The URL can be used to link to this page

Home My WebLink About02282019 ZBA Agenda Item 2 City of West University Place To: Zoning Board of Adjustments From: Debbie Scarcella,City Planner Date: January 17,2019 Re: Staff Report for Docket 19-001 Applicant's Request The applicant in Docket 19-001,5410 Kirby Dr..,is requesting a special exception to authorize the joint use of parking spaces for a new business(Salad Head restaurant0 and Bank of Texas at 5500 Kirby Dr.If granted the special exception would authorize the restaurant to utilize 6 spaces at the bank to fulfill their minimum requirement. Background Information The property at 5410 Kirby is located in a Commercial zoning district and is located at the northwest corner of Kirby and Sunset Boulevard. The building contains approximately 3000 square feet with 1400 square feet for the Smoothie King and the remaining 1600 square feet for the proposed Salad Head. The Smoothie King is classified as a food service without seating and the proposed Salad Head is classified as a food service with seating. Smoothie King is required to provide and maintain 5 spaces per 1000 square feet or 7 spaces. The proposed food service is required to provide a minimum of 10 spaces per 1000 square feet or 1 space per 3 seats,in this case 16 spaces for a total of 23 spaces. The current parking lot contains at best 18 parking spaces. The applicant has an agreement with Bank of Texas to utilize up to 7 spaces which would provide the number of spaces required. Staff Response Article 10 of the zoning regulations provides the regulations for off-street parking. Table 7-101 establishes the minimum parking spaces for each use. A dine-in restaurant is required to provide 10 spaces per 1000 square feet or 1 space per 3 seats,whichever is greater. There are 37 seats which would warrant 13 spaces,in this instance,the higher requirement would be based on square footage for 16 spaces. Currently the Smoothie King requires 7 spaces,so the total for the site is 23 spaces. Since the site can provide only 18 spaces,the owner has entered into an agreement with the bank as authorized by Section 10-103(c)of the zoning regulations,to jointly use up to 7 spaces to meet the requirement. The bank is around 5000 square feet and must provide 3.33 spaces per 1000 square feet or 17 spaces. The bank has 35 spaces on site. The ZBA has the authority to grant this special exception if it fords that no increase in on-street parking is likely to result. The ZBA must also find that the request is in harmony with the general purpose and intent of the Zoning Ordinance and that the request will not cause any significant increase in traffic,traffic congestion,or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. If the Board grants the special exception,the Board can attach conditions. 0 •..,,,"4,0' \tiii ■ r•': 7 ,- ' ,,:a.`":,:. . '''':• •■• f ' 4.'. , •••00$1' , , , 0.00.000... ',,:ii; . . ,••.! F" . : ''' 1 a I. liligri likii_ 1 1=3 . , = m :21.I ravizeliMINVINNINI MIMI PS:C I W Co ., MO -"' - - 000011111111111° ' .. 1 .r".1 !, ' kel ,... Liiiii$ ,• .)- • .., .' ' it -. ' . '•.t.-'•, "'•-..A.-• ' ' i- '''' .1.4\441/44., •. ......;:„.t Z.,,1 -=-7.• „s_,..t...3. _.....,,,..r......,..„. ',-„, ._,!:____, 417.-*4*-'11,..-1„ II ....--.. ■••• .....,„(..., -..N...c., :ft .i• :* . ;' 1 r.,,, ... Al. ■,. I I . ' 1:11Suile. . r it a , it I N I th .,,, , , 1',-%.'41;4.'t,',, ,■ , i I 1."'"+ , ' ,'..', •. './..'...!'``4 A',1,,,,v',.' P. {, 1 1 \ j A 1 1 C \_\ S , i \ l 1 U' . e . ti, w .'s % , —. 7 , .w ,L . ...... ,, �y : /! tr -.., .. . .2.1 ''', Alit' ''74 ;4.- ' :'":.'.1 1 1 . a' f, .4.'. .' / r f .: st A, : hi ( •l Ii 1i a i`ip & iludEii',Epiti ii I _ iiir-,-- tir,g,_ . . ... ; ;14,.:2'." 1 „. , , =i F in 1 i -,1 k '__ _i; '`+' _.., a ill/ , :,- ,. ., is •=____.;11-1- r r j 1 • - ,, 1 ,.34...... 1. 1 N / Ail1 .1 I I i 1111 i 1 .4, ..1 . . . .,.. ''•IV '. `-: , i J _ r-1 l ki 1 1 , ---"L . ., _ . — ' km al t, s , 1 . ...J M.MINNWPWRI--_ ..44..1111.1061113/11 j / ,,,, ■•■•■••~M*11._ ***ts*, ti.***4 11 * ''' IP t*11 ■ t; . 111-'' 1 i I .......:- ,,„ , ...... v , .. _ 7, , .. / i ,4 t .., ..., Rt. 1 kilt .. v ......... V., Isme=massoMMIVIIMISPENt SZ ■ . viis■NS._ • .•■■■ • ■•••.w•■•■ I Nor. ■•■■•■■••..7,1 . liessism•7/E.1.1,0001 ma wax s.,...sZat alim... IE.•Ira I i z Isit 44 11.64.4:9 t4 II \\ 1 ....mo. .1. I 11111111b IIMIT a:..,.......7L,..-. I i • ' \ ' it 1,i 0 , * .2 L i \ 1. c 0 ° * • . 1 IN t 4 , 1. .. Of* , ..t. te Iii .ttuttt...„.....,...„...- • f • ‘11.1.111...k S I 1111111/IIMIA 1 . / l ! 1 ; 11111•1111111111 6. ) i k t , ,. 1441111111 : • • - , \ — .., Ilh! ,'‘ 404. , ... .- ... . vcr II, •, •' •. .-. , . ,.... ,.... (., . A ,... .. ., .4„. ... co ,. . .. . i tt 11 0 • • It r44,,, W cn I 1 i 1 ,. .. ., , I * ' 1-- 441/4.Ak 114i/J4 _ iii kilo— < i" 2 1 .y. ‘, 1 fist.e Lu 10 i-- k * •f 17 . 1.1.1 (...) Z 0 c.) _ v oo ,- , o ,.- .1, 0 . a fY 7i i 1, .. a i co .... 0 cn 0 0 'Ilkt Ifor'J n O _c a) U C -4- O C 0 'n U 0 a) O O a) Z 5 3 .- 'n O C 0 0 C : O C _a O a} 'Q0 'nom > O D .0 ar O O 0 0 N C 0 _C a) C L C O L 4 a 0 .� 0) C (S 0 'n O 0) _0 4 'A a) a O a) C v ^` • 0 } "C 'C a) 0 L Q 0 U0 Q) 3 'C 0 Q j C •L C L 0 a) 0 0 0 a) 0 a 0- D N a) 0 0 C 0 0 0 O ,_ H T 0 0 o - } 3 macfl 0)-0 aa) 2 U .0 c --- O 0 � m LC , .5 O 0 O N 0 0 U ,- U } U >, N 4- E a) >, N 0 } , O 0) 4 ~ a� o 5 0) C � � ,c C a) mo03 't ': a) UCc N O _a E 000 _0 O c 0 0 a) o — w 0 .- — m U Z. a) a) o 2 Q 0 a) C o o 'ii c .5.- 0 N o (43mC ° o} a °' 3 } w 0 0 0 0 - 0 •� 0 m V) U fl > 0 > . Z0 H 0 w I- 0 w N 0 H Q fl::113 w I y„ U IC H W D Z w U '* j Z w , ' 1 PC J O U• 1-- JJJ o Z "i" ,.... ea Q 1 w Z W c a Z J a o co w *.k t A., :\ / i of 1 _. l .t I. ni a@ _ .,-- [ ] N ., b C W 1iiirn m H 1111111 1111111111 ■II■ N h. ;fiijaiiij c.) - IF ill l + a Ci o W .0. r rya Z O U W O CI Z Q Q W 2 J 0 CL- Q J a O r 0) a) a) 6 U Q D w O 0 c } I) ago 6 Co O C a) U —, O 0 0 C n 0 C -p O N o O C 1 IX D W O m I sC = 4 p .-..fr Iola...tramp-- i EI, .11 i w ,fi U _, Z co WI a W j r • o 0 w Z p lir Q LU = Q .,...r .. N v) LL 1.5'''' ir i;7. 'r's Y. �I'Iri R.*.: 1 ..a .......- .. . . i co . )4 111fr• F 4 ( ,'. •J . Li.,• ` cn Q cy ' _:f. el i- — a yry w _ ric .. 1'r o w I— w U ° -Q _c Z v O C U C _oc _ ••-{1_ U U — P• -111 II so III_, _4 �■ QII o Eon 4e„, II ■ c � � •b_-o o o — � •a a ®®®ENO; I', ■I ■ -[] O 0 ,[ = Q Q W �'■ ■IEN U a) U U 3 an 2 W I I. or-',- O ° ° N Q 4 I— L— 1001.,1-,., ) a) ° 3 4•Z ••• 0Ej .� � � N t— c» ° U `'OS 1 111," NC lig • - r t (77 , '+moYd� . _ c Li 0 "' '' __ - ate. m ar a k„ co N G � N w U N H w v U V O Z Q oz a co ry , _.._ ' a o D c — 0 PO 1111 f ' (D c 0 1911:1131101 4-1,!' o ' a) oa) a s G' S . t E { a) a Q O Q I -k.--- [ C O _ 102.1.,I',.,- _ C in 0- 5 Q C o .t a 0 _I -- DI� ~ v Z — a a ti/ , r 744 rs �t v -y .¶ .P` T s ;''� �➢b ' :try, it. , ' i' Illp 4 '�fi 1„* A,_ / cl--.,_ - .., ')' i gr ,ps -,.`a4, . .... ,t, p t` ai, iric-- ..._, . k kr.•,, , airahL ,..416.6..--44 4.10,. . t i N • XILLj a w u) p '� U 3 U w c._ t— w Q N/„ U Z w /. ' , Q0a� ai c 9r Q gat IOU I. arrtr oO p ,_ c p ®®®wE ( • ` 4-- U 0 )D, W 0 ��,o ■;i,■ ^ r z 1 n c 'cDoc a L_ ,I0�1',. I ,; a.. 0 D o _ 0 a Z U. : -I 1- Q 6D0 u) Z rr ...,_ ._ ,;,-:.7.° •2', t =11)4 ! 11111.p jitk iragastawar.gmmaimmiirsit - a - 4 .4 '•:'.''''''' ,, vi ..., - 0 • -- 1..,„,• , I SI itiolli • ”- -ar a' 1 ' -.0...ma...; 1114 1 . ... ,..,. ..'.' . U 1 la a 6 L ' . i ....._ 4 1-..:.- idk - . ,.._ ... .. Illail-, - co _ ... Iiinilliliaar war I c) (N i fik4 = .:..-, — L1.1 L t 00 o w L./.1 . cn ,teilliit : 4 CV - . • C..), a -' 2 , .-'• ci) i-- a. C.) E _ a. c ' 1 . r.) o--- c) 0 co- . II 1 : al I .-- 1117 I 4 .11to ci 1 . MO II . o 0 2 (3) c 0 a — 2 c P o w messto a a ! itil Ea Nis Mir cz 0 o IN co:1 /2 1?-) ii5 1 g- a a Lill 010111.., 1\ . "T< (-) ,,, a) ...._ ma a a a cn fY -- - - - it= i•I i•ril a) -c Tli p i AHMI-1 -.= c ui 0 . 0 Ell i_____. _ _______ - -- _c 11. . a I-- I— a .11._.—A ."f■ IIIPU UJ 0'3 fl xN E s. 0 C_ o ci. 0,0 D ° 2 o — rj , .cs co et) (7) 2 c C C . E s T N. , -, -. - , - Lk ..., , ‘. SU AlkirAR I [,71 HArNii ( ci- ...,... „ __; , „ ,,, , , ,,,, ., / ,. -- .,, c _.,,,„„, 7 4---- , 7 , .. , .. ...„( ---2=X--'- /:"..--,..'- . 't'..-' * -' - t- t 1 4 , 1 1 WTIIIIIIIIIIIMIIIjmmoftsw..'' -'4''''''''4' , . --s. .• — ',",:' 4.SW:fl ", • .s.'.°4 -- r • '. :4 ss. - ' :''..-s," ‘...1-.' ' **-4,4,,;.•4- s ..-0.4. At-..- ..,),,,......-,....'-i- . #c• •,...,.r. , .. • ,,, . • ''. ' '.-ts ovit '''''''v 11/4 * "" .-11.v ... ,. ....- L, f'441,-;,.41"......, ''.- -, ' ':,,-' , 1 Sst r rr r, d..., '41 * '- .-‘.• .•!. . ‘1, .•I'•• ...?•4. - i. 1, y ' 'ry .' 4.-- • ..,. ': , ". • r. .0 I 4.114.1. i..r„ ...4; ''':ltt . . '' + + • . 9* .." • . 4 4P.' 't • . I ++ • ,,,,++, .,„, f - A r 4 . , * c) •• "We are organic by nature, and sustainable by design. Creating local, sustainable, safe, & fresh lettuce since 2012 " - - • Awl— . - , . - ----,... ...0 - ..___ _ ----0 t A. 4% • -C•\s's.4'.'■ '-,""s„'A' .1 • .- • • • • ■• K;. ”, : , - . 4 \ \\ ' ' `"s " .. 40- 1 .; 4..4., - .-„----4., <. . i 1-.t.. -, . c - - •,.. `-',.;, ...:;,,,,i. 4,4 ' **- tip---''. )1.1 ,ut . .4.4 o■ .,,3,,,,v,. , -4 -04'7''' . 444" - 1 C itlk..- t Aiiitt , . - *4, . ,S'rt ,rrxi f `rraili lHar'vesfj;c° : Andrew Avis&Matthe✓,Braud started this business x't'-directly boon graduation from iSU and moving back c Ittc.-.'1,.,. - ,h,t their hometown of Houston Texas. 'Houston hos one t-te '"r I most diverse food cultures in the world and living nn the vhi�s ,y, - . I middle of ati this great food we were exposed to sore of Lr the best restaurants`says Andrew. `Aheter it was r �Amencar cuisine.Korean Fusion,or Southern Seafood " • vt,e kept noticing the same few'loco''farms being :°#' featured.In no time they worked together to prepare a market report on the potent att of the food industry and to . , ' ,' 4 thei•defight every chef they approached reaffirmed the i, r beliefs of a huge lock in supply of quality local'produce • . that con be offered to them year round. l to Sustainable Har;esterE.now has over 12,COO safe of ' f j i • environmertally controlled greenhouse that has the . ; " t capacity tc grow over 7.400 heads of lettuce per weeks k.t.`t:- . They morke'their lettuce oil throughout the stare of Teas ✓ :r. �, to f ne d.ning restaurants country clubs,farmers makers s a.a Kroger grocery choirs ate 100%of the produce grown or,the farm uses a aatsaG .c , 'AP- ` goo ng technique. This sustainable form of r fanning combines 2 ecosystems,Aquocuiture v s ng fish it ,,, ,u a controlled environment!and Hydroparics(rerow:-g parts ! '` it o so;less environment.Feeding the fish creates a waste Q, l t -t:.';r product that gets collected and sent throvg!^a series 4 i -.b.;'17:-..7' '°a fittrat on After the moiorrty of that waste product is removed ' from rise system by these filters,we send that arrime,r a nor :, ,l, u ;�L `,° _ S T water too microbial filter which convey the ommon a rr ,:- t ... . -'., waste into a nutrient the plants can take up.Tt a n,, rient rcf• water then passes below our plants that a-e wring:n about ` r '� 12 inches of water.These plants take up these nut-Vents arid ,> -` ultimately clear the water that simply returns direct', bac- to f,� '; t the fish tank.This closed loop rec rcuotory ogsocut'ure • " r ''I cal. system uses I/10th the lord and 1/1 0th the water as ,,t die ' 1 corroorea to traditional agriculture in soil. ,-"' .� f "" " 6. ; . , 2 8 I At/i(o Al 1,7 ('it k t.' / 1 Our signature product is a 28ct Actuani4 tettt.ce toss '' 1 that comes with 7 different varieties and is ova'able ali year.This lettuce is perfect for restaurants or farm to table ;,, V r,„... :411111440 °!'" eerlits • 4 ■ - '...„, '''. ._ w.' ' . ',.1t"C:. . !ft ' • " ' •• ': '-'---- -, 1 ,' - , .: . '. '4,i'l* , ' . , ',i.,,),11., ' ,,,,p,, 10.,,, - ..11r • '' ''- -.-, i '' - :* - • ' ' ' . ■ --.--....4Paial(W44t1.PV,%- r". ', ' ' ' - p? '40"...—reArx•tarit- —lir — :, . Allif.--,. _ ■Uirootrigial. 64— • - --,,ki, . ,, (;.. -. :-' , • .-...-...:. 1.' -• - -,_- ,',. :, '. ...-, „,,,,,,,.-.- •, , , /- r ,-- —- a, - f - ---,-t - - . a '' tt:",;;:...*:: ..,::::: :1';f0.:?114'7'f.1. , ; . .47.4 ; :44:7•:,.11111111;'*.:* i.„,:', i/ ,',",1 Our retc&clamshells alio*Houst'-arts to pick L.; : .-_,:zi . ii43,;ni--..,,, ...:''''' .: `--. . •:/..1.,.' 4.- • i ,1 - grown product without haying to r%as'sc.earl and ac 7.), ° It tO a farmers markets With a shelf fed me.2 vi.eek. •- t If; o'V- . ' a ' . , '- r ..... sit. '14•' . a perfect addition to your weekly gtoctr,iisi, .W. 'i, -•;,... , C'ttt.t0 VOW( Find locations> .„ g ,.. i f E -7. . Goingq9 Ltilkr . , PAO'If.@KC At gift , I'A F tto""i - , SO la/107)a Part CI 1(IX 50lOria 0 is o special lettuce variety that produces o fivii yield baby leof You can court an our lettce to pro-ride your restaurant,event or home ii..ith ene mast qualty drnien product that has a she life o mer 3'meets - [ ":"'t ..Z` ' • - - , --- - 410-000.4.•-....- ...,- R f „'F.?. .,...- ,ill''' ,.. '`. . %--. - -, '''.:- .--.,,''..• ,i'' i: '-• '14,J-i.'„,-,-- 7.- k 1 - " 1 _,N.. \.is-:.t.' - ' " •-'It'' ''.$P, ' '''''.• " r••• n7g44"'... ..Z.,,; ' 144,;*1.'''.■ ; ' . C-11 . ;* 1 ‘.., P.. ,:rt.- . -7 Jo,/ 4, 1....:,t — • • '' /i . A.-.. '' - -12* . 4.'•". ' ..., ' 3''' Z ' , - ' . ' ' 4---_,, , ,i,„- .,.. . --: ....-k-.. =. --• • . . ' '" -1•,!.' --:?' ." 1... f ' .:, . ' -. .., . -r % - • 0" 1 ' - 'zt '':''.; •:', e° l'- . . 61b. Mixed 7- va net LicS Lettuce Case a -24ct. Butter •• 'Lettuce Case .:, ,.,... . , „....1 . ... „ . / , • •At 1- Tots stol • ..,,. , cittooheoi . . : ; . .. ... A . .. i . . ? _ I -.fix '"... . "-•- ( k ' r.. , . ' •N • ..P. , . ' •• ' ' ' - —op.. ...• •\ "411C'' .ss •. , • . , -,41.°•` . .s r e. ' *t'' • t • • .1 •' ^ ...... _ k1 s,,,• 711. . . . , • - 0 • ill 110 0 .. - A .•/.,k I" - f g , r. l 4 t . • a 4-"`•- ' I 4"-- -* . ' aim a 4: • - •a 't .4 ' 'i 1 . • , - GALLERIA AREA +efbitortijs _ . NORTH LOOP r ,aw' : 0 DOWNTOWN TUNNELS �„- o.;. ffEU GREENWAY PLAZA FAMOUS PO' BOYS '` ir H 0 110, iis FOOD FINDER EWSLETTER Email... JBSCRIBE Advertise With Us Search ... MENU How It's Made: Sustainable Harvesters Grows Texas Lettuce Year-Round With Aquaponics Y I s , .z - v-IR, , s . . y, !„ 1- _ rt U D t I .q ` ' w .. - 1 21It ,}Rte f1 Sustainable Harvesters co-owner Matthew Braud with a palette full of aquaponically grown lettuce. Photo by Phaedra Cook POSTED:APRIL 4,2017 AT 11:35 AM / BY PHAEDRA COOK / COMMENTS(1) SHARE TAGS: The "How It's Made"series focuses on high quality ingredients that end up on the plates of Houston restaurants. At Sustainable Harvesters, delicate, spiky-leaved heads of Red Fire lettuce are carefully loaded into shallow cardboard boxes. These are bound for One Fifth, chef Chris Shepherd's new restaurant in Montrose. Others may be headed for Weights + Measures, Rico's Morning Noon Night, Bernadine's, Harold's Restaurant&Tap Room, Hunky Dory, Dish Society or La Table. On a different day, other heads of"living lettuce"—with the coconut fiber they grew in from a seed still attached—will be packed in plastic, clamshell-shaped boxes and sent to produce shelves at select Kroger grocery stores. Sustainable Harvesters is located in Hockley, Texas, about 50 miles northwest of downtown Houston. Matthew Braud and Andrew Alvis founded it after graduating with agricultural business degrees from Louisiana State University in 2012. After returning to their hometown of Houston, they noticed not only the thriving, diverse restaurant scene, but also that restaurants that sourced local produce were citing the same farms over and over again on menus. Seeing the big demand for"green" products, Braud and Alvis started their operation in an old horse stable. Once they established a successful aquaponics system, they invested all their savings and got another $75,000 via a Kickstarter campaign. f �: tititvt,f-- Or ad?.. ES At Sustainable Harvesters,seeds are planted in a medium that's 99-percent coconut fiber, with one percent of elastic polymer added to hold it together. Photo by Phaedra Cook g y Normally, the growing season for lettuce in South Texas is very short and it's ideally only planted in January, part of February, October and November. Lettuces need cool, but not freezing, weather to thrive. Sustainable Harvesters, though, has temperature-controlled greenhouses. The entire back wall is outfitted with fluted, reinforced cardboard and fans. When the wall is wet, the fans blow the moisture through so the system acts like a giant air conditioner in the summer. In the winter, of course, it's not in use. The"sustainable" part of the name alludes to the lettuces being grown with no pesticides or fertilizers whatsoever—or even soil, for that matter. The name "aquaponics"—and the process—is a hybrid of"aquaculture" (raising fish in a controlled environment) and "hydroponics" (growing plants in water). frfe; 4 • IP The plant food at Sustainable Harvesters comes from these tilapia tanks. Photo by Phaedra Cook In hydroponics, nutrients have to be added to the water to feed the plants, but in Sustainable Harvesters aquaponics system, the plants are fed by tilapia grouped in big blue tanks by age and size. Their waste feeds the lettuces, eliminating the need for adding nutrients or chemicals. 'We're cleaning that water and returning it back to the fish tanks," Braud explained. 'We also only use ten percent of the water it would take to grow these outside." The fish actually generate more solid waste than the plants can absorb through their roots. Braud says 75-percent is captured and sent to a compost bed. Even that gets used, as it is later bagged up and sold to traditional farmers. Water intended for the plants is filtered through beds of expanded clay pebbles (heated until they pop and become porous) and red wiggler worms. Both help remove ammonia and bacteria before it gets to the plants. ", i• 4x4 5 r! --A Sew 1 to A head of lettuce at Sustainable Harvesters, with the long rrntc '.a71l it,P.rl around the coconut fiber growing medium.Photo by Phaedra Cook Since starting in an old horse stable, demand has been so high that Sustainable Harvesters has grown to three greenhouses. The tightly controlled conditions enable them to grow about 7,000 heads of lettuce per week. The types include red and green varieties of Oakleaf, Butterhead, and Lolla Rossa, as well as Boston Bibb, Red Fire, Red Romaine and green Summer Crisp. Sustainable Harvesters doesn't sell their produce to the general public, but they do offer tours (especially appropriate for field trips and science classes). 'We have a lot of walkways up and down these rows so that students of all ages can learn about sustainable agriculture, including students from Texas A&M and gardening clubs,"said Braud. Sustainable Harvesters also sells home-sized aquaponics systems. At about $2,000, these are not cheap, but do include everything an individual needs to get started—even the fish. Fi• .. filJLI .. — c 3 ... --' ,.. .. yam,,..,.„ ,...----'___ -. 2.„,..,.:..,..yrr-Tv ...?-=. , , 1 .. I ,,::1".... ... "-- - C-. 4 _fir .'} - + Y` .Y' " xy • .. ...!x' _. "-.A ti s t ' -y f ' p* -ss? � rc�. .-�„�„dC}w.� t � wr `� F°•040 ✓ � � s: s4x V rt ce .4- ...i y i` . - w f 4^•X. $44:AtARIO4 • i " ,;.`.�'--► a "-. �. ��-;�- .:r!•r'i<.., * . ii Field of greens:an overall view of the operation at Sustainable Harvesters. Photo by Phaedra Cook At this point, the sky's the limit on potential sales. Due to years of drought and then sudden massive rainfall, Sustainable Harvesters is now also selling to California. "It's a small needle in the big giant of California lettuce production," said Braud. "That's where 90-percent of the world's lettuce crop comes from because of the [normally] perfect weather environments." That's not too shabby for a company that started in an old horse stable. Tweet SHARE THIS: Share COMMENTS (► ) APRIL 6,2017 AT 4:33 PM JENNA WHITE LIFESTYLE//FOOD Houston natives' aquaponics farm is growing Houston natives' sustainable aquaponic greenhouse making lettuces and herbs Rebecca Hennes Dec.16,2014 Updated:Dec.17,2014 9:50 a.m. r 1 t ,,- it � -. .: '". . , i o{ 0 9... s ti ref y~.C' Ar. .tt, 1...4 «4,. Andrew Alvis talks about aquaponics at Sustainable Harvesters in Hockley. Photo:Melissa Phillip w e .ramc i . o -ous on na fives V a ew .rau. an. a n'f rew Alvis. The 25-year-old Louisiana State University grads can be found here on weekdays tending to the rows of all natural lettuces, herbs and fruit-bearing plants that fill the space they built with their own hands. They didn't plan for a future in sustainable farming. however. Both had other jobs waiting for them upon graduation; Alvis had a shot in the real-estate business, and Braud was going to work as an investment banker. Instead, the men have fully committed to a career in aquaponics. Unlimited Digital Access as little as $0.99 SUBSCRIBE Read more articles like this by subscribing to the Houston Chronicle "I never thought I'd be a farmer," Alvis laughed, "but we love it." Braud and Alvis launched their company, Sustainable Harvesters, about two years ago. They've come a long way from the "rude and crude" system they started with in Braud's backyard. Several models later, they are fully functional in their Hockley greenhouse and sell fresh produce to 15 Houston restaurants, including Pass & Provisions, Dish Society, Underbelly and Sparrow and Shade. More Information Do It Yourself System Braud and Alvis want their system to become a staple in Houston homes. They currently offer basic and commercial classes for green thumbs interested in growing their own produce. "Other than education, our real focus is going to be on backyards and getting people in Houston to grow their own produce," Braud said. "We want to get to the point that you'll never have to go to Whole Foods again,you'll just have to go into your backyard." The two have developed various versions of their standard system that range in size from an apartment balcony system that starts at$500 to a medium $5,000 backyard version to a larger upscale $8,000 commercial system.According to Alvis, a small system will create about 30 heads of lettuce a week and five pounds of vegetables. "Whether they buy our system our they just buy they components and build it themselves, we are with them the entire way through the process," Alvis said. Houstonians, local schools and even universities interested in sustainable agriculture can take a tour of Braud and Alvis' greenhouse aquaponic system for$40 per person, or at a discounted rate for larger groups. Braud and Alvis said they want their facility to also serve as a hub for research, where others can learn about this form of sustainable agriculture,which they think is the future of farming. "The way people are just farming right now,they're just not being conscious of the environment," Braud said. "Something has got to change." There are many versions of aquaponic systems, and they are all still somewhat new to people. At Sustainable Harvesters, tanks of all-male tilapia are stationed on a wooden deck that overlooks the rows of produce. A series of pipes runs water from the tanks to the plants. The plants float over 12 inches of water atop a Styrofoam board. The fish give off carbon dioxide an d nutrients that the plants absorb, and the plants give off oxygen and refilter the water for the fish. It's an entirely symbiotic process that produces high- quality, local produce without chemicals, pesticides or fertilizer. A ua onics is a more self-sustaining system than hydroponics. In the latter, plants are grown in a nutrient solution instead of standard soil. This causes the waste product from a hydroponics system to become toxic and is a challenge to properly get rid of. In aquaponics, fish produce nutrients for the plants that are all natural, which means all the waste is nontoxic and can be used as fertilizer. "It's basically the combination between aqua culture, which is raising fish, and hydroponics, which is growing in a soleus medium," Braud said. About half of the facility is actual growing space, and within it Braud and Alvis can produce up to 3,000 heads of lettuce a week. They said they use one-tenth of the water of a traditional farm and one-tenth of the land. Their main two products are their butterhead lettuces and a mixed-variety lettuce that includes everything from dark lollo rossa, green and red oak leaf to Bibb lettuce and endive. The lettuces are all "living" - Braud and Alvis wrap the roots with the heads to give them a shelf life of up to four weeks. "That gives added value for our customers," Braud said. "They know when they're eating that lettuce it's still a living, breathing thing, and it's going to be the freshest thing they can find." Most lettuce you can find at a grocery store ranges from $3.49 to $4.50, depending on the type and the time of year. Sustainable Harvesters' most expensive head of lettuce is $4. Aside from delivering to local restaurants, they sell their produce 8 a.m. to noon on weekends at the Urban Harvest farmers market at 3000 Richmond. "We want to give our customers a big, dense, very-high-quality head of lettuce," Braud said. "So it might be a 50-cent bump sometimes, but you're coming out to the farmers market to really support local people." The boys want to build a second, larger greenhouse to increase production. They are in talks with H-E-B and hope to make their produce even more accessible. "H-E-B and all them, they're only carrying hydroponic produce right now; they have no aquaponic produce,"Alvis said. "So what you're getting is pretty much the same high- quality product, but it comes with chemicals, it comes with pesticides, it comes with all those things that we don't use in aquaponics." "Once we can educate the people on how ours is different from hydroponics, I think that's when things will really go off for aquaponics at grocery stores," Braud said. HL kS1 ©2019 Hearst Lu QC) Cl_ >LU 0_ tau- L1J (f)- 0 Lil U_ LU 2 U- r \t � a ►�. j ;`9ti Syr Iiii-ituif o LA t 1" 1'1V 67"."''."".."'.- 1 --. - I 7 4 sr 4'1 P. * 1 11 1, t O• -4I!• -4 ► ,to -* } ! •f ;, e` 411t NW 1 . Small y t. lifitg,irs ' . i3 U 0.r' 4 2T - �1 0 ...,) i„ ,.. . A , F yr ' 9046. a, ,,, kaille . WI i /.......---------- k 4 '1, A .... • i a MI p . _ flir Iiii,,, Y o+ a �' a Ii .c Ii E 3Q. O a c > C O + a D N a o L c o O U N } � + '2 U 2 'C .c a)oNp a)U-a COc LO) ' aOa a c N c - -a + N° O C + a Q -o a a` C 01 E -a c _ o N C c N °`v "a O c a a) a) C U 'a a) o a ' c U .._v a c o o C O E 's E o �° ° ° c � ° c a a ° E o o o a an c oo o • � maa ) _ ._ CO 0E O• ° ° °) � D ° a O 3 j E ' ` -p cO 0 N C o U U O 6 o t x E E a) 5 •c a a to aD Q a 0) x a o c ° a 0 ° ° �) a) 0 om m o o Ua) a 3 ° a _ ° a o E o °> c ° z -o•c 3 t a) o •.= — } Ui U ,,,o a) — , E cQ W , o o ° m °� o) a m o a) .- -5 `c o � � •_a) -0 a ° ° ' o) a) . E _ E o a) c a• 3 > c a o° E 0 ca L a)Q a a } a Oa Y N � a 0 _ 6(U 0_T.5_ E ° o o) a) ' o• o v a u > ° > c E E ' o � c 3m o a a . o ' m afl Q� c °)U a a ° ° a) Z O _ ..5 `•- = ° E ° tP ° g .2 .2- E ° = A a _ CY °G $ o (15 ',F) s Z_ � c a) a o a) 0) 3 2 o � ° z' E T c -0 � >, o o 0 > > �o) 0 o a U D a) C o -0 o a a a a> •� � S • c N N •O N .0 O O O H a 5 Q a aN c N N N 6 Q 5 O t -0 '0)-° c a 3aU S ' o O a) a 3 -a 92 -o 3 -0.7, a) O UY c 76 U) if) 4-) a) ca + 4-) . ol 4..) 0, .c_c a) c n ol u a) _c c c rts — _c ,_ o c al o 0 S_ o -a = = 4- 03 A A A A A A N----, -{-, >.• ''''',-,......,,,_ Ha) a) u > c a) s''..\„.....,......4., 0 c7) E 1+1: c • 0D 4- u Cr) 0 0) (f E ._ u-, (0 Lli a.) 4_, -0 (L) -0 0.) U 4-) ..----------- z Q) ± W 170) 1_11 (1) (...) 1—il 0- c Cl- m CD 0 (» X1.11 4- 0 0 _C - t' 0 U tO o 4-) Ill — (0 .1Z) = o op- a' L C W .— E 4- 0 (r) U) E lir) tr) 0) 0) 4-, a) 13 (0 oz .-., 0 > +-) 0 5 .- L.L1 lo• -5, 'tn- I-- < I . . w Z 0 r IM w > w v 0 m ti- a) Z D --a5 tL a) z 3 0 • w J a. 2 0 U a) (a �N C Z CU V 4_, O Q � 3 µ, ZZ Cr 3 n) L O }}�CO cc coy 3 n O r--= !i D w Cc _� J c~n Z IX Z 0 O a Z a, D o) 7-0 w 3 2 z Z 3 v O O _ c 4-% 1- ~Q • C c W v o) Q 0 .a U 0 a o c L C) c •N a) C) N a) a) a) z Z 3 3 3 0 ate. Z in O Q 0 w Cr > Ln w 0 N L Q) (� o .v — c L a) 0 v CC f0 °1 -O- Z. 0) 4.-, a o •N = U 0 3 a 3 -o 3 F= z ti QU Z I w -I U Ln CZ a) N E 0 L a] a) c 0 3 3 + 3 F- 2 w • U Z 0 U c a) +_) -o c • 14 O a� (1) 4410" N v o a 4 • v � c o co o -o - -0 _c @ = c Q � _0 Q o Ln ±� _c 4-' > � ` c o o �,� a) c - L `6 E CD C �.. Q)_ .",ANN 41 c a CD RS a3 N U 4J i •- U) (N!) N N — -o •- N v - U L0 Q 0 c — — .0 rc) E '0 — (0 000) N � - c N N -D c 0 z UJJ Z a _. N_ 'n o • E c oa w c � C i v o m s m . ` E m ° y ii: III C o 'c 2,co v m a a' 4J 1--- °-'a'E U a Z e`_, c N o m Q X yc" in N cc� L ny N m 0 C' I-- Z Lu y nav et c .`> >.. c (a X Q� e, , ,s 3t� a w C XCC C V:, O— C «v a) p Z w ~°'-� ,> m e Q jY U o •N Z +, nmXa 0 p ?E 5 Sy a, c' 3 -R c` a io `U° n° E E2 :.e.' , _ o pg5o% t a, o =- o oa o o u c. U Q' J y U Li 1 m Z CC • (I) a a A ♦ ♦ A 4 0 z LU Z Q Q . L_U C 0 O u Z U U a CL 3 a a TO . L O = E N - Z H Oc_' O o -0 C c g c a Co cc O c U ro v a, L o a) o c 3 c o o E a U i O m j )a u s2 U c U E a)u� O a N ) ii & ID 7 idi « R \ CL w k/ ) -® §# �; di- � � _ )� \ E \ $CA Z / � \e - ƒ �{ • \ \} f )) •§ \) \ . j •\ ) )\ t / 4 a & 1 1 a U) / CD z W ■ a: d \ co 0) } `� k / \ \ k ) - / 2 O I \ o _ 2 .§ ( § & 7 ƒ -% § f 3 ~ t 2 / } [ ) j 3 oz E R § k \ 0 } \ k L ti V N Si, N U l C m m O O U "t N mg v m Hi H o c m � can N Co E a _ >,a 0 r?-,CL X (a ° -o a a, rp o- E-"y c X Z co w y�. .u_> rp • LnE N o _� u, u, r. N z w m Ec .v -,,' C Q o x mar, NC Z 'C 'E,,, n- E c O o� m J c*,'- ..' a; 4—' CaJ V EL VI _ 7, CLC N (L S = NN y O. M f0 O C �L`P, L o 00,w m o o o Q, NaEi E6,4, J E 2 ro m „r -J is a V)a ■ ♦ ♦ ♦ 4 A a , z W Cr , I— Ui H 0 __ Z Q) • I-- . C • C Z a) a O a C z m O X X •— Z C > C J 1 a _a o _C rs rs 3 On C O o H U -x N N C L_ O N o 4.-. C) O V C o E o o o o o w > Tli on U v ( 0 CU un 1 cc 0 oo cr zz no 06 400° t 7. N 0 e Z • r 4 m a:526 O D r— ..4_,Q C S o.4 i � CC mil 0� r 0 vp Ci tr-,' 41 o awl lam v)CZ CI W4 ; ZW � m c 0 0 o z c 0 O 0 o c 0 m c m 4 0 c O 0 a) } O_ 6 C C Q '� C- E . 'u 0 '1 o a _ c L t N iL O a) j > n O O 0 N + 6 w O • -O � � 2 O a Q t -O - -p C 2 O a) Z � a) E Q O O p s °-' _ o — a -0 ' c7 _ °' o 0 3 3 a _ - 0 — 3 X E 3 E a Q 3 ,'5 0) E o o . 3 c p) 3 0 _0 3 O O ¢ 'in O + O ¢ O ',) ¢ N U ¢ > ` p 0 N 0 N 0 O 72 0) 0 0 .0) 0) 0 0 0) N a) x O O X c ¢ c ¢ Q 0 m O C ¢ a) < a) N l}l_1 0 2 2 ¢ '� , "� i ,, ° a 6 'S ` ° a) ° a) b ° a a b o > 0 m 0 m 0 0 D 0 m 0 `c D 0 O t = 0 p F— o m o C ° o ° U U C 2 m 0 00 D C D 0 o a 0 - D 0 ° o a o a c o 0 o 2 m O v o ` 0 o ce O O i a) 2 0 2 a) 0 ce a) '^ I = 2 2 0 d 2 2 ce d m d m ¢ o0 co co CO CO N. No No -o �o .o U) v) V ch O O o O O O O O O O O O O O O N N N N N N N N N N N N N N (N co 0, O p N N w —Q Z 0) r- O Q N N N u_ —O C • C P • UN •E o 00, 0. >.- - -0 a0 P •0 N O O I- Z .-- a) 0 • 0 0 0)N N U 00 N • N 0 0, ` 0)0.- • O C 4^— d 0)J — 6-. 3 E _O 0 o x C a) N N a N E 0 0 . r - O •Q 0 0) c. N U a0NN �t 2N a� -j EN w j � E — 300 0 '' Doo a ON 20— N c E m N N H 0 T C —Ur — 2 0 • mZ —— Qa Om p c Cr) a' D0 eZ 0_ w C Q 6 0 0 H O N Pc Q o 6 N O U U • P Ta — 70 aN 6' — 0 oeZp � 0, 0_ Nocoasoom � a) I w ty w a) j...-r N 01 0- 5)U 7) 7 7 > w a) (y 0 .0 a t '. O — O o 0 0 J UO0 a) J a0O00020~ m 0 c c 0 - mNU '" N �U Nm O ce - 7) O 0 a 2 r O r- -O 0 > w N S j, c• U O O 0 o 0 • c0 c o E S < > 0 0 Q N - 8' t m F- Fr I N co N. N_ 00 O N L'.7_7 p ti w o O N -- 0 c c c0 O a Q.- O— 0 0+ o ° 13- N. O) o o Es xN y u �- tN. a— 300 N O.- E o N. O o 0 - N EN ^ U O NU 0 0 - 00 V 0 U- 0 a) N 0 0 - c as •QN � 0) - Y o '- `00p �n c 0 W c c c `c c UUoao D o c � o I 0 N N O. O > --N O = ` � O N N a) r. Y o — 0U 3 0 o Z O - _0)r, O ]L N o N O.� O 0 U t- Q a) a) r 0 0 0 00 °' a} a 0 S > 6' .E OU E E •� F- • UI m = N m Y V U E p �n p O O 0 = (./) = m000ro000p1UUUm oOa) N•0 0 a) a) O 'c 7 � � Q Z O O 0 0 C N > otj 0) 0 O C C NO – o a r 0 rn O O U O O'c a) a)!� D O O O a3 ]] Ua000DCD � oaSwwSmm` .o w -I • ") • o o ce N O N W o o N — N N 0 Z o NT LO o — O N 0 w N - m 0 -,0 - N N _03NN dIn 00 ' UN 'o E W N a) t a —r) 0 O > No—. u0 `0 3 00005' . N 0 '' C .O O N•W • N � N � � 06 o oa NO 0 cN L E co3 '7O — o 0 w �N 6 N U S od O v U s N a a ut N U J 0 - 0. - Z3 O3 a) N 0 m ~ m r —I;15 w L N o Al O-5' � U ° ° Y c 0 _ a � E 0 °)nY -0 E o 0)C0 Em ° 00 N } • O x O 0 C1 8 0 m O 0 0 U E Nt .- N > 0 > Z d0U � � am � v_ U ,4S �, 2 � � . . 2 ' - -,-- "' .. . ... , '. '. - 1 - 101 / ' \ i ' •, _'.-.,t.-:. i,.. i_ __ , ; I . ...._ _ . ......: S .. i! ' *fill 74' 1, , r „„;.,„, 1/4,i. , 4.• .. 4- ig-a rut it 1 Pl.' ' 1. ' '' ' .1.,.... . . '1-----' 6 I . ''., ,,,•,1: VI tr.-4 , L , , ....,.... . ...* , ,• t T. 1 ........,„ _.. ... , ,, -t , v• ' „.., __ .. . . ...., .: -.. 3 xi - a b I /,-/ , . .• . : r..... t , . N APCI, ...,', ><, ....-- . k 1 I t I._ w 7" r : if t ii it' .1 j ', - - Ivi • a _ fir lit .... , . iv ,c. ..... , 0 0 , ... F. , ,11 ,/ • 1/,• - __ 101111101 t 1 art wik,, WA1 1 asi t - . a -On 1■ \\,.., i ti\ ,z '...ik 4,•.: 0 • 1 ' 0 -— - I ......4.... gli * . :.... * - ' ' 75/44I w 1 „ (.....) ...,,,.90, ., !olio , z I __ i ILI . , a ■ 7 ILA It . .,4 fr \\ - r • 4 r,� �' 4! :- _ - :40010 � t X ••••.,•1111. + 1 1 ..N �+.ws -"Tr.:—_. •- -- -"Tr.:i 0 .... -.'' ... "ma ' . : Ill / .,, ,., • .J._:::-..,- I 1 , ,it ilit j... ._ : 41 ■ '■ ,,,„, * •�.____,.___LI: ., .-.,..: /.111.0-, ... siv �5 j 'b T, \-‘,... ... ,.,:, , , , --ill 6 , , , .1..e.4.. „, . . - i' i , , _ II •_ ' _ . � all - . "-----,,t, ., . .,4 ' . _ i A , . , is ' e „ . --- 1.1.,.‘1..e....r.P. '-r• A .7.' i4 -.I.,I I, ;00 ';11101 ...i 1 T . A 11'111 . . If Os 1„,5 . , . , , , :-..-. Fi ..T., .! ... , ,,,... ...: ____....... , ,, A,- r 1 A • .......j: ! i — I ,la ..C. , s_--- , ' 1 ..5, rill PI _ 1! LI_ fMN , _ 1 . "e, LI, • • II'', t I --74441! I , __..— ' --r` '1'''' I_ ,...—. •,j ,..., .' I ,- . . : :•••••.1;77'-,`I',----7,,,. ',,_ . :-_..__ _11L-1411L-11 t li ...7 _ ......-,ftiti OiLk7:1;MU 1 Ileli.-5 V MILa . . . . F.; . =11---ii alrm I : eicaboo .., ... . . ,...,•... • .. ... . ,, ,...., A , HEE' ....... --, -r• EmsiggIraggig at : , i XIMIddlillillith r- LIE • . ' . 1 - ' Sig i' 41.1ii " -- • - , .• 'I.. ., wiiii, :: : .‘ , - •1 7-,.1 ; , r _. 7 --,ti ittiir , r1 .., r . . :. kr . .... ,, li .rr E•F _rr--- _ 11,11021 wir . . .. . Parwit4... .- L . -::, ',-,..,,,. .,:.,....... ..,:#444 -ke .• .. ...._ „ , ..,---r:°: •k.1;R l ' IV , . . . i -11, 41%■,._ --mmorimist .• :,- 9 illidkei. _ E. , _ t_p•P --, : .L•ruk: - - f._...0 CD C , ....■,_.. NIP 1111e, fig ier.'4:11.: :::_,::: -. 1-177'''._., t- • r 1 '11 - , ' : ' ' rfi t ' , . •- -, ...-- c • :'`i..t.i.7:-;.',p. , .:■! 1 2 1 • ...."`'....,'N' Lit 1 I + I iiiiiifilll 1. , , , , ____ . • ' ! , , \ ' Illpiddilii i. I t• ' Ir. iiiriOA i ' -:-•== .• tf li y 11111111 ca .11. 1:-1 I I I "14 i''. • t q 06 rit ar 1 ijmg ,101----'. -, • .--,. .i u_ .. :4111111mIwIll I III 441111 i p i i t r 11 !Ills I I woo e"--4 I a ------ ' misivell 'A wilaa 1 ill10114 ii Eer-l.- 1k' .., .s. i U.! IIII IY1 op ao .., I II loilpiiiii 7;,_ •.4? .,..,. , . _.. -.W.1111, ... ', 1 ,1 , .... ■---.....„„„ i . i I 114 1 . -1 1 dit .1„ -..--, 444111044 -------..............,.... , 6. ..- .-■-; — -.?A, CI' 1 I. IL.._..,j,.._,. , i 11•Xial.•• ,,,for -- P '4.7'•,,P;''. , .1,.... /11' II ...... ‘1"'d -7.-••• I C' -- ,i' ,,q •24.61CL. --",..,. W .1 ' 'r • t ' ..: • P', k, •r•- ' 4 t•---i. ''...t ,7 -woe • ''''' - i ' 1 __ • All iiii. . 4. 41 s , I 1\ 1 i.t. ! j 1. ' Ilk*s'S. •■• ,S . ' ' ,n. ■a q .., _ v, ,.._ O , ii...... cl) d i — c t Ih... - ... ... U 1— .. --, 0 I ir : 14 ...._ a •, i I .'' 0401 414 P • cy < - 1-- . .1? 1111111e-41,— ., , ...... Ce . • C'. < ... _ ....... L1.1 i X • • S fir' 4;� / f i _- ,,. t- t y ` + 4 !. Iv Z, efi ` ::it fi , i ° r • ft.• .. r � r 'n ` '- ills ' 3.. ' ( /[ ye silE =' Imo* t• t v Ili • .• r P }. 1 % ,v ----ter yi >,.. 1 4 L �"�� Ittii J ill . J 0 V/. MI 01 : .: 0 at,l ;_` II r I. wv �,. . ', t w I. : L .' Ifs c ti; ` •, E ,� t ,. ' _ a•n w 11181111 r /+/ 11111II_ ' ' 11 II _ r, , -J 111111111111 � .=W _181111 // {IIIIIII1IIII1 '— t _ :_ : 7' �:a ' Il!1IIIIIII .-- i Illllllll Ilia 11111111111111 ' _.,.,,. I _ 44. lir Jt4. 1. v if A -. . at ' . .. . , , ._..,... , ,.. , ill , .:,. . --1' ., ovi,rir. ., ' . ....r, .... . 11 , . , -- i \\I • P , , 9/ .--... - -( -- ---------....1 /.,_ -!, _,',.' .i> .14■7 .. N ' ii.".?7,,. .4„.__„7.......•--../.. .••:,,,16, .___A ‘,‘ '7,:- „„tii; •..' I ',',`. .1.• li 7 < .z. ., , ,.....„ ..,„; ...; / N ki. l'' ' ,.zsif-4.1.71 tifi •v__.. '.. ,11., , 4 I ■ I; 1 ' ' 1 • .i ■ 1 I 01 PF' 1 .., .... ..,..'‘."4140P-- . • ' .4' 2.,!'' 1 . L ' 17 IP ,. , „ . ,•, . , i ,, ...... 0 I : 1 _ :. vitt .. ,.■// - it . . . 41, , Lr. t-Pi •----; . ip 1, ..,-, o', • 1 ' - i. IS " -X. _ r, r , , . • . ..4 , to ,. L- . . .... iS- / b rt (' giv ' ,„•__,- +i //I- , ili-• E,"., ' • '', ' - iii. -- Enifiai •= • „ - (1.) - - -, -, II 1 I I :et, 1 , •,--- - ,00 r- _ . i , 1 • i c . C.',, L. . [ _ :"--,.i: . I, 1, ':'i ,, co '1) FI '±'-'. I 34......, ' 10,6 [ 4 ■1,... '.'', ,i4011it• : •—•••-, • „,-- u_ _ ' `",:r ''''' _- - c .,-,.. --,-,-,---...-.-.--,...2.--.--- ..:', .!4• -.r. --- 0 0 ` i I 3.. ' , Q) 4 . / 1— k Y?: '''. ---•40 .., _ 4 •i . .-,..,p: ,-.4.• .., . -- -. ----, w . ,40' 7 ... . .4-S. r. ■ In ....; ... .s. . 1 ,• .411 .o, 0 •, , ..-..I.6 ..... () 0 .e...1 ......................m.... 0 .m•OMIti. ., -:- . _ . _ -..-:-.- „ _ .... .. . -, - -- -k { .,'.,.. . : ,..-.. , ....,...,...... ...-:.... i ,..,.... -,--..,, „=„ 1 ,: 4 C • Ily.-''.-X':•:•:.:•';'- . -;.:. I -- .. ' ,'::^, -- • •471:4*.+Xiigakaif*::' is . II '''■ '-"' -."• •-. . 3 '''' -r` V.ilier:vmar:VhAvt:r7t:::*:.t.iiiViSX-:;.•:::::.:".*.' . ' ,, -I .0 ...A ...o ... ,:;e'.,:.:f.f..• , 1 ' . \;,0-1,...• '-0'''.‘.10'''' , . , • At I • fli-"Ce 1 * I • .. . AP 40 'OK .. ga Os 110. 'AILA a a .14...' ., ■Al 411. ! - : -a '' , I: A,9 aillit•-- ' • , t 1,-r 1 7 .. - .1 ,.- Ao i I, 1 . ..".• i "... ' 1 - . , ... — XIII Fe- al_ . - - - _ . .. , ... I , , CO :: Lial ---- - 6 .,7_ r.,'".3. ir i I (1) (.9 '''.... - ly 100011.111.11.11111 -4-- 1.--.1-,rol,,' — t c , 2-...-'''ag_%.41!--- c jimmi,Mig _ 'A _ co _ 0--- A ' III■••--- 06 .. . 1..,_ C..1 0 Na i _ ...-- •-, x , !,„..- ...il .,1 I - 1 V - Z .. -.1'e ,, C) • ..--" --1 , ili li. - s ,,,.. , •,, •. _- 7 A • ' , : •a A . _ . . ' 1 ‘ .. i - "., 0, , *„41111PPM-.am p i . . . .01111111n ir .., .. '•( N'-',,,,`,F, ,., -- k 7 ■rj■ , , , 'F:- • - A. N o ir I} (116 , 41 Ir «141, , .tt• .4, ' it-1 • ..., ,-.....v.--.-1.4-za , . • X II 4 r._,,11\-11 ,f1.L1-:.: ,ri ,..:,„• cif - 1.,""' / •i, fitjeit4Est , . 1_, ,,,,F.,1 ,,., i.,, 64.,,.. ,,,, _ _zA., -1,...1.7.1,.._.‘LT..„.7. L....L._-_,7i,e1•.;"?. ..1i **,' . i'l, ini . Id . - '—',. ... ,,-.i...,..7,•-71!,._.,..-7.,....‘ i i 1.,__..._-..3 , tkil s•-•, -!....-.:: .-:•5. ; ..., _ -,.., • .• ' ' . . , %, / . . k • .i:-To• 1...,... le 4 , ..: .12- iiiii.co: .' , 4' L71.0 .00 : 'tir..........- )a - ' " '1 \'‘.. ..', al ,rtartipir:_i• P O Iiriirii. , 1 _.---•'. L f • f .... , , ,d, 0 dit ..., :,„,„ ,,,,,,,,. .. ., , ,.. . „ ....r ' , ■ — 1 II I I• I a . ••• n; in f .. •....• •R., ••••I• 111 . .4 - Illit .,4,if , map "c' * :, Lne . ...... . ,-;L ,,,,... 1 ' - :',-..-'. -* • ''• iiloi!-!-L..-1. . ....t. . ..., ..,..._ ,.....-- ,. . - --- -. 1---- -7--.7, ....-. "*. 41 .., - : , . .s"..'?,.'-. .12 L: .! 2.•,.-• fl ,,,/ - ± 0,', - ' ' ''' ' . I 411 " • .; .- ...'‘ %Tr:v:1;o r Jr:Li • . ,•,,,,i,1'. -t,,RA L.. L 1- , z .-... • ) 71 ..,,„:;„Yr,jj .'f t t . ai...- , \.•'[ • $' ' 41 " I z..., , _ \ t7 i-41”.;,•;."1'4E01,L. • •, ..‘,..--1 ;■ - At 1 IV • "' _•.1.- .111 41 t ,' -‘, -,k :, -71 11 dlult.il . Ili , - • iv . z. .t., _ 4 / • 6 , ,.11.0,*.f.ill. . itt'.12•1= - it . t I L o 1 ' , ...el' .'12-1 in;;1;7' .t.:•10.!....;1. i , k• 0 . _ , co - % ' . ' '.." pi •--LP:Olt- t •.6 1 - -,,,,i 2.:...si.,:. . 717:: .• L..11.0,r.ii.71C.1 L° "' ' ° ..., s IP • t.101( ..._ . -..' .%. tileltPL•7 - • .. .. . . E - ,•-%-....' - .j- - L 1 ,,,..„ OF lik .17iii! I.L '..L;. . 4— I _ / _ _ ..... n.. 0n•.0 1 1?..i •.-1.... -. a- n-' ' "L .LL I LL i . t. • 11 ci.:10 1: .;_ • I •-r •1' •- I < . . u... 1.i. L.71.0. 1PL! • - t . ii. . ... . / , - I i. ', II i•--- - - . . \ k ... . I ... 'WNW- _1 ' `■••' , ' • ts.z • . , ,. , . : \' - • 1". • ..- ....:•. . • . • . ,. . . . '.•;"*. '../it• ,., ' 4 '''t , 0 ' 1 , . ,.. ,.. , . , r , ! I •• :t ali '4 1 : y Iv ' CA ir:- ....< 7; 1Z • .-1- • - • , A , :. It • i YN. "' ,..... ■• ,4.--..---=, ,-,, Slatat';''''. • -. ,. •k • rol.... ,t i ..---_,-2.-1..- — • 4 t ..... , . .. . r , ., . , , •4 j • , V , 7-, ■ ..• •I. . ... . . . C. ■ '4 1 . C., :. .. . . . -■' t .-.• . 1' . ' ..- '. '- 11 I I. , , ., #1 . ii,,:,...k...,...,' . .... O _ . , . o • 1 1, L 111 , •,_'' *._ 1 Tr: , • , . . c , , .. _ . , . — a) • „Iir fiti- ' . 4:. i. , 0 " r ' 1.4„,..t.: . I . I , - 1, A A, I ..- i , (...-) c ..r.I.'. . ! ‘ . . . .. .s r ir , , : 6 ' '''. " ' 1 , ,,, , lie, 7.,.___i , — , , . , , j t_ _---:. er. . , , . t dir + 1/ 44f___ , '',a, _ , CC) 06 - _ - ! . ... t .„.,-,. ' / .- ' Oa, 7 i ! ' Li , • i . , , _ , , .. . . japerai,. . .. . ., , ,rAir A 4 W 4' /AI 7114,. "4# "'" i , 41,• „ ,, .11 k.i , : ' . . ':5:. 4 1 • O''4- 1 f , 4 . .• ' '- Ik r lir 144...''.. • . ,...4:' Mk; '1: I --4, , :Z.. 'I \--. .....• ' I' ::!.,W,_ . , .,-. , v III -'. . .... • -, ,... • '-■., , ,...•,'..,,.1, . , ^ ' ,,...,• ., 1 . 1■. ' -- — .. `, F • . . 3:. , ; - . • •' ; ' ' -, ,,,,,,--_, • ' 'II i •„ 'I ,, T''-'4'. .«..i-•. ' ,- ; I ....m...11111C.; i„.,.............._•••- ' , , _ 1 -- t. .. . - .4...........-.., .5.,"- 1 ' '' ' , _----. .• ,-- ' • .. , ...........Z._ ' '' i ,' --- .."."'"•,,,' --' .. ''' • '''.. 11 . '-'- •.. ' tf, ' ‘ 1_,..........1‘t "-: '1"ed.f::..., '1 :;•...)::11-.7-1....117-: ..-1.t,i': -:' ;.'tt . -,,,o.N. -e, - ..* iv.- - I, ikg..- •-- I. `7 ':,',,,.:: 4;I § ., ,., .,!.I . . , ,,-,, . 0,. .....:,,...„_:::: ;.,ciutt •,.,,,k •,,,...r.: -.-...:-.,..., c.,././.,,,, ,tr.f, s'.1.-f rit, < ,,, ,A* , •\ Z i j i . 1 •: . .• t ' . ......m.. , . . ',-.••■■ 'ig ' , . /MianinntrfflearlieF ; ,;••-; -;-- -: r - - ;:;.•-.1.-..-,;-2.,•:;:ar -. T \-----' ...;.•'?•1;4.; , ts•-• •:11M1114 ,•-•... •,^,. .•,, rt , , ,• ,... ,:... r, A l' . ?. . .... , : L 1 r , , ••• i,, --N.. , -- A ,i -< • 1,49001 • .` - _ „ . . , . . 1.1.1 + i , A41C a) _,. .---....e......,_,A -.11 ,..",..,,,.,...`.,',.`;! .•,`'71-.11", --",-' ,,rw .".. *-/-' , - , 1 ' ':I.'1=1',-' '. - i ci3 .!,4- "411ANitaialee Allua 1. :. ■_, . - - , 06 v,, tl LL c----7 .. ...4,- .,. 1, ,., — r. C, ' X . _ •- --- .- • '-- • ' ,i ,,- ..- •.1.,-,; ),.. - < 0 C !' 4.11,,■, \ :. - - .....- • f -1. '4,1• '''''.1• \ i . . • .....„ . . li -. .. . .'.. • --- , eg,"_.,„, , . 1; ; T.::::- .„ ,,, , • ,, , 4,•';,,- ---- _..-,.;,,,,,,... ,. __,,, ,,, : ,,, l'1 I 4 I.::`, .. . . ._. , . f... ,,,,,,a„.. ..,,,,,,,,,,, ., ,,,,„ ,.",,,""m, , 0 - --... _ 4.,-0--IL") i II' _�1 es:4644• • •• •••••••••• •••• hr; �� ' limn: :04si ,•, N , m ' dS 3 • I/. r k 11 t ' -fir 1 r.4 - ,_"f It ;: . - s f Irr..0, .il . • Ilit 1 ` t 6 f.. ,- NJh jam., `. I -." - >a:. i ,;fir .,, 4 r 4;:.'-- f a r . .....e : rii,,,:: 1 - . - :-"V,.„,... ' .\ t Aiiii6. . 7.. �, 'I r ( •C r 0 ,.. ,, • N c k — �. N - _,�• U 3\ 1 : a '.*till' E aJ)c. v.' ii O 2 '�4 ' gyp... .,-,.•.-_ .P'- /,' ,al air +rT r� i• (.7) _ l - , `: V ,,, li;_ , it. H 2 % *1��F x 1. t `r 6 4 n i. til , r�l�4'�i'�k 4 r I Q k ,fr it f� # !7 110,'it 11 I �'S y '4'I{j, � J rt S4' �1 .t. L ,4 1i 11 I A+r .i,,F,- V , _. II I b- 444f -. 4.44.4,4,411-4._iis_li4____, Ii 3 lb '/:411.11r -'"141111111 "AA1M101;, if (, ----- A z _ - .x. '" • .t- ..S. • ■ F -mac -Y -v. --I -I• •Z. -0 -f. o- -vim' j 1 r.,,,. .1 # f..,.... _ .4 tc. .1, 4 . ' 'l i vi 8 % y r'` r - O $ g T i''R S 4 ' hers { �%•° - __.. ` .% ., x ._. — ; • III � �i w� �`,. L� t I . if ....t...V I i ∎ i 111117 `. _ ' , ',, , -,.; ri4V ,.',.. .,. ',' ,, .f- f 4 s S�x a ',.. r : ' ip. -A: . ' .0; i -• itif t' •• :1 ,` a t - ''.' r I 6 .- ""- S. L N. 0 c "0 a ., " :11I -' 374' t` � v i "kyx . Mal '7 JJ e _ � 1 N k. `, 4 1 1 9 r4ki : _z r lis 1 - *• ■ 11 0 0,,,,,, V■111.... .,. H.... ...... ___-- I IF, # i t I. ... I! . ,..... f . --,umppr------- , 1111 ..,a• , Ile ltdt'1:- - ■.''' ,.. I. 41 , h , p„ ,.: • i • ' C ._ ci.) c _ 4 1 — 0 :;--- E CD -0 ._ ,o, CD ce ____ .......-'-■■■-- ----,b--- , * 1 ■o•---... - '= ' 1-,, ! AINIMPar .._ ■•••• • ': ' I . . ■••--- D to' II i 0) 1 \ ..... . , ..„, • ,, ' - `4.._ I . , . . „ ,• .... , - 40.P. #11 441, WIT -,- , p ..,... ,:k-..c '1,,,,k ,,, - , ''' —,-,,,• -, , • .,. , , — 1-Al. s INIFY ,:. , • i: i,, i,...... -_,.\,; J.-wax .......-...„. ...., . ,•. , . ,...., 41 '\' : / ''' ' :I 1 ., \ v.........._.—i \ .1,111111101,1 .._----.. , • ,, 1 „ , .-idol ; i i__ , ..,. _ ,,Hicli ._ ,) . _ 1111111.1 4-,; .4■4L 4 t!::..' ' L • 0 ,. . , . ,,, . . , . ,. I , - •, •ir',* • ti: I ii i ,-,-:-' r 1,....., •- co _ , Lf i',1,*--- .1iiri,'"`.•:,:--- ‘.. . .. ,..- -_. \i r / (1.) cy ..,, . , .). .,.., - ■ ., 'N,"-4' •'13 /''•':?:'''''''''';''1 i: ,..!,. . uJ r 0 - 0 .■f. 3! •,'....,„4,,,, ..e:::-•-'l LL.1 ..,:•:,,',.•. 0 l . < _., :., V' .,•_- ..- , . < E 0 UJ . .. ••""--. . ' - 4 a4,0*.4.- 1 1"7•••••'i• --'4ri o , •. -a '-' ' ' Nil . . . 1 ,..,..._ . ,,.. ...... , _... ... .. , . ,:,,,,,,„..:::,,,..,..,.....„.„........ ." ,.:,.. , .....„._ _. „:„.....„...„. .. .. . 1, Orit.1#1 j.\i _IP _, I ' . _ ,..'c',•:, ..„.„ ■ Y-L,- • •' ,' ' --.---- _ i _ \mos -- - ' ' 11' - ,....., ^ ;...03,.. . -4 K• — Elrf '$,,,,•- , $ , •., I-.V fr ialli ' CI , I 9 Lf ...'':',. Or 41.4, [ , - , .. . . . ,- , , 11 . -1- : :. • 1- -- - . . lial 7 - „. •.- a ,1.,,_v r . .t,,, • - ''.'-'1',I.-;'• —o — t■ 144,,,._ , . ____.1...:____'1,I,...____ ._ C IL.4 (1.) T.) r - •,44 . •. -.. , , SI. . .... . , ,,,,,,,,, _ FT .. - ' ”. • .tr,,,:„.;).1,,:, : !, • -, -‘7.,,.... —11"7-4,k..,i,'„p' „....4,,441.' !:. . .. . . ,,-- ----- , s'f, .4-:''..,• , i'".Pit li'.,i;id ibtifre; : 71.-;:•:: ''•-••• rig .: -Mile , • • !1:- j•--"r44',..- %t!••' I \‘'„ sit. , . .... :/lif,',-: .....e-. ....-• ,.. .,, ,.,,, ',:),-, '1'1:,r! 1 ' -'.-:.,.:',4,:‘,.., ........:. '. Mk W.; i• . - ■ lit--'''' ..... . , ,i,,, ._, •.\ . , , -;,t,.%,.''..4.1...4,., z..::,' '' • -ce ': _..._, . ..9 r � A I Gi l ({i ' , f ii 1 , ;' C �., ' .I1 `� ` t :i- a - f, ter.. y _ . Ii ' '_ r , I - _' I. rill W - i&-- 771 . . 1 / \ E / 1 : \. - I t '' P _ 1.‘ 1111 1E1 ,. , . „...4. .... : „:..:,.. - .0 r - ---.....1 . -,,,,,, .. . N , . CD fix_ 1<-.. , . 1 y t ,:', . ..gl;2 . . , ..... o , r ig 1 g ' : . Or IF '' ZIP ., • o 1..._, Or 7- , IQ fr .- , , ..... i • ri:4,==°, 7 I , ss / t tergki ? ' ..., ' ,, , \ vikcir_u- k ....-. , _ _.. ‘,... . 'lir ot , ......... : , ualii . .. , . ..„.aft. t‘ ..\ , ,2 4 ' ' I its■Ve.,7: I 7 i 74:5Iti-- ' '...../.. ' . 4 ■lirigrav-, ..i i 7 - 1 le7"11 .1 r111 . , d a ._ " - jjiiii1111 i ...Alia..-•••;-'-If-_".z'u., ,, •..,I., =44f"- ,. --:- _ oi- '. Z 4,5„;:.: . V 1 , ts, 11§`, „ ‘ . --1, i ,,,,",, ,, , (,.. ._...- -° 4' ;H.' 7*.-:.,_____ _7: i _La',.: .1?,■ i't.--- - '- 11111 i ■• .-1 , .z ti:r.'' 1 : 17'''f,,,,,,p.,IA 1 ' 4,1 \ - -- .1. :, ' 7' . ; - ' ...-. .... ...t.. ''; _,■_LI 1 i . 4' ill 11' -.: . .-...:,! I '7i7:1■1 1 '.i;....7 7 ■ f If :,,444q, •4■,•••-•--•-•.....,.,- ....-,- ...... i. I • l':',..1 .." ,t 1 ' .11' . ''' I 4, ' , )11029=147•-■■------- 4 Aill., I -. ', 1 - -- ' , filbillial I_ ' A ---\ . \'''‘\f‘11:11:\l'III'' '- 11 — -ti!.71:-, .. .1t. r .4''''; ,::-----7 _ ,„--, - . _ , _ , _ i . . , - I a ,- , Z , . r- 11" PI 1 , ---, ... i■ -.-_-_, - ---..•. ''''...%•_ ....,:-.-,;, ' . . .„,... _, ,, . :,- . .. .. I . , , , . _ .... _ , * - — ---' " i A • — . . , . - .... 0 cN,1 -.. . _ C) c , CD a i lik N ' - 1 s ,00 0 • . t . c is 0 0 .,, . • ' ,4 CO .440 ,— 0 ,,,,i■4 N tig „, , „..,,,4 4*4• a . . ,,,, , . , 4■ riyr• ,,;,'„, , ,,, .1 ' :T • *. i . ' '•''41 ; . • '-, — , 410 ill '■ 0) , . . , c ,''' ,--,-. 03 . .. — — — 4 '11 - I ' •:;.„,,.. . .,_,:,,i' ' I, o .'' ' .• •.,„ . , ' -grii. , ..., • •,,,-::, i' •,. •tti'.4*.4/ i',' . ji, -35 :,..„,-,- - , -..-: 41. ‘. .1 ''' ''''ilt - . , .:-i, ...■'7.444, .,. ,,- . . _I , ..4 ., A/"•'•., -,,,"N. '. I r L_ '41,":.;• ,.. . -'„,,t:, ''' 4V. (1) 0=-`•" ' i*' 1 - . ,' t'''. . ,' • 'k■.,,r,'':T'' , Alik , 0 4 '• : '.V.," ':.,.,,, t.:0\ .0*,,,,%., ' s„- , ,, )., 4 , , >-. ) k I ., . . f• ,T•:-..„:„.,,iri.h.0411 ,;',. . .. k,,I i 4 , s ,,..../if \ , i . — ,•',.N.I .■■ ,', f:It 1 4 / 1 , st , , jr-1, ,i,‘ N■Sy4,4::„4. :..; ,:• . -. k•, ,!,,' tfi.. ' ' - , v . tY:: i ,, . .--' C .,,,,, ... : ' iit.7.d — . . ---e- . - - --... , . / i , —...,... ,- 0 '',')'"'',4,''' .4 ''-'' ',`-,4',.'.• .,t.tt,_ 't. '. '''''' ., ....., , • -10,,,/ , -:`, -,''...',:..,14 - • . ,- „/"... _ C . , ... - 0 ,_ ',... 4 / -,;,-. 4, ' •44f•";: \ ,‘, ..-.,„. :..,, 11 if'-,• '4*- . 1 , ' :' . , --- '3 : r- i. ::.;4..,• ' . .L., : Ct i• ,- , , ., .. 0 ' ' 1• ,, , ,. •,, . . -, • ..n . ..v.r_ ,., . . - . is`;., C-' /1 if 1 !./1•-r 0 '-• '.74 4 - : ' , '' , 1• 4, u., Eli 1c f _ . A>A1 4. .14?"7:1. At IN ° ! L 1 1 MI illiiii- C == 6 z ..... ..,.... ._:, A Gir. x 1 ..L. C _ Ey .,, .. 6, , g , , . , . , } 2 ''- . ! t---f:..-''' -iglg i3E N._ i-641 44 N X LL.I c ll I .. 1 � ]I' 1 t_y. t., .t _L f Q C N ... 1 . y __ .1 LJ � 1" _J ,',;q,im,..*0 Ai . G') l} , / 0 _ / ( f ± { \ k ; a E ' & Qc0 ) / $ c - 2 0 Z � 0. 0 - 0 0 a m f » t oc 2 = : fƒ \ \ 0 \\ k E VI =� ka = 2 0 - 0 0 \ a. { §% m t o A / § � &.c a 0C - b CO c c - 6 0C e E « » m°0 G 0 E 0. \ \ @ $ � 22 E /i 2 2A » �\ 0 % � § a \ f /% _ / j ± 2 0)2 ® _ ! } o • £ a ) / � ® _ �-0 0) ° c & 0 �' \ 00 0 2ba ,_0)'6 c t = 2 0 G = ` 2a £ 2f E o 7 /\ 0 � § JJ } § 0 \ } f § f ca \ g u » ® 2 0 o 0020 b + E 6� C 8220 r _ 2 . 2 fk \ \ f/ \/ \ ± > 2 \ C Xa2 = as - / 2 ® = G § oe 2 - £ 62 § 35 £ =t = a 2 G2 0 0f § .2 2# ± f0 a � 2 ) � 2E D { 0 0 \ }J Ce \ ƒ / { \ -0 / {f % 25 2 / . o Dg ° - 2a = E_ & 4 � \ f /f /\ } - o a) $ / � « _ ± � & 0 - 2 < c . / ; c 0 $ ® � u0e es ' =o 00 = S � \ & 22 /\ \ ( \ § 7 ƒ a = /.-c- L_1 LL1 / 30 » 0 &® 0f.c 2a ^ 5 > bƒ\2 So c0 s= t .0 It-) g 2R � ( = o C > o0 oco » G 0, a) » \ o\ @0 > > o » % { . 22 ® � % � a% 2 , 7 @ % s $ •s G ® e =- 0 2 0 w co _ , « 0 LLJ = e5a - 00 c / ° 080w £ _ CZ « 2 ! f jt -c,,, ,...(D kk { mf � ^ \ 2 C ' �2 } � 5E y � 7 ) 7 5E ® t ° ° aG 5ga $ ! ƒ ± _ = = 0 @ ac2 � 22 CY ) _ » = b _ m- o : 0 22 ® " w uoc ! _ > £ § k &2 2 . 3 • 9G3 \ Tv' R D e0-/ C ) ° as { 2 ° - ! \ 7? } 6 )$ z \ƒ }/ a \ ° % \\ ff \/ J \ d. D ® » 03 ® ® 3 I� \ / 2 _ - . ' , - 0 o§ Q \ «»3f �� 77 Ifs ' 2 ( \ { a0 73 Q2 = } - 2 ® cc LL u05 « 20 20 \ mo 0) 4 c oa mt CO * o o e c & £ o G 0 N o x O o a< 3 Z \ \ k\ 0 o ' � o O a) > \ t . c:.11 - OD / Q b ® 2O ' » { k[ \ _ - f - C - \/2 §� 0 _ a \ jk � / 7� 0 \ ID \ \ \ / CZ 1x - . 1- (J ,0- - f- 3\= ga a� o22 a E >— b\ (3© c > / 2C f/ \ 3 k% 6 30 2 • } � § \fR 0-§ w» $ 0 00 , A5 Os.. zu == E { 2 -o 00 - 73 a `27 = a $ b 2{& /\ = � a ® o E o .c 0) { o 0a) 0O0 ± CY 0 ± 27 % { R f¥ _ E = of /2 § < r » o a@ /eo CC) EC $ 2E c ' e a) 0) t0 • o - 20zc ` 2R%} 60 = 00 ± 0 2 _ . cu oo •c c - 2 0 Z § E2#/ \f D2 \/7 f\ - . z 0 � /7 E » c ' «± 2 \ o \ kk . e � f /\/ °\ d@ } / E - o = w7 « t » / / c±k § 3& b£t {7 5> ± a/ \ ) c � / 2Ez =0 0392 / o c C p p D p❑ 0 c 0 C 'o _ 2 0 c a) E o � ° >° O C p0 u O U p Q 0 E 0 a E 4) O O y 0 0 U o >U a O U j 0 0 U 013••--0 a) N '>a O-O O 'O ° O O p- )2 m 0 0.O N N C a -0 a) OT N a C -O-O ° U m ° O O '0 0. 0 O c � U a'c- -° °•> C E O O > ° c C a) x H Q a) Da N N m v 6 o x Dto 0 E 0 0 U2•� �a E 0L�-c D -0 N °•-� N O O O 0 > > 0)0 0 - 3 O -•5 0 O 2)OC C c 0 E o p L m N a)r�= ° -0 o 0 3,0-0 U N� 0-O ` '0 0 Q OO c U- 0 V p 0 x'C a U N a) � Opc a) �'� c 0NU 3 o c.c 0 t as Q0).- -",_L) Qa 0) U 0 o g E a $ o - a of a) Q oL m.�• H ° ° a 0 T U y C - W g Y -' C-° O- x O j ?y p 0 y 0 Y ° E• o S c o'L o >El-rn - U . a • O ° C ID ° O '° O O x 0 L C 2= E x ,... 0 N- O C E ° o O 0 o N'p 0 0 'o 0 t t •yc o - � ) •-0E x0 C)_C 0 2a° 0 3 0)a) O 0 0 N 0 D O ° C C a) .0 o >.-p 0 ❑ O N C a O- N N 0 = a U-o ° 0 7 0 Q-•> c',n C *° T. o Q a c Etu 0) o Eo o >a 'm-° x o• Qo E Q of. o 0 V c C= D O c N.�r C 0 C 0 a) j QL-C O_° C °)-0 °)a - � v o` x 6 -° 0 ° U h a 0_c j 2t HU0 0) NO `❑ i tN C00 } a1 L ° '.3 V' U H u N ° ° a) C -E v ° °1s U° aye) E o c> ' -a� a- o e ° ° 2 6 C N N U N CD O 0 N O m.9 p❑.N 6 0 + °O L U E Q 0),- ° �c ❑,2 m Uc °I..9 3MQU E zwxu Q CL 43 U .cO o m a) Z •0 p �° p c p r N _ c 5c a�°) 0 a3i x a o oa o)`o a ox 6 'c z _c a) a o x c c o °o o 2 p` 0 0 0 . E o c E p 0 c o W O oC t O�'� c 0 6 UU C �/ "' E OLr,� 0 ° N 0) 0. _ O 0 0 0 O j N > c Tc a c �.E o f 0 o C C C O O C Q.c Z E •V x a) C p_ a) a O�L p y a) a N T o E O m E}U0 - Q Q 0)- 0 0�[ H O U 'O C C -p 0) Q N p 0"° c O C 0 0 D E 3 ° c Z E3m � ° � c ° 0) ° °a °Em ` O N . a C U O L N O N O` 6 N•C 0 .> �/ 0 ,9 (,) > 0 , c E j .L- p Op 0 C a) O U `4 °) L o 'C a CD 2 o_c.a -00 0 j o D o ° '5)- oo o c U U E rn a) < ▪ 0 o 0 0 p 0`,`, a) C .0 O O,� O N U �p C p 0"0 r. y N U a p o -O U CS ` _,...,.."-c.0) ch C 7a) C .a Z °)n0 Ew - O 2O 00 ) E 0 a0)�-0 >.0 • U „ a 0)0 c E x CY 6N� °)o E z c o o o 0 0 N o p)C L o c a) U ¢ •°-) O•� X U ° 6 Q L O 0 CO o.o-o° 00 m -o co 6 . o a x 0) o 0 0 6 t-0 2.:',=, ..2 O) o a C O . . - Cam °) NO O 3 'C''a U-L U 7 U `a a) O O ll.- O 1]oc of _ � o0) o o �r. a N.d OinpCC ❑ xa op m Cc ❑ -° ooU 5 o0 Z E �oo�' o 0 0.0 -0U c ° ED cc'' -cEa am oLL, D ° asa Q0U - ( o'u oc .❑ . 0 0 a 0� c 0L ❑ aEi .a 0 C C a) C a .X `p c C O 5), c43 C-_ o .-I' 5 ° ° O QO E o o)._❑ °)} N 9 0 °6 o)O 0o a o"0 �o O H 0--cc rn2 2 0 0 P a c c cc' o c -42 0 o `0.0 0Y o 2 I Na', Emc0 .0 am -00 o rn-° orn w•0)n EU ° ° E .0 L.- o > 0— a) a) 5 a) a°6 o 6 arc o `_2 m ° 0 . 0 3 m �) UL:c Q'o 0"° re 0)❑ _ N WN ❑ ° >❑ Zi-❑ Q <,,o v)0 -U E U E U O D C � N C O .N x co o. c N a - c CI' o a) U ' o i.f. N 0 y O O o c c 2 O to x 0 o � r.,, `- o U N D 3 N E a) Q '� o 0 O ,, c Q •c a) z N ?....E c c E O � � ° c � c � � � � 0 o c 0) aco 3 - 3a 0 3) The City of West University Place A \eighba h'x.d City NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING The Zoning Board of Adjustment ("ZBA") of the City of West University Place, Texas ("City") will hold a public hearing in the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 p.m. on January 24,2019. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on February 28, 2019. The purpose of the hearing is to provide an opportunity for all persons to be heard in relation to the following matter: Address of the site: 5410 Kirby, West University Place, TX 77005 Legal Description of the Site: Lot 18 &West 40' of Lot 19, Block 2 of Evanston Subdivision, Volume 15, Page 50, Harris County, Texas Docket No.: 2019-0001 Applicant: Andrew Alvin, Operator Salad Head for Bettye J. Lowe, Property Owner Action Requested: Special Exception per Section 10-103c for a shared parking agreement with Bank of Texas for 6 additional parking spaces. Additional Details: The applicant is changing the use of the space from a retail/dining establishment without seating to a dining establishment with seating which will require additional parking spaces for the building site. The applicant is asking approval to provide those additional parking spaces through a joint use of parking spaces with the Bank of Texas on a site located across Sunset. Applicable regulations include the City's Zoning Ordinance, Code of Ordinances,Chapter 211 of the Texas Local Government Code and the rules of the ZBA. The application is available on the city's website at www.westutx.gov. Additional details on such matters,as well as the applicable regulations are also available for public inspection in the Public Works Center,3826 Amherst,West University Place, 77005. Any person interested in such matters should attend the hearing. If you plan to attend this public meeting and you have a disability that requires special arrangements at the meeting,please contact the City Planner at 713-662-5893 in advance of the meeting. Reasonable accommodations will be made to assist your participation in the meeting. The Municipal Building is wheel chair accessible from the West and Southwest entrances and specially marked parking spaces are available in the Southwest parking area. Signed: Tea* co/walla,for the ZBA on January 11, 2019. dscarcella@westutx.gov 713-662-5893. TOP WORK PLACES 3800 University Boulevard I West University Place, TX 77005 www.westutx.gov Section 10-100.-Off-street parking. There must be off-street parking spaces for each occupied building space within the city, as set out below, and subject to the other provisions of this ordinance: Use of type of space Minimum number of parking spaces Bank and financial services space (except space used for auto- 3.3 per 1,000 square feet of gross floor intensive uses) area. 10.0 per 1,000 square feet of gross floor Space with auto-intensive uses area. Retail space used for rental of personal property(except space 10.0 per 1,000 square feet of gross floor used for auto-intensive uses) area. Food service space with indoor or outdoor seating such as Greater of: (i) 1.0 for each three seats dine-in restaurant space, club, cafe and similar recreation or for the general public; or(ii) 10.0 per amusement space (except space used for auto-intensive uses) 1,000 square feet of gross floor area. Other retail and personal service space, including carryout 5.0 per 1,000 square feet of gross floor food service space with no indoor or outdoor seating,and studios for dance, area. martial arts, and similar activity. Section 10-103.- Location of parking spaces. (a) Same Site Rule. All parking spaces required by this ordinance must be located on the same building site with the building space served. Exception : the required spaces may be located up to 300 feet from the entrance of a building served (and may be outside the City limits)for: (i) parking for building sites not used primarily for residential purposes where an increase in the number of spaces is required by a change or enlargement of use, (ii) spaces allowed by this Ordinance to be used jointly for two or more uses or types of space, or (iii) a community center, library, school, place of worship, museum or similar institution with mixed uses and types of space served by common parking spaces. (c) Certain Joint Use of Spaces. The ZBA may issue a special exception to allow up to 75 percent of the parking spaces required for any use or type of space to be used jointly for another use or type of space, if the ZBA finds that no increase in on-street parking is likely to result. See Table 7-5a. ( Or City of West University Place ; APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") rESAS. Address of site: 5910 • Legal description of the site: /.. /k 22 ` 61/47v.5-74,/ eii r'o—/- �d' / -j-� Applicant: ' /v 6�x �� Ca 5 Address: i 0 heby Contact: 9t44 940.3 Phone:(j,3 jq 7g;;,6,51/Fax: E a11: akirati, al Decision or Action Requested(check one or more and provide requested data): rit4.4 i rest.�1 ( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: 06 Special Exception. • Exact zoning ordinance section that authorizes the special exception fl/' paf4i • Exact wording of special exception requested: '3��```--''"^^'�21 Y f O O3C, �/ 19,(44441.- rn& 6 4 y - /3f ter 3 ego l ( ) Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No ( )Yes(list items here and attach them) Attached. The applicant ha -.• e State and ;ty regulations attached. J Signature of applicant: �S/',c�r Date: '%(' For Staff Use only Date filed: \ \�! Date heard: 1D'� � j Docket#: (��w� 0°°� Form/AA-102 EAT HEALTHY . LIVE HEALTHY January 3'd, 2019 Andrew Alvis Fast Casual Creations LP 5410 Kirby Dr. Houston,TX Letter of Intent In Support of Request for Variance This Letter of Intent is in support of my request for a variance to Article 10-101.—Parking spaces; basic counting rule and Article 10-103.—Location of parking spaces.The intention is to construct a fast casual sit- down restaurant focused on healthy salads and foods utilizing local farmers and purveyors to an existing grandfathered retail center.As such based on the current code, in particular Article 10-100, a food service space with indoor or outdoor seating such as dine-in restaurant space, club,café and similar recreation or amusement space must have a minimum number of parking spaces grater of(i) 1.0 for each three seats for the general public;or(ii) 10.0 per 1,000 square feet of gross floor area. However, in an effort to provide the adequate parking for a sit-down restaurant to the grandfathered center,we are proposing to restripe the parking lot adding an additional 5 parking spaces that will comply with the code of ordinances. Not only that, but we have a signed lease agreement with Bank of Texas for an additional 6 parking spaces that complies with the code of ordinances and will be utilized by SaladHead and Smoothie King's employees to provide the maximum number of on-site parking possible, bringing the total parking to 26 spaces. What is perhaps most relevant here, and what I would ask the board to consider, is(1) the fact that we are providing the adequate amount of parking for the intended use through a lease agreement for 6 parking spaces with Bank of Texas,which complies with the code or ordinances based off Section 10-103 (a) Exception: the required spaces may be located up to 300 feet from the entrance of the building; (2)the fact that the property has been grandfathered into the city and we will be restriping the parking lot with the maximum amount of parking possible for shopping center, which will increase the current on-site parking from 15 to 20 spaces,while also decreasing the cut through traffic to Sunset Blvd. due to the location of the spaces; (3) the proposed project would gentrify the building and parking area which sits at an entrance to the community by repurposing the building and cleaning the dilapidated parking area into a clean "farmers market" style restaurant with green space/greenery; (4)the proposed project would be an improvement to the neighborhood and result in an overall increase in property value while also adding tax revenue to the city that the city is currently not receiving. Thank you for your consideration and we appreciate your time on this matter. Respectful-1y submitted, ,N `,.._--` ndrew Alvis FLOOD NOTE *Subject Property - IS NOT- Located in a Federal Insurance Administration Designated Flood Hazard Area " ZONE X" As per map 480318 Panel 48201C0860L Dated __6-18-07 *THIS INFORMATION IS BASED ON GRAPHIC PLOTTING ONLY.WE DO NOT ASSUME RESPONSIBILITY FOR EXACT DETERMINATION F T) =CLEAN OUT ALBANS ROAD N HB=HIGHBANK GUT=GUTTER (50' R-O,W,) BOC=BACK OF CURB BOA=EDGE OF ASPHALT ----- FND RCP=REINFORCED CONCRETE PIPE 5/8°IR ,n� _ MM=GAS ME E CM u' 1\YIIPPP 1 GM=GAS METER _ i_vyM=WATER METER ti=CENTER LINE ._ -.-. I P=IRON PIPE 0 IR=IRON ROD FND=FOUND SEW=SEWtiR FND SAN=SANITARY _ 5/3,•IR MH=MAN HOLE BRS 0 10 20 -0-=CHAIN LINK FENCE -1/-=WOOD FENCE N53°1 0'35"E I 1 'DCL=DIRECTIONAL CONTROL LINE 0 21' nEMIII CM=CONTROL MONUMENT PP=POWER POLE 1 INCH = 20 FEET FH=FIRE HYDRANT r GRAPHIC SCALE LEGEND 2 f w (IN FEET) LOT 17 W SET 5/Er E R CO mi 5/8"IR W/CAPI W/CAP FDS // N89°34'15`'E 1/ 95.74' FDS {.— — —....... s -. p ■-'T/ 0.92'. ` �� ` CONCRETE •.ke,. .' c,. ` '. 7// I , 1/.Ti.c d. 1 L I c. . PARKING LOT o ' . „ ` , IL ' L / ` .' =DUMPSTER V I. r )` ` L e c ' , / <j. AREA c I' . c 1A <_ ADJACENT ._�/Ic_iu ' . i,.<`. L' < . , .• BUILDING I ! ,1 . , . < r•/ [ < L < • �, , , `. . . L 4. c , ' • .. 21.0'•,Q„ `- L. , 1.. <LI , ,< ,,DO fQO h _ • v�7 < 9 0 �/ , o, , .1• c , , O�KJ Q W o �4 </ Gil tt LOT 18 .4' o `– U? ` . • Q I ONE STORY W . • : >-> ^. Q0 F- , . , ` ,c .< ' BRICK AND FRAME ` t 1 LOT 20 w _J , � I . ' 4 (1". b.• N o00 ` ` 25.40'' 6 1,>- ct IY , , •• . 6�" m•• m O ' In (0 , •A) EAST 90' ..x Y — 9.38' >kq OF F 1 . o Q • LOT 19 `.4,.. /%1 • tv N',,t-t* ,. •. . • • . N.) -0.83' P -O�P a - -` D ADJACENT 9.25' 22.0' 1:•.' �` COVERED. -' ASPHALT AREA - • PARKING LOT . co StDEW E4" ■ FND w . 5/8"IR SET ASPHALT G, FND BRS: 5/8"IR -- PARKING LOT 6 • 5/8"IR S61°12'14"W W/CAP - + SET CM _±..._ 0.29 �_ —FDS_� `` t} �._ 5/8"IR 11�0' 137,30 -u. I < c,$&9°34".15'!W ' SIDEWALK .'' 100:00, ` '- SAL t c W/CAP . • .<., < < L` 0 ,,, FDS , 14 c • < , T.L. < CONCRETE , L ` ° ` <•< - ; ` I L - C .. EOA NOTES. SUNSET BOULEVARD 1.)SUBJECT TO ANY AND ALL EASEMENTS AND RESTRICTIONS OF RECORD (60' R.Q.W. / 2)THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE COMMITMENT 3)THIS SURVEY WAS PERFORMED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE, THERE MAY BE EASEMENTS.OR OTHER MATTERS,NOT SHOWN 4)ALL BEARINGS AND COORDINATES ARE BASED ON LEICA SMARTNET RTK(NAD 83(CORS 96)2001 EPOC(ADJ.),SOUTH CENTRAL ZONE,TO CONVERT THE SURFACE DISTANCE TO GRID DISTANCE, MULTIPLY BY A COMBINATION SCALE FACTOR OF 0999951143 LOT BLOCK SUBDIVISION ** 2 EVANSTON COUNTY STATE MAP REFERENCE SURVEY: BOUNDARY SCALE: 1"= 20' HARRIS TEXAS VOLUME 15, PAGE 50, H.C.M.R. ADDRESS PURCHASER: ANDREW ALVIS 5410 KIRBY DRIVE HOUSTON, TEXAS, 77005 FIELD DATA SERVICE, INC. -SURVEYOR HAS NOT ABSTRACTED SUBJECT PROPERTY- -SURVEY IS BASED ON TITLE COMMITMENT LISTED BELOW- 1613 AVENUE B -ALL BUILDING LINES AND EASEMENTS ARE PER RECORDED PLAT UNLESS OTHERWISE SHOWN- �//��/ -THIS SURVEY IS CERTIFIED FOR THIS TRANSACTION ONLY KA 1 1 , TEXAS, 77493 IT IS NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR PHONE # 281-793-5192 *�� °•F 7' REVISION # SUBSEDUENTDWNERS- / P..' G\STER '..4- 4, I HI S' DEL INCA TION REEL EC TS TO THE BEST �;Q.- _n, F0'.-7 k - 2. OF MY KNOWLEDGE THE POSITION III tit 0)• b°,. .:� LINES, CORNEA' MONUMENTS AND VISIBLE / ` i PHYSICAL IMPROVEMENTS ATTAINED THIS MAX L. HUGHES LENDER: DAIL, BY AN ON THE GROUND SURVEY `��': 1 730 P.��/ - UNDE R MY SUPER VISION -9 •.O O"'•"*O - . FNS~ -k I TITLE CO. yaw, s u R,�- GF# - ),, //-73v7� �"` CLIENT# . eirev` - FIELD MAX L, HUGHE ' . i11.S TCRFD DRAFTING - PRCIFESSIONAL LAND SURVEYOR FIRM/LICENSE NO. 10146800 KEY MAP 532C NO. 1730 COPYRIGHT 2018, FIELD DATA SERVICES, INC. JOB# 2018-345 • 1. i;:.', '..I.,7 '1 I _.: ':,.: ___ ._.: . . ., , ',.-,,'' ti - ' ir ' .4 , , 1 1 . . .....A ,, '( Ca, . r ors!" ,Il�a, �' •� IFi Y t ro k ,r , 4, t - ,•• ,-, v.„, , , .... • c '. 1:-..,,7‘• il. . . A^f y 4. } + " ..x .i �i� :, . x ra. * k rare. r cz ro..' why; t ? =° .. is i cNi yr ' . ....'....),11. +k ,1. te'417.';',:f. H ,. « 1,,'. Y irk. r R 'P f 22p 8p C 022 m rgrire°g a v_ a F N� z p� =A o°=mg m�gv A�� os$ a �°N � a � �R �E g2 a� €=821P aim fflll _ � w € I ,P m 1 ° q =p ` Via° M 411! � �_� ap= !=e s>= ; m= e�m 1 `°11 mm m � � pio `� aR1=A mom Z a Dz So z A! °: n m sp �a 1 x 2m s a - ; yam mF gym" >e g °� a x�m fll n 88�m 0 �°'m l7 a�7°° [o n ��i' o Ai �€"_ °. 9gto �3 =m age p"� � G m�r ao � a �� oyc� a p'" ^°g=!^FA � � 8 . D §Ae z ° st= $€a mA %LP s� o 5, -41.0 b ° ! go! �__ ° ; r n �` $ o' rg S- °, ° .m- ' q_° o"°;om o og mo g-° ° o £ .a� =N p" g= xa pm ° p� ,oa � �o aim �_�_ ��m tom. �m o o�osN; y D 0 m�" N° A? O map€ RAI, ; m R map la n=4 i91 F _ -; xa giligi 401 o; ,1 9 F5 soda rmi o tom m m£ o� z �� o�ma � �€ �� °�� F= pia pia ��g a° Z bam 9� �$� S of =F a o ° o� W0 9�g° Nmm� �S3 8 €m^m F= 5A ! In s � �A Aa05° :6' o =� R - - g 4 '"s'^ or92g ,,Pm =a = y€ o a ;g=T=g ao FT(g o9A ��_ a "P^ Q �£ '1 2"d =, n zc avm m v m g8 ��i:;i F� mg m4pp°9v opo_ ERg- � a m " a, ° °�mO i Ca v` �c'a Fc°m E E . �� €g � � Cl)umi - - � A �� 0 yam- �F '�"� � ��m � i�o � m mss `6^"=z v "u E!9, ; sma a° ° o 5 0 z° � Fa 40 0 a g z g. b s=$F °Sm SF; _ �mg m? rn g p= R =q ,Ag, y,g g. ? _, A ° 8 '"�� x 2,„ m g - A 88°;„F oPf z2g 0y p�mN�” -gg (n o o b° & 8 q a E - E N _ y o 9 p yog a m°po boo i; m� y"an°p$°m og�� a° " o N .H m �.+b"= �° iF _" � Fm av� y �€. a F g a�y nF 1' a - 8 9 A o m m cs; ,° o m �m� �o t �^ o =tia Fo$o R;1°a �"3� ;„o �g o oS � N; � a X0c ” ' ° _ �= m 1 Y R :e 8° o ° i - a F"z �m a 3 a gb " g ° i F ; "$ ai 3 °" ozc gRz� � Ap i p° _ '^ °rg° � of 0 �p s €5$m 2no" tgq � RAAg 0 ��o ' N= �; 86 m g� rN ;"°T as"p (,%;16 Fa o(i!A! 6 E r_ _ ° Ai_ 2 '01A;`° gym`" �: V a ia'^ b: 02 m N m^ f° to 6 c " v o� F gmvx yva9 °$ $� 5 - 5 o m 9 gi Vm ;� N !A y `A"N °s o 1,0:9 g � � �5 " �F P 1 i � c�;iv 1N�o� o^°x� £c =Y = �i a�F�o ym9m v'�F "F vF~�v'�' �� m "z'" t"'gm NAB £' X a °i "$°>m gx of - d 9 X0., >R g" z° _ �q� g 5_ moo �� " R� m � =� �N� o �_ m � � Oy o Aim m T ,, I a ° ° 4 I I • cJ s 2 \ \ REMAINDER DER OF \ I E 4 � \\. LOT 19 s \ IT s �Aq y ',11...9)7,\92‘.0\0A13 I f R P la �� 66 611 �\ � � $P !m � 88L �[ > soz A R \ > pJ ^ e =][:=][: �J 7C fn7l1 'a 1 v 8 `x �� q —1_1= og m=o w F n Z V �y z m�� = o �O� ' rt 214 mm „W b8 z w -0 00 v' s, '� as A 1r4111K4F 2= E8W g'Z v� o° 0 ° Lets 5 0 _� GJ' N �: -�_ dCOCF� s' a w - - riJ Oy I'. . 177 _Fli-L 1. . co;ozl. "xIYAaDIS -�.,Sa.�zs�os • -I ,(/ �1 o m 4109 ADDRESS:6410 ICIRBY DRNE ` l I I�� p KIRBY DRIVE J l\ C � (0) > > m K K 3 D D D I D I D I I m m I I m m r I I I m I I I I o I C7 0 I A W N ? W N n W N = , W N - O _ _ p t y 4 O O�m m r N rmA 1Az5°A v s Z fD F 7 > ;a N (7 y z m o czi z�o y o n 0 A o z Z�1vA r> T p o a .n % a c ° "' zv v m O xm z � � o c'>1 c( 4 m n x ro "?�o ,7( a m <SpEgo Z v �n- — mY a ona O zs Z 5,T; == z z x 6 v z z Q rr ta` $44444 "��n e3 CD rnoo pp P ->;�nn`��g ° >>>>>- "i$yj#�ipli x° m SALAD HEAD a1s :$i m o , e co 5410 KIRBY DR. HOUSTON,TX 77005 !sq: u N V Z ' , , 1 1?.; r 11,, • ni m o c O 8-='. 1r 11111144111 O 1 PU@ °. e o C p •'• I p ,\ --- -i I o o I •° IDIr 1. ® L - aI ' T ® ® n o 0 0 ' If NIP ■-;r41( ® p I p 7-=�.�. III II I11 �• • '. 0 ter 0I 11 I I I t ,, y .__I AO >o O 1 1 m p O C —I �' P D $ K__# o s co �a ^Ni \r W � m ( O \ a � /;: r \�i, N A *jfror aa -7 D \,, 0 --i gilop 1 ig g= i > Ei O ilg Y8 :omm • • '5' �.. ou O INI 4Hi Ril C off . /g 0+ i i 1 _ — — —® /1;' I r � 11 \ \ I 1 % I B I 1 i 1 w - I A: I [ i " .' '► AN C II 1 L -' ID 1 i C .� I 1 - ® LJ g � �, 'D X% i 00 1 Imo- a— ∎.\ca -- �—— — ° \ \ F= iDD O m"ZTmo 16 = A ZZDAlN•IA V1Z0�O •\ /^\\ D� �C 2A-m; w -Ti zx z mm mm m oZ s. Qz0TOZO \ 0 :, 0 ,i PIT m4 m »og= 12",,,-5 m�� O cz z DZ DZ 0 OOmAZm Zm�c> Q gc� o r� �Pz„ mA o°� 0 y ;� VI mA mA OOm0 0 /\ ,��Gk.�y O� D� FT FT ADAANm 44 mo m' D' °mio _i m O� O� D _ Z ZZ ZZ Or � � N A D ND N /J A D Or Or O N D o 9•og o - m <4 oDDOOS SALAD HEAD 1 i i, ' m 01 0 5410 KIRBY DR. a I�I rq 1piF MI E 0 HOUSTON,TX 77005 v$`i"xis 4�"I g r +n ese_ ___ www.jknesek.com main(713)775-6490 Ok associates 3418 Hwy 6 South Suite B 336 Houston,Texas 77082 Technical Memorandum To: Andrew Alvis Associate NewQuest Properties 8827 West Sam Houston Parkway North#200 Houston, Texas 77040 From: Jason Knesek, P.E., PTOE JKnesek&Associates, Inc. 3418 Highway 6 South, Suite B 336 Houston, Texas 77082 TBPE#F-10428 Date: February 22, 2019 Subject: SaladHead Development Preliminary Traffic Analysis The technical memorandum documents the existing traffic volumes,the projected traffic volumes, and the field observations in the vicinity of the proposed SaladHead development located at 5410 Kirby Drive (northwest corner of Kirby Drive and Sunset Boulevard) in the City of West University Place. JKnesek&Associates, Inc. Page 2 of 8 Existing/Former/Proposed Development The existing improvements on the 5410 Kirby Drive site consist of a retail building with direct access to Kirby Drive and Sunset Boulevard. Currently, a portion of the on-site building is occupied by a Smoothie King restaurant while the other portion(1,530 square feet)of the building is vacant. A field photograph of the existing site development is illustrated in Figure 1. Formerly, the vacant portion of the building was occupied by an Eat Fit Go store. The proposed development would transform the currently vacant space into a SaladHead restaurant. According to the owners, SaladHead is, "a fast casual sit-down restaurant focused on healthy salads and food utilizing local farmers and purveyors..." A site plan of the proposed development is attached. Figure 1: Field Photograph of the Existing 5410 Kirby Drive Site 4 AMA.SMOOTH1, KING 1- i J• �'`.. HEALTHY FOODS i 1 VII "li ' , 1 4- W. _ '1' : ' . ' ' . t a #b{ �� ., �. .�. ��, OM JKnesek&Associates, Inc. Page 3 of 8 Traffic Counts 24-hour traffic movement counts were recorded at the intersection of Kirby Drive at Sunset Boulevard on February 19, 2019. The traffic counts indicate that approximately 37,300 daily vehicles Kirby Drive and approximately 2,900 daily vehicles travel on Sunset Boulevard travel adjacent to the 5410 Kirby Drive site. The Kirby Drive traffic counts indicate that the Mid-Day Peak hour(Noon to 1:00 p.m.) traffic volume is approximately 91%of the PM Peak hour(5:45 p.m. to 6:45 p.m.)traffic volume. Graphical depictions of the Kirby Drive and Sunset Boulevard 24-hour traffic volume counts are illustrated in Figure 2 and Figure 3, respectively. A detailed account of the recorded traffic counts is attached. II JKnesek&Associates, Inc. Page 4 of 8 Figure 2: Existing 24-Hour Traffic Count—Kirby Drive 1,600 "Northbound Kirby Drive 1400 ■Southbound Kirby Drive — — 1,200 - r — _ 1,000• •> 800 _ L Js X00 -- — _— 400 __.. ._._:. 200 _ , A\i _ :A Ai 1 ,A Al VA1 V\1 l,, \\1 1'P\1 : 10,: `! Figure 3: Existing 24-Hour Traffic Count—Sunset Boulevard '50 'Eastbound Sunset Boulevard 200 "Westbound Sunset Boulevard C.) E 0 150 > _ v - w _ 100 - —iiiIt 12 AM 2AM 4AM 6AM 8AM 10 AM l2,P\1 2 P\I 1PM 6PM 8 PM 10 PM JKnesek&Associates, Inc. Page 5 of 8 Trip Generation To estimate the traffic volumes that will be produced by the proposed SaladHead development,trip generation rates for a fast-casual restaurant(ITE Code 930)were obtained from the ITE Trip Generation manual (10th edition). A description of ITE Code 930 is attached. In total,the proposed development is projected to generate 482 daily trips, 3 trips in the AM Peak period, and 22 trips in the PM Peak period. To estimate the traffic volumes that were be produced by the former Eat Fit Go development, trip generation rates for a fast food restaurant without Drive Thru Window (ITE Code 933) were obtained from the ITE Trip Generation manual (10th edition). A description of ITE Code 933 is attached. In total, the former development is projected to have generated 530 daily trips, 38 trips in the AM Peak period, and 43 trips in the PM Peak period. Comparison of the trip generation rates for the former development and the proposed development indicate that the proposed development is projected to generate approximately 9%less daily trips and approximately 50%less PM Peak trips than the former development. Additionally, based on the restaurant characteristics, it is expected that the peak hour of generation for the proposed development will be in the middle of the day for a lunch crowd as opposed to the evening for a dinner crowd. Detailed calculations of the trip generation are attached. JKnesek&Associates, Inc. Page 6 of 8 Projected Traffic Comparison Comparison of the existing traffic in the study area and the projected traffic generated by the proposed SaladHead development indicates the following: • Projected traffic generated by the SaladHead development is approximately 1.3%of the existing 24-hour volume on Kirby Drive. • Projected traffic generated by the SaladHead development is approximately 0.8%of the existing PM Peak volume on Kirby Drive. A graphical depiction of the existing traffic in the study area and projected traffic generated by the SaladHead development is illustrated in Figure 4. Figure 4: Traffic Volume Comparison 40,000 37,304 30,000 •24-Hour Volume 20,000 •PM Peak Period Volume 10,000 2,630 2,909 ® 364 482 22 0 -- Kirby Drive Sunset Boulevard SaladHead Development JKnesek&Associates, Inc. Page 7 of 8 Field Observations Initial field observations at the site revealed that due to a ve ry low curb, vehicles access the site along the entire Kirby Drive frontage, creating a large number of vehicle-vehicle and vehicle-pedestrian conflict points on the site. Field observations were conducted on February 20, 2019 from approximately 4:30 p.m. to 6:30 p.m. to observe traffic conditions in the study area while traffic cones were placed along the Kirby Drive sidewalk in front of the 5410 Kirby Drive site. The cones were placed in order to represent a modified parking design that allowed access along Kirby Drive only at a driveway on the south side of the site. During the field observations, vehicles accessing the site to/from Kirby Drive utilized the opening on the south side of the site and did not disturb the traffic cones. A field photograph of the 5410 Kirby Drive site with the traffic cones in place is illustrated in Figure 5. Figure 5: Field Photograph: Traffic Cones Placed on the Kirby Drive Sidewalk • s !: IF ' ./• JKnesek&Associates, Inc. Page 8 of 8 Summary and Conclusions • The proposed SaladHead development is a 1,530 square foot fast casual restaurant development located in the space formerly occupied by Eat Fit Go at 5410 Kirby Drive. • Traffic counts reveal that approximately 37,300 vehicles pass the proposed development on Kirby Drive on a typical weekday. • The proposed SaladHead development is projected to generate approximately 22 trips in the PM Peak period, approximately 50% less than the projected trips generated by the former development. Due to the nature of the restaurant, it expected that the highest traffic will be generated mid-day, when existing traffic volumes in the study area are less than the PM Peak traffic volumes. • The trips generated by the proposed SaladHead development equate to approximately 1%of the traffic volume on Kirby Drive at the site over the course of the day and in the PM Peak period. • A modified parking design at the site could reduce the number of vehicle-vehicle and vehicle-pedestrian conflict points at the site. Please let me know if you have any questions or comments regarding the traffic operations in the site vicinity. Sincerely, i ytA�E OF ``� . t 1l I i�.: `om • JASON................R. KNESEK j 410) ... i r Jason Knesek, P.E., PTOE 2, 7d1 President Attachments " o em ; �, v m a U , u v -, c) m r r '"0 ° ° "=$o o°om°c g� Epc 2g, oa �i mo9p� °1 �� 4i� mm '" ° � IA' o°�r 3 $� ' € �a° p _ °� p mg „ air - = m�°=11 -� =s$ ° _ 49'" g3= a ° _: Um" g_ m oi4-F z * 1 2a ° �s m m A;a €A o � Vim° m " p>x g PIP °Nm N �� ° "p A co M a AF °p ° 01 mo> m "g °gyp° =g n= ,: g" 'amp" - 14: $ vA ��mp fTl as z 51;, 13 ° 9,29= 93 a m o8� A �� m �°� ao� >F m�� fo ° .° � � ° �o3m se° n ^�°sR n ae n A m 0 °;m 1S7„N^ =a 8§a HP Dom « 4 "a= °�a"oA AP DJ 8 a 'i:P Vii; 0 _'S a Fo a 26€ �; o =1 R� No1 el ; 0” o We—o- aA 4.N m am=gAo 8 - 8: Z "8�� I'_ � K 8 $F r. m > �� qm g"Oi 0:1= P1 z� mocz r,m =f io ° m b D 411 Eh �f7t � � _�R �. s � ��No = " go= �'o. 3cap �o;om Z k� -1 b!!!o O 1AF °KR ,�(JJ _ v - °,°m2 ..- 5 - m p0 2-t6Ea" w oo^j v oo -'m �oo r � � 9 � D '�mm� �� o Fz;;c ��"zo �o�O ss m ,1 A a 1m r '' _ m ,Im �°= ff $P _F^N m R9 "S � 9X.ova � $vo N � � � s m � E; � <- EN > �° "' s°'^ �°'^^=ate �� g 3p n � rn �m �� €~ o - m� � ij >°F mom»m �o mT� A �mc �m� O 3{R F7-x 7g -3 az Z i ° °am m .m2 mm ° L cm, r,,m - n-° - pg. - o cfin r 1,8 rn � � m �A- o yiR� z � ��' � .a= - o2m lh �� ' €° m - � mm 3 �°_ 4r,`�^ �� m '1' - � M 8p °sue -2�u gym: a a ! � Fx m g=D �� o� o �m S'"_ R a� � � m A F pF Ormmo =A°h° : 'o m =VP4 °a0m _1E, m Xmo 4 �=1 _s� (A A a 11R � • v v mF � !j1 AA m9 s"i4 u°=i =o °m � '^Ly y � m�r' ~� =r"S� is € s s* a ri l^t s o�E W N - m, 3 1.p 2 2 "g6* "" gm4~ m 4= 1y" ^4 Agar Fop g,10!o4_§= g � g� HOC m� � ° _ �m� F g n °, �mA ° �i g 1 = s1 AXI:gam's s F� §-1m � 2q Al: o _ sp Epmm = PI x; m , € ;p 2=1 a > `� 8 2`2 -; 1.26 g °71„ o "A Fos"m;om '2_T, zg Rpg o,7= 1 $ �fio^$�� I � qq� o �,� �_ � o� �Rf�Nmm �� 2oma x ° 4oE r" a � A"=�� s � m � ° " gym° °�p�N = �� .F mF c �� oA�$ " m 08 30 �6m '.Aa o"N v FP 8 RA E TA [XI = 0 0 0 �s � a �� o a p � 8m € m4m "�A � �° ° 9 " _ � m�A m m' �E gyp., °§ i a 4 ; _ _ AYT' ' ; m "' o";z' ymzoo mien<� m4 =`W : c gR ngl; gAo op9 mm pzo 3 ;!0,1; N m f i o 4 m r i 5 . o m =mo ,,:vn Ng ° N drops 2m � >r, Pg g m °m om >mm m F yt, �= mF °$ g Ox g min=z �� A _ p ig °mm oty ^oo 4> k.:m = Km i >a �imF i=m0, -. Mg. F A i a mm " - > g "° gal � o2 - ` iE P ml : sm"= "oF N I x° fig" n ° a" of ==p1 ; A A °N $,`a m -al P''F, A= x €pEa sg m2 " 2 Rm " � - ^gym F� �oox ,°�N�» i° $ _ F°c"m a� _ rs- I f "- I 11 r Dt�I N N I G L REMAINDER 1 fSj 1 8 \ OF I r ip g Q 3141 ,66'611 M.S6,SZo00N� � � > ITf i; k , Nom^ N. � oo —Li—Z s ►� `,„`,1 L=3 a ra Z m G7 I, D Co V , z—I 41/....=. —___ ......-_,,. ;,-„, - ,, - ...il�. . ^ _ U s (off u lip U O Fn A C yfi .l I O \�� Rrl A �Y7 0) o4 8 < . -- . p• A ,0.....81.1 -�1 r'1 w / (� r nN n — I n n '1.` A f7 PV y��— LLJI o . :zO;ozc_ ^,ingianuzzsa,agxos - = VON ADDRESS:5410 KIRBY DRIVE �� KIRBY DRIVE Cq (80'R.O.W.) O (c) (:EE) 2 u > > -0 -p -0 m m m m mm K K C D D D I D I D W N c . W N m W N n ? W N O O u 0 0 o i \/ - v SS ° �_ wom FR 1 o HI o x z °<vi� 1�� g� mo O m m V Z mo r-'7, mmF FR c ? Hy>I o r , ° in y r°o^im° Sy �� - ,A 0 ZL ° ! D 0 IAZ NZ omA �AC7 c N ZZL n O m y N ' - -6 ��p 2 ` R ii x v' T' x01333 D D ° LO nD D PPm D nnZ P N ? ° Z D . T hzx Z r '=fir 2$' , �Q,,,.,.- j D O ON ON NDZ °° Z° m ° Z ° N� /1 A� $1 r�s D 3 XRRA�Y,M Q'p1p71 Z i cv� cv� oo �� ° z z w L, ? "�Q Kr - D D s °zz a v z Z _ ' a' G 3 z S'zictilf m >e °f $ U) z z -- b it'R4 1454 sn , X Fr g 4 A A: Cl) r. A a A s _ _ y m 1 x / DDDDDS _ SALAD HEAD � e � ' m 0 mOm ° > . 5410 KIRBY DR. `s �$g9�€ t4F,4, �A f n s:�R$ � i c, VJ Ti g HOUSTON,TX 770054€a�� "�4 +n^ 9 €g,,s_�3o Z` Kirby Drive at Sunset Boulevard Intersection Traffic Movement Counts-February 19, 2019 Roadway:, Kirby Drive Sunset Boulevard Approach: Northbound Southbound Eastbound Westbound Movement: Left Thru Right Left Thru Right Left Thru Right Left Thru Right Time Start 12:00 AM 0 39 0 1 24 0 0 0 0 0 0 0 12:15 AM 0 34 0 0 17 0 0 0 0 1 0 0 12:30 AM 0 23 1 0 11 0 0 0 0 0 0 2 12:45 AM 0 27 I 0 12 0 0 0 1 2 0 3 1:00 AM 0 13 2 0 19 0 0 0 0 0 0 0 1:15 AM 0 12 0 0 11 1 0 0 0 0 0 0 1:30 AM 0 14 0 0 9 0 0 0 0 0 0 0 1:45 AM _ 0 17 0 1 7 0 0 0 0 0 0 1 2:00 AM 0 13 0 1 5 0 0 0 0 1 0 1 2:15 AM 0 18 1 0 9 0 0 0 0 0 0 0 2:30 AM 0 12 0 0 7 0 0 0 0 0 0 0 2:45 AM 0 9 0 0 8 0 0 0 0 1 0 0 3:00 AM 0 6 0 1 9 0 0 0 0 0 0 0 3:15 AM 0 9 0 0 10 0 0 0 I 0 0 0 3:30 AM 0 11 0 0 7 0 0 0 0 0 0 0 3:45 AM 0 10 0 0 13 0 0 0 0 0 0 0 4:00 AM 0 10 0 0 12 0 0 1 0 0 0 0 4:15 AM 0 12 0 0 23 0 0 0 0 0 0 0 4:30 AM 1 17 0 0 27 0 1 0 0 0 0 0 4:45 AM 0 27 I 0 27 0 0 0 3 0 0 0 5:00 AM 0 35 0 0 61 0 0 0 0 1 0 1 5:15 AM 0 44 0 2 79 0 2 0 0 2 0 0 5:30 AM 0 61 0 1 128 0 I 0 1 0 1 1 5:45 AM 0 73 0 2 154 0 0 I 2 5 0 3 JKnesek&Associates,Inc. February 22,2019 Kirby Drive at Sunset Boulevard Intersection Traffic Movement Counts-February 19,2019 Roadway: Kirby Drive Sunset Boulevard Approach: Northbound Southbound Eastbound Westbound Movement: Left Thru Right Left Thru _ Right Left Thru Right Left Thru Right Time Start 6:00 AM 0 82 0 1 168 1 0 0 3 7 1 3 6:15 AM 1 124 3 3 214 0 2 0 2 4 0 0 6:30 AM 0 140 5 4 245 2 3 4 5 10 1 3 6:45 AM I 178 2 1 254 2 3 5 7 4 2 3 7:00 AM 0 206 4 6 254 0 6 7 5 15 3 6 7:15 AM 0 269 9 6 288 1 4 8 5 7 I 5 7:30 AM 3 294 7 7 297 2 3 19 2 13 6 9 7:45 AM 8 257 8 11 295 4 4 26 9 14 5 10 8:00 AM 2 275 8 10 280 3 7 38 6 13 13 14 8:15 AM 3 264 16 6 305 1 11 35 5 13 17 8 8:30 AM 4 266 10 11 271 4 3 31 8 11 9 9 8:45 AM I 248 12 18 313 2 4 22 8 13 10 6 9:00 AM 3 226 13 16 299 3 5 28 4 15 10 17 9:15 AM 3 251 11 15 279 5 7 26 10 8 16 18 9:30 AM 3 239 8 13 260 4 4 14 6 10 7 20 9:45 AM 3 221 9 10 294 1 2 16 6 13 4 19 10:00 AM 4 211 8 11 245 3 3 6 '_ 14 11 19 10:15 AM 2 254 7 19 273 2 1 17 3 16 9 17 10:30 AM 6 278 6 12 279 2 2 12 8 17 12 12 10:45 AM 5 287 5 17 253 4 3 15 5 11 16 20 11:00 AM 4 297 17 10 244 2 3 20 3 18 13 21 11:15 AM 4 270 6 14 254 6 1 16 8 18 9 28 11:30 AM 12 298 10 13 241 6 1 1 16 7 13 13 26 11:45 AM 6 299 9 10 249 2 3 11 7 15 13 14 JKnesek&Associates,Inc. February 22,2019 Kirby Drive at Sunset Boulevard Intersection Traffic Movement Counts-February 19,2019 Roadway: Kirby Drive Sunset Boulevard Approach: Northbound Southbound Eastbound Westbound Movement: Left Thru Right Left Thru Right Left Thru Right Left Thru Right Time Start 12:00 PM 9 300 11 12 240 0 3 14 8 24 17 16 12:15 PM 4 303 12 14 298 2 2 11 8 19 15 22 12:30 PM 10 294 9 14 244 3 5 16 5 21 13 22 12:45 PM 17 300 11 14 265 2 5 15 3 15 11 22 1:00 PM 7 259 11 25 234 0 2 17 13 18 11 28 1:15 PM 7 285 10 13 312 4 3 10 2 7 10 19 1:30 PM 4 285 6 13 244 5 5 6 4 ?1 13 21 1:45 PM 4 317 16 18 264 2 4 18 5 18 17 15 2:00 PM 10 293 7 20 212 0 5 17 6 14 16 19 2:15 PM 6 307 9 7 292 6 4 14 0 13 20 12 2:30 PM 7 286 8 13 224 3 5 13 6 15 20 19 2:45 PM 12 319 12 18 248 3 4 25 4 9 14 25 3:00 PM 6 304 9 10 241 3 5 26 8 10 21 24 3:15 PM 6 308 10 12 264 3 5 20 3 10 20 20 3:30 PM 6 295 6 15 218 4 1 19 11 10 26 23 3:45 PM 6 319 4 17 275 2 4 28 7 20 28 16 4:00 PM 6 282 12 11 227 3 4 18 4 21 27 18 4:15 PM 10 292 11 14 270 2 5 16 6 13 24 20 4:30 PM 6 276 11 13 288 1 2 26 7 22 33 18 4:45 PM 9 304 4 9 270 1 1 29 I 19 31 18 5:00 PM 5 299 8 13 276 4 3 26 5 37 48 21 5:15 PM 3 275 7 15 314 1 0 28 6 26 36 16 5:30 PM 5 281 9 21 278 0 3 41 5 26 51 15 5:45 PM 10 297 11 15 317 8 6 27 9 29 34 21 JKnesek&Associates,Inc. February 22,2019 Kirby Drive at Sunset Boulevard Intersection Traffic Movement Counts-February 19, 2019 Roadway: Kirby Drive Sunset Boulevard Approach: Northbound Southbound Eastbound Westbound Movement: Left Thru Right Left Thru Right Left Thru Right Left Thru Right Time Start 6:00 PM 9 313 7 12 280 4 3 31 4 21 26 22 6:15 PM 6 324 7 16 332 3 0 22 6 21 33 14 6:30 PM 6 333 7 10 283 2 2 11 6 17 16 13 6:45 PM 8 304 9 8 278 6 2 8 7 16 15 13 7:00 PM 5 323 3 7 258 2 2 4 7 15 15 7 7:15PM 1 313 4 7 191 4 0 7 4 3 11 10 7:30 PM 9 329 2 4 177 2 1 2 3 12 9 9 7:45 PM 2 256 5 2 189 4 I 4 1 5 6 9 — 8:00 PM 0 208 2 5 191 1 0 1 2 3 3 8 8:15 PM 1 198 0 2 136 4 2 1 4 I 8 3 8:30 PM 0 230 6 10 153 2 0 2 I 6 I 9 8:45 PM 2 199 3 4 134 2 2 2 I 6 3 7 9:00 PM 2 218 3 4 165 1 2 1 2 5 6 2 9:15 PM 2 168 0 3 118 0 0 4 I 2 4 2 9:30 PM 1 181 I 0 110 1 1 0 1 1 2 6 9:45 PM 1 193 0 3 84 1 1 0 0 2 0 5 10:00 PM 0 173 0 2 101 2 1 0 0 1 0 1 10:15 PM 0 152 0 I 78 1 2 0 0 6 2 6 10:30 PM 0 153 I 0 89 0 0 0 0 1 2 6 10:45 PM 2 137 2 0 64 0 0 0 0 0 0 4 11:00 PM 0 96 0 I 33 0 0 0 1 2 0 4 11:15 PM 0 89 I 0 33 0 0 0 0 1 0 2 11:30 PM 0 70 0 0 34 1 0 0 0 0 0 2 11:45 PM 0 59 1 0 28 0 0 0 0 2 0 0 24-Hour Total 311 18,379 487 700 16,897 168 207 974 329 891 920 953 %of Approach 1.6% 95.8% 2.5% 3.9% 95.1% 0.9% 13.7% 64.5% 21.8% 32.2% 33.3% 34.5% %of Movements 46.5% 43.1% 3.7% 6.7% %of Intersection 89.6% 10.4% JKnesek&Associates,Inc. February 22,2019 Kirby Drive at Sunset Boulevard Peak Hour Intersection Traffic Movement Counts-February 19,2019 Roadway: Kirby Drive Sunset Boulevard Approach: Northbound Southbound Eastbound Westbound Movement: Left Thru Right Left Thru Right Left Thru Right Left Thru Right Time Start 7:30 AM 3 294 7 7 297 2 3 19 2 13 6 9 7:45 AM 8 257 8 11 295 4 4 26 9 14 5 10 8:00 AM 2 275 8 10 280 3 7 38 6 13 13 14 8:15 AM 3 264 16 6 305 1 11 35 5 13 17 8 AM Peak Hour 16 1,090 39 34 1,177 10 25 118 22 53 41 41 5:30 PM 5 281 9 21 278 0 3 41 5 26 51 15 5:45 PM 10 297 11 15 317 8 6 27 9 29 34 21 6:00 PM 9 313 7 12 280 4 3 31 4 21 26 22 6:15 PM 6 324 7 16 332 3 0 22 6 21 33 14 PM Peak Hour 30 1,215 34 64 1,207 15 12 121 24 97 144 72 (15) (1207) (64) '_ 41 (72) 10 1,177 34 4— 41 (144) Sunset Boulevard y 53 (97) (12) 25 _ T (121) 118 —a 16 1,090 39 (24) 22 -4 (30) (1215) (34) Kirby Drive #- A.M.Peak Period Turning Movements (#)- P.M.Peak Period Turning Movements JKnesek&Associates,Inc. February 22,2019 KIRBY DRIVE NORTH OF SUNSET BOULEVARD 24-Hour Traffic Counts - February 19, 2019 Time Northbound Kirby Drive Southbound Kirby Drive Start :00 :15 :30 :45 I Ttl. :00 :15 :30 :45 I Ttl. 12 AM 39 34 25 30 ' 128 25 17 11 12 I 65 1 AM 13 12 14 18 I 57 19 12 9 8 I 48 2AM 14 18 12 9 1 53 6 9 7 8 1 30 3 AM 6 9 11 10 I 36 10 10 7 13 I 40 4 AM 10 12 18 27 - 67 12 23 27 27 i 89 5 AM 36 46 63 76 I 221 61 81 129 156 I 427 6 AM 85 126 146 184 = 541 170 217 251 257 1 895 7 AM 218 278 306 271 I 1073 260 295 306 310 1 1171 8 AM 296 283 278 258 1 1115 293 312 286 333 1 1224 9 AM 248 276 263 242 - 1029 318 299 277 305 I 1199 10 AM 233 272 292 310 i 1107 259 294 293 274 1 1120 11 AM 321 299 335 316 I 1271 256 274 260 261 1 1051 12 PM 319 327 321 327 1 1294 252 314 261 281 1 1108 1 PM 289 307 311 336 - 1243 259 329 262 284 I 1134 2 PM 317 323 310 348 I 1298 232 305 240 269 I 1046 3 PM 333 333 319 339 I 1324 254 279 237 294 - 1064 4 PM 304 317 296 323 1 1240 241 286 302 280 I 1109 5 PM 323 291 299 324 1 1237 293 330 299 340 1 1262 6 PM 338 338 348 319 1 1343 296 351 295 292 - 1234 7 PM 332 323 339 266 I 1260 267 202 183 195 I 847 8 PM 216 203 239 208 - 866 197 142 165 140 1 644 9 PM 222 170 188 199 1 779 170 121 111 88 1 490 10 PM 175 160 159 141 1 635 105 80 89 64 I 338 11 PM 100 91 72 59 I 322 34 33 35 28 1 130 24 Hour 19,539 17,765 AM Peak Hour: 2,377 7:30 AM to 8:30 AM PM Peak Hour: 2,630 5:45 PM to 6:45 PM 1,600 •Northbound Kirby Drive 1,400 — ■Southbound Kirby Drive — 1,200 — — — - _ 1 1,000 - _ - — 0 w 800 — F- _ 600 - 1. — o 400 --— 200 - — 0 i-ripm,fn 12 AM 2AM 4AM 6AM 8AM LOAM 12 PM 2PM 4PM 6PM 8PM 10 PM JKnesek&Associates,Inc. KIRBY DRIVE SOUTH OF SUNSET BOULEVARD 24-Hour Traffic Counts -February 19, 2019 Time Northbound Kirby Drive Southbound Kirby Drive Start :00 :15 :30 :45 1 Ttl. :00 :15 :30 :45 1 III. 12 AM 39 34 24 28 i 125 24 18 11 15 1 68 1 AM 15 12 14 17 - 58 19 11 9 7 1 46 2AM 13 19 12 9 1 53 6 9 7 9 1 31 3 AM 6 9 11 10 1 36 9 11 7 13 1 40 4 AM 10 12 18 28 1 68 12 23 27 30 1 92 5 AM 35 44 61 73 1 213 62 81 129 161 1 433 6 AM 82 128 145 181 1 536 178 220 260 265 1 923 7 AM 210 278 304 273 1 1065 274 300 312 318 1 1204 8 AM 285 283 280 261 1 1109 299 323 290 334 1 1246 9 AM 242 265 250 233 = 990 318 297 276 313 - 1204 1 10 AM 223 263 290 297 - 1073 261 292 304 269 1 1126 11 AM 318 280 320 314 1 1232 265 280 261 271 1 1077 12 PM 320 319 313 328 1 1280 272 325 270 283 1 1150 1 PM 277 302 295 337 1 1211 265 321 269 287 i 1142 2 PM 310 322 301 343 1 1276 232 305 245 261 € 1043 3 PM 319 324 307 329 1 1279 259 277 239 302 1 1077 4 PM 300 313 293 317 1 1223 252 289 317 290 1 1148 5 PM 312 285 295 318 1 1210 318 346 309 355 1 1328 6 PM 329 337 346 321 1 1333 305 359 306 301 1 1271 7 PM 331 318 340 263 1 1252 280 198 192 195 1 865 8 PM 210 199 236 204 1 849 196 141 160 141 1 638 9 PM 223 170 183 194 1 770 172 121 112 86 - 491 10 PM 173 152 154 141 1 620 102 84 90 64 - 340 11 PM 96 90 70 60 1 316 36 34 34 30 1 134 24 Hour 19,177 18,117 AM Peak Hour: 2,397 7:30 AM to 8:30 AM PM Peak Hour: 2,655 5:45 PM to 6:45 PM 1,600 •Northbound Kirby Drive 1,400 •Southbound Kirby Drive 1 1,200 — -- — — — = 1,000 — o — w 800 _ cci L >, 600 - — 400 P. 200 -- — 0 im ,m,n—, r . 12 AM 2AM 4AM 6AM 8AM 10 AM 12 PM 2PM 4PM 6PM 8PM 10 PM JKnesek&Associates,Inc. SUNSET BOULEVARD EAST OF KIRBY DRIVE 24-Hour Traffic Counts -February 19, 2019 Time Eastbound Sunset Boulevard Westbound Sunset Boulevard Start :00 :15 :30 :45 1 Ttl. :00 :15 :30 :45 I Ttl. 12AM 1 0 1 1 I 3 0 1 2 5 1 8 1AM 2 0 0 1 - 3 0 0 0 1 1 1 2AM 1 1 0 0 - 2 2 0 0 1 = 3 3AM 1 0 0 0 I 1 0 0 0 0 1 0 4AM 1 0 0 1 _ 2 0 0 0 0 1 0 5AM 0 2 1 3 I 6 2 2 2 8 = 14 6AM 1 6 13 8 1 28 11 4 14 9 - 38 7 AM 17 23 33 45 - 118 24 13 28 29 1 94 8 AM 56 57 52 52 - 217 40 38 29 29 = 136 9 AM 57 52 35 35 1 179 42 42 37 36 - 157 10 AM 25 43 30 37 135 44 42 41 47 = 174 11 AM 47 36 39 30 I 152 52 55 52 42 1 201 12 PM 37 37 39 40 I 153 57 56 56 48 1 217 1 PM 53 33 25 52 - 163 57 36 55 50 = 198 2 PM 44 30 34 55 I 163 49 45 54 48 1 196 3 PM 45 42 40 49 I 176 55 50 59 64 - 228 4 PM 41 41 50 42 I 174 66 57 73 68 - 264 5 PM 47 50 71 53 I 221 106 78 92 84 - 360 6 PM 50 45 28 25 1 148 69 68 46 44 - 227 7 PM 14 18 8 11 11 51 37 24 30 20 1 111 8 PM 8 3 18 9 I 38 14 12 16 16 I 58 9 PM 8 7 1 3 I 19 13 8 9 7 1 37 10 PM 2 1 1 2 I 6 2 14 9 4 - 29 11 PM 1 1 0 1 _ 3 6 3 2 2 1 13 24 Hour 2.161 2,764 AM Peak Hour: 365 10:45 AM to 11:45 AM PM Peak Hour: 581 5:00 PM to 6:00 PM 400 •Eastbound Sunset Boulevard _ 350 — •Westbound Sunset Boulevard 300 a 250 o — — w 200 — — — as T 150 — — — _ _ - T, _ 100 PO - - 50 — _ —r 0 —7--,---r-- r-- Pilt, , , , 41,11111,181,1k , ,12 AM 2AM 4AM 6AM 8AM 10 AM 12 PM 2PM 4PM 6PM 8PM 10 PM JKnesek&Associates,Inc. SUNSET BOULEVARD WEST OF KIRBY DRIVE 24-Hour Traffic Counts - February 19, 2019 Time Eastbound Sunset Boulevard Westbound Sunset Boulevard Start :00 :15 :30 :45 i Ttl. :00 :15 :30 :45 1 TtI. 12 AM 0 0 0 1 1 1 0 0 0 0 - 0 1AM 0 0 0 0 - 0 0 1 0 0 1 1 2AM 0 0 0 0 1 0 0 0 0 0 = 0 3AM 0 1 0 0 I 1 0 0 0 0 = 0 4AM I 0 1 3 I 5 0 0 1 0 = 1 5AM 0 2 2 3 1 7 0 0 1 0 1 l 6AM 3 4 12 15 1 34 2 1 3 5 - 11 7 AM 18 17 24 39 1 98 3 2 11 17 1 33 8 AM 51 51 42 34 - 178 18 21 17 13 1 69 9 AM 37 43 24 24 1 128 16 24 14 8 1 62 10 AM 11 21 22 23 I 77 18 13 20 25 - 76 11 AM 26 25 34 21 1 106 19 19 31 21 1 90 12 PM 25 21 26 23 - 95 26 21 26 30 1 103 1 PM 32 15 15 27 = 89 18 21 22 23 - 84 2 PM 28 18 24 33 1 103 26 32 30 29 - 117 3 PM 39 28 31 39 - 137 30 29 36 36 I 131 4 PM 26 27 35 31 1 119 36 36 40 41 I 153 5 PM 34 34 49 42 1 159 57 40 56 52 I 205 6 PM 38 28 19 17 - 102 39 42 24 29 1 134 7 PM 13 I I 6 6 1 36 22 16 20 12 1 70 8PM 3 7 3 5 = 18 4 13 3 7 1 27 9PM 5 5 2 1 1 13 9 6 4 2 - 21 10 PM 1 2 0 0 1 3 2 3 2 2 I 9 11 PM 1 0 0 0 _ I 0 0 1 0 1 1 24 Hour 1,510 1,399 AM Peak Hour: 256 7:45 AM to 8:45 AM PM Peak Hour: 364 5:00 PM to 6:00 PM 250 •Eastbound Sunset Boulevard 200 •Westbound Sunset Boulevard N E — 1 150 — 0 > — _ _ 4 - - - Fl - -100 — O x - - 50 0 — i rl_'LirLi i AS it 1i--- 12 AM 2AM 4AM 6AM 8AM 10 AM 12 PM 2PM 4PM 6PM 8PM 10 PM JKnesek&Associates,Inc. Land Use: 930 Fast Casual Restaurant Description A fast casual restaurant is a sit down restaurant with no wait staff or table service. Customers typically order off a menu board, pay for food before the food is prepared and seat themselves. The menu generally contains higher quality made to order food items with fewer frozen or processed ingredients than fast food restaurants. Quality restaurant (Land Use 931), high-turnover (sit-down) restaurant (Land Use 932), fast-food restaurant without drive-through window (Land Use 933), fast-food restaurant with drive-through window (Land Use 934), and fast-food restaurant with drive- through window and no indoor seating (Land Use 935) are related uses. Additional Data Time-of-day distribution data for this land use for a weekday and Saturday are presented in Appendix A. For the one general urban/suburban site with data, the overall highest vehicle volumes during the AM and PM on a weekday were counted between 11:30 a.m. and 12:30 p.m. and 12:00 and 1:00 p.m., respectively. The sites were surveyed in the 2010s in Minnesota, South Carolina, Washington, and Wisconsin. Source Numbers 861, 869, 939, 959, 962 60 Trip Generation Manual 10th Edition•Volume 2: Data•Services(Land Uses 900-999) I War Land Use: 933 Fast-Food Restaurant without Drive-Through Window Description This land use includes fast-food restaurants without drive-through windows.This type of restaurant is characterized by a large carry-out clientele, long hours of service(some are open for breakfast, all are open for lunch and dinner, some are open late at night or 24 hours a day)and high turnover rates for eat-in customers.These limited-service eating establishments do not provide table service. Patrons generally order at a cash register and pay before they eat. Fast casual restaurant(Land Use 930), high-turnover(sit-down)restaurant(Land Use 932),fast-food restaurant with drive-through window(Land Use 934), and fast-food restaurant with drive-through window and no indoor seating (Land Use 935)are related uses. Additional Data The outdoor seating area is not included in the overall gross floor area. Therefore, the number of seats may be a more reliable independent variable on which to establish trip generation rates for facilities having significant outdoor seating. Time-of-day distribution data for this land use are presented in Appendix A. For the four general urban/suburban sites with data,the overall highest vehicle volumes during the AM and PM on a weekday were counted between 11:45 a.m. and 12:45 p.m.and 12:15 and 1:15 p.m., respectively. The sites were surveyed in the 1980s and the 2010s in Alberta (CAN), California, Colorado, Connecticut, Maryland, Montana, and Texas. Specialized Land Use Data One study provided data for a yogurt shop without a drive-through (source 414). The trip generating characteristics of this site differed from the sites included in this land use;therefore,trip generation information for this site is presented here and was excluded from the data plots. The site had a gross floor area of 860 square feet. It generated 13 vehicle trips during the weekday PM peak hour of adjacent street traffic and 16 vehicle trips during the weekday PM peak hour of the generator. Source Numbers 163, 247, 278, 319, 342, 414, 885, 977 130 Trip Generation Manual 10th Edition•Volume 2:Data•Services(Land Uses 900-999) tfl F-4 V y. ". o • ti O_ V C V.. e U r , G , r3 L V G M G V O .n 4. W H r2 cn F y -U N G .1 G T G O u N 9 M x _ € 3 a . - F M CZ n o 0 o 0 o 1 .. O "' e O W J, 4 N e W7i N `1 O '1 1 r O v Q O 5. cn 5.n` Clail r".1` U O Cl N N q ci W. O 1 o G- R () F g" • y Q C x 3 n c U R Gr.. 7A N O N V •.8 W W o w O • C N cil y I G W ‘5,A o m o Q «s M ...,,, F O ,i- 0., M _ W ^� N O O 5D .... w W o R 7 F v JU M G N V O ,W c V ,..,,_co 8 D .• X -p ` 3 X el O . ,y a. F M s Q - Z " Z ° .- W W \. = N L C e �I Z W O r4.1 r i , 2 O °....I F I Z M r I .V x 7 IV C W O y = V a .a. 4 6 h V O M 3 0 0 c 3 2 . s H `o E O C7 0 o 0. C O F 8 Q R� y o °' o c w I w PARKING LEASE This Parking Lease(this"Lease"),is made on this r-7 day of January,2019 by and between BOKF, National Association, a national banking association d/b/a Bank of Texas ("Landlord"), and FAST CASUAL CREATIONS, LP, a Texas limited partnership d/b/a SaladHead("Tenant"). Landlord and Tenant are sometimes collectively referred to herein as the"Parties"and each of the Parties is sometimes singularly referred to herein as a"Party". RECITALS { WHEREAS, Landlord owns that certain real property located at 5500 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "A", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full (hereinafter the"Land"unless otherwise expressly indicated to the contrary),together with all of the improvements thereon and the appurtenances thereunto belonging (collectively hereinafter "Landlord's Parking Lot Property"); WHEREAS,Landlord's Parking Lot Property is located directly South of a Smoothie King restaurant located at 5410 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "B", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full(the "Smoothie King Tract"); WHEREAS, Tenant subleases Suite "A" upon the Smoothie King Tract, within which Tenant will operate a restaurant known as"SaladHead"; WHEREAS, Tenant desires to use a portion of Landlord's Parking Lot Property for Tenant's SaladHead employee parking purposes, and Landlord has agreed to allow Tenant to do so; and WHEREAS, Landlord and Tenant desire to enter into an agreement whereby Tenant may use a designated portion of Landlord's Parking Lot Property for such parking purposes. NOW, THEREFORE, for and in consideration of the premises, promises, mutual covenants,conditions and obligations contained herein,and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged and confessed,Landlord and Tenant respectively agree that Tenant may use a designated portion of Landlord's Parking Lot Property for SaladHead employee parking purposes,upon and subject to the following terms and conditions. AGREEMENT SECTION ONE DESCRIPTION OF TENANT PARKING TRACT Landlord hereby leases to Tenant those seven(7),designated parking spaces located within and upon the Northern boundary of Landlord's Parking Lot Property, as more particularly described and/or depicted in Exhibit "C", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full, along with reasonable ingress to and egress from such designated parking spaces within Landlord's Parking Lot Property (the "Tenant Parking Tract"). Landlord warrants and represents to Tenant that Landlord is the fee simple owner of the Tenant Parking Tract, and has full authority to hereby Lease the Tenant Parking Tract to Tenant. SECTION TWO TENANT'S ACCEPTANCE OF TENANT PARKING TRACT BY TENANT'S ACCEPTANCE AND EXECUTION OF THIS LEASE, TENANT UNDERSTANDS AND AGREES THAT,EXCEPT FOR THE EXPRESS WARRANTY OF TITLE STATED HEREINABOVE, LANDLORD HAS NOT MADE AND MAKES NO REPRESENTATIONS OR WARRANTIES AS TO THE TENANT PARKING TRACT OR ANY INFORMATION DELIVERED BY LANDLORD TO TENANT IN CONNECTION WITH THE TENANT PARKING TRACT. THE TENANT PARKING TRACT IS BEING LEASED BY LANDLORD AND ACCEPTED BY TENANT "AS-IS, WHERE IS, AND WITH ALL FAULTS" AND DEFECTS, KNOWN OR UNKNOWN, LATENT OR PATENT (AND TENANT HEREBY RELEASES AND HOLDS LANDLORD HARMLESS THEREFROM), WITHOUT ANY REPRESENTATION OR WARRANTY, ORAL OR WRITTEN, EXPRESS OR IMPLIED, INCLUDING, WITHOUT LIMITATION, ANY WARRANTIES OF FITNESS FOR A PARTICULAR PURPOSE, HABITABILITY, MERCHANTABILITY,SUITABILITY,QUALITY,SECURITY,AND/OR ZONING,ALL OF WHICH WARRANTIES LANDLORD HEREBY SPECIFICALLY DISCLAIMS,AND IN SOLE RELIANCE ON TENANT'S OWN INDEPENDENT INSPECTION AND/OR INVESTIGATION OF AND INTO THE TENANT PARKING TRACT. TENANT HEREBY ASSUMES THE RISK THAT ANY AND ALL ADVERSE MATTERS, INCLUDING, BUT NOT LIMITED TO, ADVERSE PHYSICAL, SECURITY, AND ENVIRONMENTAL CONDITIONS, MAY NOT HAVE BEEN REVEALED BY TENANT'S INSPECTION(S) AND INVESTIGATION(S) OF AND INTO THE TENANT PARKING TRACT. SECTION THREE RENT A. Rent. Tenant agrees to pay rent to Landlord for the Tenant Parking Tract("Rent"), throughout the Term (as hereinafter defined), of this Lease, in monthly installments of TWO HUNDRED AND EIGHTY DOLLARS ($40/space x 7 spaces), and increases by two point five percent (2.5%) yearly, regardless of whether all, some, or none of the designated parking spaces therein are actually used by Tenant. Rent shall be paid in advance on or before the first day of each consecutive calendar month of the Term. If the Term commences on a day other than the first day of a calendar month or ends on a day other than the last day of a calendar month,then monthly Rent will be appropriately prorated by Landlord based on the actual number of calendar days in such month. If the Term commences on a day other than the first day of a calendar month, then the prorated monthly Rent for such month shall be paid on or before the first day of the Term. Monthly Rent shall be paid to Landlord,without written notice or demand, and without deduction, counterclaim,or offset, in lawful money of the United States of America at Landlord's address as set forth in Section 13(A)hereinbelow, or to such other address as Landlord may from time to time designate in writing. 2 B. Late Fee. In the event Tenant fails to pay any installment of monthly Rent within five(5)days of its due date, there shall be due and owing to Landlord a"Late Fee"which shall be equal to ten per cent (10%) of the Rent which is paid late. Such "Late Fee" shall be due and payable immediately, without notice or demand, and shall be in addition to any other rent or charge, or interest thereon, provided for in any other section of this Lease. Landlord and Tenant agree that the "Late Fee" shall not be a penalty but shall rather be reasonable liquidated damages for a late Rent payment of Tenant hereunder because of the administrative burden upon Landlord caused by such late payment and the difficulty, inconvenience, and the uncertainty of ascertaining actual damages for such late Rent payment. SECTION FOUR USE OF TENANT PARKING TRACT Tenant shall use the Tenant Parking Tract only for personal passenger vehicle parking for Tenant's SaladHead employees (collectively hereinafter "Tenant's Parkers"), on Mondays- Sundays from 9:30 a.m. - 9:30 p.m. (Tenant's "Permitted Use"), and for no other purpose whatsoever. SECTION FIVE TERM This Lease shall be for an initial term of five(5) year(the "Initial Term"), commencing on March 1, 2019 (the "Commencement Date"), and expiring upon February 28, 2024. After the initial twelve (12) months of the lease (through 02/29/2020), Tenant shall have an option to terminate this lease in the event that the restaurant known as SaladHead goes out of business (the "Termination Option"). Tenant shall provide(90)day prior written notice("Termination Notice") to Landlord as a condition to exercising the termination option. SECTION SIX COMPLIANCE WITH LAW In Tenant's use and occupancy of the Tenant Parking Tract,Tenant shall fully comply with all applicable federal, state, county, and municipal statutes,rules,regulations, and ordinances. SECTION SEVEN REPAIRS; MAINTENANCE; IMPROVEMENTS; AND LIGHTING A. Landlord Maintenance. Landlord,at Landlord's sole cost and expense, shall,at all times during the Term, keep the Tenant Parking Tract in good structural repair, which shall mean only paving and striping, unless the need for any such repair(s) was caused by the negligence or intentional misconduct of Tenant or Tenant's Parkers, in which case, Tenant shall reimburse Landlord for the cost of any such repair(s)within five(5) days after receipt of Landlord's invoice therefor. 3 B. Tenant's Maintenance. Subject only to Section 7(A) hereinabove, Tenant, at Tenant's sole cost and expense, shall, at all times during the Term, maintain the Tenant Parking Tract in a clean and attractive appearance and in good condition, and repair any damage to the landscaping,fencing,lighting, and all other improvements to the Tenant Parking Tract("Tenant's Maintenance Duty"). In the event that: (i) Tenant violates Tenant's Maintenance Duty, or (ii) Tenant's use of the Tenant Parking Tract results in a significant and material increase in the amount of trash, refuse, or debris deposited in or upon the Tenant Parking Tract, Landlord reserves the right to terminate this Agreement upon sixty(60)days' notice to Tenant. C. Improvements. Tenant shall not alter,or make any improvements to or place any improvements upon,the Tenant Parking Tract without Landlord's advance written approval,which may be granted or denied in Landlord's sole and unfettered discretion. At the expiration or earlier termination of the Term of this Lease,Tenant shall surrender the Tenant Parking Tract to Landlord in good condition,and:(i)Landlord shall be entitled,upon notice to Tenant,to keep any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract as Landlord's own property,or,(ii)should Landlord fail to notify Tenant of any such request,Tenant shall, at Tenant's sole cost and expense, remove any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract, and repair any damage to the Tenant Parking Tract caused by the construction,presence,or removal of such Tenant alterations of and/or improvements to or upon the Tenant Parking Tract. D. Lighting. Landlord, at Landlord's sole cost and expense,shall provide Landlord's current, standard, night Tenant Parking Tract lighting or illumination as such lighting or illumination exists upon the date of this Lease, if any ("Landlord's Lighting"), during Tenant's Permitted Use of the Tenant Parking Tract at night. Landlord makes no, and hereby expressly disclaims any, warranties or representations to Tenant as to whether Landlord's Lighting will be sufficient or available for Tenant's Permitted Use of the Tenant Parking Tract. If Tenant requires any lighting or illumination in addition to Landlord's Lighting for Tenant's Permitted Use of the Tenant Parking Tract at night,Tenant,at Tenant's sole cost and expense,and subject to Landlord's advance written approval, which may be granted or denied in Landlord's sole and unfettered discretion, may provide such lighting or illumination and the electricity or other power source necessary to power any such lighting or illumination in addition to Landlord's Lighting, for Tenant's Permitted Use of the Tenant Parking Tract at night as Tenant desires ("Tenant's Lighting"); provided that at the expiration or earlier termination of the Term of this Lease, Landlord shall be entitled to keep any previously permitted Tenant Lighting upon and serving the Tenant Parking Tract. Landlord shall not be in default under this Lease or be liable to Tenant or any other person for actual, consequential, or exemplary damages, or otherwise, for any failure at any time during,or during the entirety of,the Term to supply Landlord Lighting, and,in the event that Landlord provides Landlord Lighting, Landlord reserves the right to temporarily discontinue Landlord Lighting at such times as may be necessary by reason of accident;repairs,alterations or improvements; strikes; lockouts; riots; acts of God; terrorism; governmental preemption in connection with a national or local emergency; any rule,order, or regulation of any governmental agency; conditions of supply and demand that make such Landlord Lighting, or the electricity to power such Landlord Lighting, reasonably unavailable; Landlord's compliance with any mandatory governmental energy conservation or environmental protection program, or any voluntary governmental energy conservation program at the request of or with the consent or 4 acquiescence of Tenant; or any other happening beyond the reasonable control of Landlord. SECTION EIGHT INSURANCE A. Tenant Insurance. Tenant shall obtain and keep in full force and effect at all times during the Term of this Lease, policies of property and general public liability insurance, with an insurer reasonably satisfactory to Landlord, for the insurance and protection of Tenant and Landlord against liability with respect to personal, property, and economic injury and/or damage arising out of the condition or use and occupancy of the Tenant Parking Tract by Tenant and/or Tenant's Parkers,and the improvements erected thereon. The liability limits of each of the policies shall be a minimum of TWO MILLION DOLLARS ($2,000,000.00). B. Form of Tenant Insurance. Certificates of the insurance policies required of Tenant hereunder, together with copies of the endorsements, when applicable, naming Landlord as additional insured, shall be delivered to Landlord prior to Tenant's use of the Tenant Parking Tract and from time to time upon Landlord's request during the Term. All insurance policies required to be maintained by Tenant hereunder shall name Landlord as additional insured, entitling Landlord to recover under such policies for any loss sustained by Landlord, Landlord's agents, employees, customers, invitees, business visitors, and contractors, specifically including, but not limited to, losses resulting from the negligent acts or omissions of Tenant and/or Tenant's Parkers. All such policies maintained by Tenant shall provide that they may not be terminated nor may coverage be reduced except after thirty (30) days' prior written notice to Landlord. All commercial general liability and property policies maintained by Tenant shall be written as primary policies, not contributing with and not supplemental to any coverage that Landlord may, but shall not be obligated, to carry with respect to the Tenant Parking Tract. C. Mutual Waiver of Subrogation. Tenant and Landlord each waive any and all rights to recover against each other, or against the members,managers, officers, directors, shareholders, partners, employees, agents, invitees, or business visitors of such other Party, for any loss or damage to such waiving Party arising from any cause covered by any insurance required to be carried by such Party pursuant to this Section 8 or any other insurance actually carried by such Party to the extent of the limits of such policy, EVEN IF THE NEGLIGENCE OF SUCH PARTY CAUSED SUCH INJURY OR DAMAGE. Tenant and Landlord shall cause their respective insurers to issue appropriate waiver of subrogation rights endorsements to all insurance policies carried in connection with this Section 8 of this Lease; provided that notwithstanding anything in this Lease to the contrary,Landlord may,but shall not be obligated to,carry insurance and/or self-insure with respect to the Tenant Parking Tract. D. Adequacy of Coverage. Landlord makes no representation that the limits of liability coverage specified to be carried by Tenant pursuant to this Section 8 are adequate to protect Tenant. If Tenant believes that any of such insurance coverage is inadequate,Tenant shall obtain such additional insurance coverage as Tenant deems adequate, at Tenant's sole cost and expense. 5 SECTION NINE INDEMNIFICATION; LIMITATION OF LIABILITY AND DAMAGES A. Tenant Indemnification. Tenant will neither hold nor attempt to hold Landlord,or Landlord's employees,shareholders,officers,directors,contractors,agents,invitees,and business visitors("Landlord Indemnitees"),liable for,and Tenant will indemnify,hold harmless and defend Landlord, and Landlord's Indemnitees from and against, any and all demands, claims, causes of action, fines, penalties, damages, liabilities, judgments, and expenses (including, without limitation, reasonable attorneys' fees), incurred in connection with or arising from: (i) the use or occupancy or manner of use or occupancy of the Tenant Parking Tract by Tenant or Tenant's Parkers; (ii) any activity,work or thing done,permitted or suffered by Tenant or Tenant's Parkers in, on, or about the Tenant Parking Tract; (iii) any acts, omissions or negligence of Tenant or Tenant's Parkers; (iv) any breach, violation or nonperformance by Tenant of any term, covenant or provision of this Lease; (v) any breach, violation or nonperformance by Tenant or Tenant's Parkers of any law, ordinance or governmental requirement of any kind; and (vi) any personal injury or death or damage or loss to persons or property(specifically including,but not limited to, Tenant and Tenant's Parkers,and/or their property),occurring in,on,or about the Tenant Parking Tract, including, without limitation, to parking signage, directional signage and vehicles (or the contents thereof),of Tenant and/or Tenant's Parkers. If any action or proceeding is brought against Landlord or Landlord's Indemnitees by reason of any claim,liability,or damage for which Tenant has indemnified Landlord hereunder,Tenant,upon notice from Landlord,shall defend the same at Tenant's sole cost and expense,with counsel chosen by Landlord. B. Limitations on Liability. Landlord shall not be liable to Tenant or Tenant's Parkers for loss of or damage or injury to any person,property, vehicle or any contents of such vehicle or accessories to any such vehicle in the Tenant Parking Tract or any property left in the Tenant Parking Tract during or in connection with Tenant's Permitted Use or occupancy thereof,resulting from fire, theft,vandalism, accident,negligence,criminal acts, or intentional misconduct of users of the Tenant Parking Tract or other third persons, or any other casualty or cause whatsoever, during or in any matter related to Tenant's Permitted Use or occupancy of the Tenant Parking Tract. Further, Tenant understands and agrees that at all times during the Term of this Lease: (a) LANDLORD SHALL NOT PROVIDE ANY TRAFFIC CONTROL, SECURITY PROTECTION, OR OPERATOR FOR THE TENANT PARKING TRACT DURING TENANT'S PERMITTED USE OR OCCUPANCY OF THE TENANT PARKING TRACT; (b)Tenant and Tenant's Parkers shall use or occupy the Tenant Parking Tract solely at their own risk;and(c)Landlord shall not be liable to Tenant or Tenant's Parkers for personal injury or death, or theft, loss of, or damage to property, during or in connection with Tenant's Permitted Use or occupancy of the Tenant Parking Tract. TENANT HEREBY KNOWINGLY AND EXPRESSLYWAIVES, RELEASES, AND HOLDS LANDLORD HARMLESS FROM AND AGAINST ANY AND ALL LIABILITY ARISING OUT OF THE USE OR OCCUPANCY OF THE TENANT PARKING TRACT BY TENANT OR TENANT'S PARKERS,WHETHER CAUSED BY ANY OF SUCH PERSONS,ANY OTHER THIRD PARTIES,OR THE NEGLIGENCE OF LANDLORD. C. Damage Limitations. In any action brought by a Party hereto to enforce the obligations of the other Party hereto,or in any way related to this Lease,neither Party hereto shall 6 seek, and hereby knowingly and expressly waive any right or claim, to recover consequential, special,exemplary,or punitive damages from the other Party hereto, and neither Party hereto shall be liable to the other Party hereto for any such damages. D. Survival. The covenants, agreements and indemnification obligations under this Section 9 shall survive the expiration or earlier termination of this Lease. Tenant's covenants, agreements and indemnification obligations are not intended to and will not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. SECTION TEN TAXES All real property taxes on the Tenant Parking Tract shall be paid by Landlord, except that Tenant shall pay any taxes specifically levied against: (i) any Landlord authorized improvements placed in or upon the Tenant Parking Tract by Tenant, and (ii) Tenant's Permitted Use of the Tenant Parking Tract. SECTION ELEVEN DEFAULT A. By Tenant. In the event that: (i) Tenant defaults in the payment of Rent, or breaches any other monetary obligation, duty, term, covenant, or condition of this Lease, and Tenant fails to remedy or cure such default or breach within five(5)days after receipt of notice thereof from Landlord, (ii)Tenant breaches any non-monetary obligation,duty,term,covenant, or condition of this Lease, and Tenant fails to remedy or cure such default or breach within fifteen (15) days after receipt of notice from Landlord to Tenant thereof, or, if such default or breach cannot reasonably be remedied or cured within such 15-day period, if Tenant fails to commence to remedy or cure such default or breach within such 15-day period and thereafter diligently and continuously prosecute such remedy or cure to completion,(iii)Tenant fails to pay Rent when due or has breached a particular covenant of this Lease (whether or not such failure or breach is thereafter cured within any stated cure or grace period),three(3)or more times within any one(1) year period during the Intial Term, or during any applicable Renewal Term, or (iv) Tenant's Permitted Use of the Tenant Parking Tract is or becomes prohibited, limited, or restricted by the terms of any law,restriction,covenant,regulation,ordinance,or zoning resolution now or hereafter affecting the Tenant Parking Tract,then in any such event Landlord may,but shall not be obligated, in addition to any other remedy that Landlord may have at law or in equity, all of which shall be cumulative, terminate this Lease upon thirty(30) days' notice to Tenant of Landlord's election to do so. Notwithstanding anything in the "Term" section of this Lease to the contrary, this Lease may be terminated by either party, with or without cause, by giving no less than sixty (60) days prior written notice of termination to the other party in the manner prescribed in the "Notices" section of this Lease. B. By Landlord. In the event that Landlord breaches any obligation, duty, term, covenant, or condition of this Lease, and Landlord fails to remedy or cure such default or breach within fifteen(15) days after receipt of notice from Tenant to Landlord thereof, or, if such default 7 or breach cannot reasonably be remedied or cured within such 15-day period, if Landlord fails to commence to remedy or cure such default or breach within such 15-day period and thereafter diligently prosecute such remedy or cure to completion, then Tenant may, but shall not be obligated, in addition to any other remedy that Tenant may have at law or in equity,terminate this Lease upon thirty(30) days' notice to Landlord of Tenant's election to do so. Notwithstanding anything in the"Term"section of this Lease to the contrary,this Lease may be terminated by either party, with or without cause, by giving no less than sixty (60) days prior written notice of termination to the other party in the manner prescribed in the"Notices"section of this Lease. SECTION TWELVE EFFECT OF CASUALTY/CONDEMNATION If greater than fifty percent 50%),of the Tenant Parking Tract is: (i)materially damaged by casualty,or(ii)taken by eminent domain or deed in lieu thereof,this Lease shall automatically terminate: (a)in the event of a casualty,upon thirty(30)days' notice by either Landlord or Tenant to the other, as the case may be, or(b) in the event of a condemnation or deed in lieu thereof, on the date when title vests in the condemning/grantee authority pursuant to such taking. SECTION THIRTEEN MISCELLANEOUS The following miscellaneous provisions shall apply to this Lease: A. All notices or advices required or permitted to be given by or pursuant to this Lease, shall be given in writing in the English language. All such notices and advices shall be: (i) delivered personally,(ii)by email to the appropriate email address set forth below provided receipt is acknowledged by the addressee by email originated by the addressee or other written means, (iii)by email to the appropriate email address set forth below with a follow-up copy by overnight courier service the next business day at the location of the addressee, (iv) delivered by facsimile, (v)delivered by U.S.Registered or Certified Mail,Return Receipt Requested mail,or(v)delivered for overnight delivery by a nationally recognized overnight courier service. Such notices and advices shall be deemed to have been given(i)the first business day following the date of delivery if delivered personally,by facsimile, or by email, (ii) on the third business day following the date of mailing if mailed by U.S. Registered or Certified Mail, Return Receipt Requested, or (iii) on the date of receipt if delivered for overnight delivery by a nationally recognized overnight courier service. All such notices and advices and all other communications related to this Lease shall be given as follows: If to Tenant: FAST CASUAL CREATIONS ATTN: Andrew Alvis 5410 Kirby Dr., Suite A Houston,TX 77005 713-478-6451-Telephone andrew.alvis@newquest.com-Email 8 If to Landlord: Bank of Texas - CRES ATTN: Michael D. Nalley One West Third Street, Suite 600 Tulsa, Oklahoma 74103 (918)619-0245 - Telephone (918)619-1744 -Facsimile Michael.N all ey(a bokf com—Email With Copy to: Frederic Dorwart Old City Hall 124 East Fourth Street Tulsa, OK 74103 (918) 583-9945 - Telephone (918) 583-8251 —Facsimile fdorwart(it fdlaw.com - Email or to such other address as the party may have furnished to the other parties in accordance herewith, except that notice of change of addresses shall be effective only upon receipt. B. This Lease shall be subject to, and interpreted by and in accordance with, the laws (excluding conflict of law provisions)of the State of Texas. C. Tenant is knowledgeable and experienced in commercial transactions and does hereby acknowledge and agree that each provision of this Lease for determining charges,amounts, and expenses payable by Tenant is commercially reasonable, valid, and constitute satisfactory methods for determining such charges, amounts, and expenses as required by Section 93.012 of the Texas Property Code. TENANT FURTHER VOLUNTARILY AND KNOWINGLY WAIVES(TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW)ALL RIGHTS AND BENEFITS OF TENANT UNDER SUCH SECTION, AS IT NOW EXISTS OR AS IT MAY BE HEREAFTER AMENDED OR SUCCEEDED. D. This Lease is the entire agreement of the Parties respecting the subject matter hereof. There are no other agreements, representations, or warranties, whether oral or written, respecting the subject matter hereof. E. This Lease, and all the provisions of this Lease, shall be deemed drafted by both of the Parties hereto. This Lease shall not be interpreted strictly for or against either Party,but solely in accordance with the fair meaning of the provisions hereof to effectuate the purposes and intent of this Lease. F. Each Party hereto has entered into this Lease based solely upon the agreements, representations and warranties expressly set forth herein and upon its own knowledge and investigation. Neither Party hereto has relied upon any representation or warranty of the other Party hereto except any such representations or warranties as are expressly set forth herein. 9 G. Each of the persons signing below on behalf of a Party hereto represents and warrants that he or she has full requisite power and authority to execute and deliver this Lease on behalf of the Party for whom he or she is signing and to bind such Party to the terms and conditions of this Lease. H. In any action brought by either Party hereto to enforce the obligations of the other Party hereto,the prevailing Party shall be entitled to collect from the opposing Party to such action such Party's reasonable litigation costs and attorneys fees and expenses (including court costs, reasonable fees of accountants and experts, and other expenses incidental to the litigation). The provisions of this Section 13(H) shall survive the expiration or earlier termination of this Lease. I. This Lease shall be binding upon and shall inure to the benefit of the Parties and their respective successors and permitted assigns. J. This is not a third party beneficiary contract. No person or entity other than a Party signing this Lease shall have any rights under this Lease. K. This Lease may be amended or modified only in a writing, signed by both of the Parties hereto, which specifically references this Lease. L. This Lease is personal to, and may not be assigned (including performance by subcontract) by Tenant. In the event of Landlord's sale of all or part of the Tenant Parking Tract, Landlord shall have the right, upon notice to, but with no need to obtain the prior consent of, Tenant,to assign this Lease to any purchaser of all or part of the Tenant Parking Tract. M. Nothing in this Lease shall be construed to create a partnership or joint venture,nor to authorize either Party hereto to act as agent for or representative of the other Party hereto.Each Party hereto shall be deemed an independent contractor and neither Party hereto shall act as, or hold itself out as acting as, agent for the other Party hereto. The rights, obligations, duties, and covenants contained in this Lease do not create a fiduciary relationship or duty among or between the Parties. The Parties hereby expressly disclaim any fiduciary relationship or obligation,whether express or implied, arising out of, without limitation, the negotiation, execution, delivery, performance, non-performance, and/or breach of the obligations imposed by this Lease. The relationship between Landlord and Tenant shall only be that of a lessor and a lessee of real estate. N. All sums of money required to be paid by the provisions of this Lease which are not timely paid shall bear ten percent(10%) simple interest per annum until paid;provided that in no event shall such interest be in an amount in excess of the maximum rate allowed by applicable law. O. Time is of the essence with respect to each obligation arising under this Lease.The failure to timely perform an obligation arising hereunder shall be deemed a failure to perform the obligation. P. In the event any provision of this Lease,or the application of such provision to any person, entity, or set of circumstances, shall be determined to be invalid, unlawful, or 10 unenforceable to any extent for any reason,the remainder of this Lease,and the application of such provision to persons, entities, or circumstances other than those as to which it is determined to be invalid, unlawful, or unenforceable, shall not be affected and shall continue to be enforceable to the fullest extent permitted by law. Q. A Party to this Lease may decide or fail to require full or timely performance of any obligation arising under this Lease. The decision or failure of a Party hereto to require full or timely performance of any obligation arising under this Lease(whether on a single occasion or on multiple occasions), shall not be deemed a waiver of any such obligation. No such decisions or failures shall give rise to any claim of estoppel,laches,course of dealing,amendment of this Lease by course of dealing, or other defense of any nature to any obligation arising hereunder. R. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO: (1) THE VENUE AND JURISDICTION OF ANY FEDERAL OR STATE COURT OF COMPETENT JURISDICTION WITHIN THE STATE OF TEXAS,(2)SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY THE FEDERAL RULES OF CIVIL PROCEDURE (FOR ACTIONS FILED IN FEDERAL COURT), OR THE LAW OF THE STATE OF TEXAS (FOR ACTIONS FILED IN TEXAS STATE COURT), AND (3) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL TO AND BY THE COURT WITHOUT A JURY (TRIAL BY JURY IS HEREBY KNOWINGLY AND EXPRESSLY WAIVED BY THE PARTIES), IN ANY ACTION, PROCEEDING, OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER PARTY HERETO OR THEIR SUCCESSORS OR ASSIGNS IN ANY WAY REGARDING OR RELATED TO THE TENANT PARKING TRACT, ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, ANY CLAIM FOR INJURY OR DAMAGE, OR ANY CLAIM FOR LEGAL, EQUITABLE,EMERGENCY,OR STATUTORY REMEDY OR RELIEF. LANDLORD'S AND TENANT'S WAIVER OF JURY TRIAL SET FORTH IN THIS SECTION 13(R) SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. S. This Lease may be executed in counterparts, each of which shall be deemed an original. This Lease shall become effective only when both of the Parties hereto shall have executed the original or counterpart hereof. This Lease may be executed and delivered by a facsimile, digital, and/or electronic transmission of a counterpart signature page hereof. [SIGNATURE PAGE TO FOLLOW] 11 IN WITNESS WHEREOF, Landlord and Tenant have signed and sealed this Lease as of the day and year first above written. LANDLORD: TENANT: BOKF,National Association, FAST CASUAL CREATIONS, LP, a Texas a national banking association d/b/a Bank of limited partnership d/b/a SaladHead Texas By: A>1\10-- By: Michael D.Nalley, CPM®,RPA Andrew Alvis, Managing Partner y, � g Senior Vice President Director Corporate Real Estate 12 EXHIBIT"A" THE LAND L16 &W 20" L17,L19,L20, &L21,BLK 3,of Evanston,an addition in Harris County,TX 13 EXHIBIT"B" THE SMOOTHIE KING TRACT LT 18 &TR 19A BLK 2 EVANSTON HARRIS COUNTY PARCEL NO. 0680370020018 14 EXHIBIT"C" THE TENANT PARKING TRACT r Sunset-Blvd .. . , 5500 Kirby Drive 4..._°,.'.,. „-,.,T..:f..i 1j-..:f-.,-t;.k T-,'-1--4.,:4s,,,',,!.„-,,-'”...,,.. '1t-,'1..'._.;.-.,...1.,.:,:,i.::,K I fi �5`is j; 5 f T ., ,°tom, I i .; ry j-404--h-i. . ' ' „...:,- '''..onimaiiii , --,. a,. , s .,.i€ ttrcan� St Goog[e x 15 Andrew Alvis From: Rankins, Dena <drankins @bokf.com> Sent: Monday, January 14, 2019 2:59 PM To: Andrew Alvis Subject: RE: Kirby Branch_BANK OF TEXAS I Houston, TX Attachments: 2018-10-2 BOKF 5500 Kirby Drive Houston TX Parking Lease Agreement (vs 1.1 BOKF redlined draft).docx; 2018-10-2 BOKF 5500 Kirby Drive Houston TX Parking Lease Agreement (vs 1.1 BOKF clean draft).docx See if this will work. Thanks. Dena M. Rankins,CCIM,CPM' BOK Financial Corporation I Real Estate Direct Line:(918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From:Andrew Alvis [mailto:andrew.alvis @newquest.com] Sent: Monday,January 14, 2019 1:57 PM To: Rankins, Dena <drankins @bokf.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Ca [External Email' Any attachments or links should be opened with caution. NewQuest PROPERTIES. Hey Dena—Im sorry to keep bugging you but I just wanted to see if we would be able to get the revised lease from you today? Andrew Alvis _rf ( I I �� is 'J I -StC / Err andrew.alvis@newquest.com From:Andrew Alvis Sent: Monday,January 14, 2019 7:33 AM To: Rankins, Dena «drankins okf.coni> Subject: Re: Kirby Branch_BANK OF TEXAS I Houston,TX Hey Dena - is it possible to get a revised copy of the lease?We have to have it turned into the city by the end of the day today for our city council meeting. Thanks, Andrew Alvis Sent from my iPhone On Jan 8, 2019, at 4:43 PM,Andrew Alvis<andrew.alvis@newouest.com>wrote: 1 Wow...you are awesome! Thank you so much for all the help! Can you send the revised lease for execution?We have to have the documentation in to the city by the 14th for their city counsel meeting. Thanks again for your help with all this! Andrew Alvis Sent from my iPhone On Jan 8, 2019, at 3:55 PM, Rankins, Dena <drankins @bokf.com>wrote: Clean living... Dena M. Rankins,CCIM,CPMS BOK Financial Corporation I Real Estate Direct Line: (918) 619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From:Tomczak, Paula Sent:Tuesday,January 8, 2019 3:45 PM To: Rankins, Dena Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX We should be ok with one more From: Rankins, Dena Sent:Tuesday,January 08, 2019 3:33 PM To: Tomczak, Paula Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX OK, we'll extend it. I will add language that the lease would terminate early if the restaurant closed. No additional parking spaces? They asked for one (1) extra, if you had it to spare. Thank you, Dena Dena M. Rankins,CCIM,CPM" BOK Financial Corporation I Real Estate Direct Line:(918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From:Tomczak, Paula Sent:Tuesday,January 8, 2019 1:49 PM To: Rankins, Dena Subject: FW: Kirby Branch_BANK OF TEXAS I Houston,TX See Mike's comment. I do not have issue with longer term. 2 From: Davis, Michael (TX) Sent:Tuesday,January 08, 2019 1:42 PM To:Tomczak, Paula Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX I would not have an issue with making it for a longer period of time. What would happen if the restaurant should go out of business or not survive the "lease." Would they still pay us for the use and would we be limited or restricted in any way from a subsequent occupant wanting to do the same thing? From:Tomczak, Paula Sent:Tuesday,January 08, 2019 1:38 PM To: Davis, Michael Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Mike, Thoughts? I believe this is doable. Paula From: Rankins, Dena Sent:Tuesday,January 08, 2019 1:21 PM To:Tomczak, Paula Subject: FW: Kirby Branch_BANK OF TEXAS I Houston,TX The restaurant that wants to lease our parking spaces is having trouble getting their permit from the city. The city pointed out that the agreement is just for one (1)year and they are now asking if we would go for five (5)years and asked if we would be willing to lease one (1) additional space. What's your thought(s) on that? Thank you, Dena Dena M.Rankins,CCIM,CPM' BOK Financial Corporation Real Estate Direct Line:(918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From: Rankins, Dena Sent:Tuesday, October 2, 2018 8:31 PM To: 'Andrew Alvis'<andrew.alvis @newquest.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Andrew— Attached for your review please find the draft lease agreement. We will need to fill in basic info (Tenant's legal name,term of agreement, notice address, signatory's information, etc.). 3 Look it over first, and we can go from there. Thank you, Dena Dena M. Rankins,CCIM,CPM' BOK Financial Corporation I Real Estate Direct Line: (918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From: Andrew Alvis [mailto:andrew.alvis @newquest.com] Sent: Monday, October 1, 2018 4:55 PM To: Rankins, Dena <drankins @)bol:f_coni> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Thanks Dena. Please let me know if you need anything from me. Best, <image003.png>Andrew Alvis H : andrew.alvis@newquest.com From: Rankins, Dena [mailto:drankins@bokf.com] Sent: Monday, October 1, 2018 4:52 PM To: Andrew Alvis<andrew.alvis @newquest.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX OK, I'll see if I can get you a draft license agreement. I'll flag this message just in case in takes me a couple of days to figure it out myself. Thanks. Dena M. Rankins,CCIM,CPM' BOK Financial Corporation I Real Estate Direct Line:(918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From:Andrew Alvis [mailto:andrew.alvis @newquest.com] Sent: Monday, October 1, 2018 2:07 PM To: Rankins, Dena <drankinse bokf.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Dena—So we have finalized the lease on the space and are hoping to open by January. I wanted to see what we need to do to get a lease agreement set up with you guys for the parking spaces. Please let me know how you would like to work this out. 4 Thanks, <image005.png>Andrew Alvis F .Jr, , CA;) E:na : andrew.alvis@newquest.com From: Rankins, Dena [mailto:drankins @bokf.com] Sent:Tuesday,June 12, 2018 4:30 PM To:Andrew Alvis<andrew.alvis @newquest.com> Cc: Walker,Jason <JCWalker @bankoftexas.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Andrew: As a follow up to my message earlier, Bank of Texas would agree to lease six(6) parking spaces at$40/space per space per month ($240/6 spaces). Please let us know how things work out. Thank you, Dena Dena M.Rankins,CCIM,CPM' BOK Financial Corporation I Real Estate Direct Line: (918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. From: Rankins, Dena Sent:Tuesday,June 12, 2018 1:19 PM To: 'Andrew Alvis'<andrew.alvis @newquest.com> Cc: Walker,Jason <JCWalker@bankoftexas.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Hi Andrew: The quick answer you are looking for is yes. Based on the information provided, BOT's consumer division is ok leasing the six(6) spaces on the North side of the building for employees only. We have not yet pulled comps on it to know what they are worth. They would lease at a market rate for parking spaces in the area. Once we have that information, we'll provide you with the quoted rate. Thank you, Dena Dena M. Rankins,CCIM,CPM' BOK Financial Corporation I Real Estate Direct Line:(918)619-0165 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. 5 From: Andrew Alvis [mailto:andrew.alvis@newquest.com] Sent:Tuesday,June 12, 2018 11:16 AM To: Rankins, Dena <drankins @bokf.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX [External Email] Any attachments or links should be opened with caution. Hi Dena—Just wanted to check in with you to see if you guys have been able to make a decision on this? Don't mean to rush you but the LL is really pushing me to find an answer.They have a few LOI's in hand and would really like to make a decision. Thanks, <image006.png>Andrew Alvis ,1 andrew.alvis @newquest.com From:Andrew Alvis Sent:Thursday,June 7, 2018 4:47 PM To: 'Rankins, Dena'<drankins @bokf.com> Cc: Walker,Jason <JCWalker @bankoftexas.com> Subject: RE: Kirby Branch_BANK OF TEXAS I Houston,TX Jason—Thanks for getting us in touch. I really appreciate the help. Hi Dena—Thanks so much for the consideration. Our hours of operation will be 10am- 9pm. Just so you know a little bit more about the concept...The restaurant will be called SaladHead. It is going to be a High-end,fast-casual salad bar style restaurant serving full heads of aquaponics living lettuces. I currently own an aquaponic business (www.SustainableHarvesters.com) where we supply restaurants in Houston, Dallas, and Austin with fresh local high quality greens. We are hoping to make this a very updated farm-to-fork concept where all the greens and vegetables will be coming from my farm or other local farmers in the Houston Area.We have a group called www.gindesigngroup.com based out of Houston who will be doing our interior/exterior remodel to update the building and give it a high end look to compliment the trade area.The chef I am partnering with is named Martin Weaver(formerly of Brennan's of Houston)who will oversee the day-to-day operations of the business. I have attached his resume just fyi. We plan to have some outdoor patio space and hope to start attracting a good following though Martin and my self's past in the Houston "foodie" industry. I am attaching a rough draft of our seasonal menu so you can be confident your employees will enjoy and appreciate the fast, high-quality food next door! Martin is very friendly and a big talker so I'm sure he will get to know your employees at this branch and have a great relationship with them. The parking ratio is actually better than the 8/1000 spaces that we need through the city, so truthfully we don't see parking being an issue for business. We have 17 spots 6 and are working to turn that into 19 by redesigning the parking on site.The issue we are running into is that Smoothie King has a lease on the whole building and will be subleasing us 1,500 ft. and they do not want us taking over their parking. They have an LOI with Birds Barbershop out of Austin and Mattress One, so to them a lower parking user is more desirable but they like our concept and would choose us if we could find some off-site parking for employees. I truly appreciate the consideration and hope we can work something out. We will definitely be banking with you guys if we get the space and Martin said he will even switch his personal accounts over! If there is anything else you need please feel free to reach out. Thank you and I look forward to hearing back, <image007.png>Andrew Alvis - _ , E : andrew.alvis@newquest.corn From: Rankins, Dena (mailto:drankins@bokf.coml Sent:Thursday,June 7, 2018 3:37 PM To: Andrew Alvis<andrew.alvis@newquest.com> Cc: Walker,Jason <JCWalker@bankoftexas.com> Subject: Kirby Branch_BANK OF TEXAS I Houston, TX Hi Andrew, By way of introductions, I'm the Leasing Manager for BOK Financial Corporation, parent company of Bank of Texas (BOT). In response to your requests, BOT may be willing to lease sic (6) parking spaces on the north side of the Kirby bank branch for employees only related to the proposed new restaurant (salad bar). Before confirming BOT's willingness, or quoting a rate, please reply with the hours of operation for the restaurant and any other details that may be relevant to the transaction. Thank you, Dena Dena M. Rankins,CCIM,CPM` Vice President I Leasing Manager BOK Financial Corporation I Real Estate 6242 E 415L ST., BTC 3S,Tulsa, Oklahoma 74135 Office:(918)619-0165 I Fax: (918)280-4111 I Mobile: (918)645-3094 Services provided by BOKF,NA,Member FDIC.BOKF,NA is the banking subsidiary of BOK Financial Corporation. *********> ************=F>kx*=k***********=k****************>k>k******** **** The company reserves the right to amend statements made herein in the event of a mistake. Unless expressly stated herein to the contrary, only agreements in writing signed by an authorized officer of the Company may be enforced against it. 7 RevjSeci PARKING LEASE This Parking Lease(this"Lease"),is made on this day of January,2019 by and between BOKF, National Association, a national banking association d/b/a Bank of Texas ("Landlord"), and FAST CASUAL CREATIONS, LP, a Texas limited partnership d/b/a SaladHead ("Tenant"). Landlord and Tenant are sometimes collectively referred to herein as the"Parties"and each of the Parties is sometimes singularly referred to herein as a"Party". RECITALS WHEREAS, Landlord owns that certain real property located at 5500 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "A", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full (hereinafter the "Land"unless otherwise expressly indicated to the contrary), together with all of the improvements thereon and the appurtenances thereunto belonging (collectively hereinafter "Landlord's Parking Lot Property"); WHEREAS,Landlord's Parking Lot Property is located directly South of a Smoothie King restaurant located at 5410 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "B", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full (the "Smoothie King Tract"); WHEREAS, Tenant subleases Suite "A" upon the Smoothie King Tract, within which Tenant will operate a restaurant known as"SaladHead"; WHEREAS, Tenant desires to use a portion of Landlord's Parking Lot Property for Tenant's SaldHead employee parking purposes, and Landlord has agreed to allow Tenant to do so; and WHEREAS, Landlord and Tenant desire to enter into an agreement whereby Tenant may use a designated portion of Landlord's Parking Lot Property for such parking purposes. NOW, THEREFORE, for and in consideration of the premises, promises, mutual covenants,conditions and obligations contained herein,and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged and confessed,Landlord and Tenant respectively agree that Tenant may use a designated portion of Landlord's Parking Lot Property for SaladHead employee parking purposes, upon and subject to the following terms and conditions. AGREEMENT SECTION ONE DESCRIPTION OF TENANT PARKING TRACT Landlord hereby leases to Tenant those seven(7),designated parking spaces located within and upon the Northern boundary of Landlord's Parking Lot Property, as more particularly described and/or depicted in Exhibit "C", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full, along with reasonable ingress to and egress from v such designated parking spaces within Landlord's Parking Lot Property (the "Tenant Parking Tract"). Landlord warrants and represents to Tenant that Landlord is the fee simple owner of the Tenant Parking Tract, and has full authority to hereby Lease the Tenant Parking Tract to Tenant. SECTION TWO TENANT'S ACCEPTANCE OF TENANT PARKING TRACT BY TENANT'S ACCEPTANCE AND EXECUTION OF THIS LEASE, TENANT UNDERSTANDS AND AGREES THAT,EXCEPT FOR THE EXPRESS WARRANTY OF TITLE STATED HEREINABOVE, LANDLORD HAS NOT MADE AND MAKES NO REPRESENTATIONS OR WARRANTIES AS TO THE TENANT PARKING TRACT OR ANY INFORMATION DELIVERED BY LANDLORD TO TENANT IN CONNECTION WITH THE TENANT PARKING TRACT. THE TENANT PARKING TRACT IS BEING LEASED BY LANDLORD AND ACCEPTED BY TENANT "AS-IS, WHERE IS, AND WITH ALL FAULTS" AND DEFECTS, KNOWN OR UNKNOWN, LATENT OR PATENT (AND TENANT HEREBY RELEASES AND HOLDS LANDLORD HARMLESS THEREFROM), WITHOUT ANY REPRESENTATION OR WARRANTY, ORAL OR WRITTEN, EXPRESS OR IMPLIED, INCLUDING, WITHOUT LIMITATION, ANY WARRANTIES OF FITNESS FOR A PARTICULAR PURPOSE, HABITABILITY, MERCHANTABILITY,SUITABILITY,QUALITY,SECURITY,AND/OR ZONING,ALL OF WHICH WARRANTIES LANDLORD HEREBY SPECIFICALLY DISCLAIMS,AND IN SOLE RELIANCE ON TENANT'S OWN INDEPENDENT INSPECTION AND/OR INVESTIGATION OF AND INTO THE TENANT PARKING TRACT. TENANT HEREBY ASSUMES THE RISK THAT ANY AND ALL ADVERSE MATTERS, INCLUDING, BUT NOT LIMITED TO, ADVERSE PHYSICAL, SECURITY, AND ENVIRONMENTAL CONDITIONS, MAY NOT HAVE BEEN REVEALED BY TENANT'S INSPECTION(S) AND INVESTIGATION(S) OF AND INTO THE TENANT PARKING TRACT. SECTION THREE RENT A. Rent. Tenant agrees to pay rent to Landlord for the Tenant Parking Tract("Rent"), throughout the Term (as hereinafter defined), of this Lease, in monthly installments of TWO HUNDRED AND EIGHTY DOLLARS ($40/space x 7 spaces), and increases by two point five percent (2.5%) yearly, regardless of whether all, some, or none of the designated parking spaces therein are actually used by Tenant. Rent shall be paid in advance on or before the first day of each consecutive calendar month of the Term. If the Term commences on a day other than the first day of a calendar month or ends on a day other than the last day of a calendar month,then monthly Rent will be appropriately prorated by Landlord based on the actual number of calendar days in such month. If the Term commences on a day other than the first day of a calendar month, then the prorated monthly Rent for such month shall be paid on or before the first day of the Term. Monthly Rent shall be paid to Landlord, without written notice or demand, and without deduction, counterclaim, or offset, in lawful money of the United States of America at Landlord's address as set forth in Section 13(A)hereinbelow,or to such other address as Landlord may from time to time designate in writing. 2 B. Late Fee. In the event Tenant fails to pay any installment of monthly Rent within five (5) days of its due date,there shall be due and owing to Landlord a"Late Fee" which shall be equal to ten per cent (10%) of the Rent which is paid late. Such "Late Fee" shall be due and payable immediately, without notice or demand, and shall be in addition to any other rent or charge, or interest thereon, provided for in any other section of this Lease. Landlord and Tenant agree that the "Late Fee" shall not be a penalty but shall rather be reasonable liquidated damages for a late Rent payment of Tenant hereunder because of the administrative burden upon Landlord caused by such late payment and the difficulty, inconvenience, and the uncertainty of ascertaining actual damages for such late Rent payment. SECTION FOUR USE OF TENANT PARKING TRACT Tenant shall use the Tenant Parking Tract only for personal passenger vehicle parking for Tenant's SaladHead employees (collectively hereinafter "Tenant's Parkers"), on Mondays- Sundays from 9:30 a.m. - 9:30 p.m. (Tenant's "Permitted Use"), and for no other purpose whatsoever. SECTION FIVE TERM This Lease shall be for an initial term of five(5) year(the"Initial Term"), commencing on March 1, 2019 (the "Commencement Date"), and expiring upon February 28, 2024. After the initial twelve (12) months of the lease (through 02/29/2020), Tenant shall have an option to terminate this lease in the event that the restaurant known as SaladHead goes out of business (the "Termination Option"). Tenant shall provide (90)day prior written notice ("Termination Notice") to Landlord; and as a condition to exercising the termination option.. SECTION SIX COMPLIANCE WITH LAW In Tenant's use and occupancy of the Tenant Parking Tract,Tenant shall fully comply with all applicable federal, state, county, and municipal statutes, rules, regulations, and ordinances. SECTION SEVEN REPAIRS; MAINTENANCE; IMPROVEMENTS; AND LIGHTING A. Landlord Maintenance. Landlord, at Landlord's sole cost and expense, shall, at all times during the Term, keep the Tenant Parking Tract in good structural repair, which shall mean only paving and striping, unless the need for any such repair(s) was caused by the negligence or intentional misconduct of Tenant or Tenant's Parkers, in which case, Tenant shall reimburse Landlord for the cost of any such repair(s) within five (5) days after receipt of Landlord's invoice therefor. 3 B. Tenant's Maintenance. Subject only to Section 7(A) hereinabove, Tenant, at Tenant's sole cost and expense, shall, at all times during the Term, maintain the Tenant Parking Tract in a clean and attractive appearance and in good condition, and repair any damage to the landscaping, fencing, lighting, and all other improvements to the Tenant Parking Tract("Tenant's Maintenance Duty"). In the event that: (i) Tenant violates Tenant's Maintenance Duty, or (ii) Tenant's use of the Tenant Parking Tract results in a significant and material increase in the amount of trash, refuse, or debris deposited in or upon the Tenant Parking Tract, Landlord reserves the right to terminate this Agreement upon thirty(30) days' notice to Tenant. C. Improvements. Tenant shall not alter,or make any improvements to or place any improvements upon,the Tenant Parking Tract without Landlord's advance written approval,which may be granted or denied in Landlord's sole and unfettered discretion. At the expiration or earlier termination of the Term of this Lease,Tenant shall surrender the Tenant Parking Tract to Landlord in good condition,and: (i)Landlord shall be entitled,upon notice to Tenant,to keep any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract as Landlord's own property,or, (ii) should Landlord fail to notify Tenant of any such request,Tenant shall, at Tenant's sole cost and expense, remove any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract, and repair any damage to the Tenant Parking Tract caused by the construction,presence,or removal of such Tenant alterations of and/or improvements to or upon the Tenant Parking Tract. D. Lighting. Landlord, at Landlord's sole cost and expense, shall provide Landlord's current, standard, night Tenant Parking Tract lighting or illumination as such lighting or illumination exists upon the date of this Lease, if any ("Landlord's Lighting"), during Tenant's Permitted Use of the Tenant Parking Tract at night. Landlord makes no, and hereby expressly disclaims any, warranties or representations to Tenant as to whether Landlord's Lighting will be sufficient or available for Tenant's Permitted Use of the Tenant Parking Tract. If Tenant requires • . any lighting or illumination in addition to Landlord's Lighting for Tenant's Permitted Use of the Tenant Parking Tract at night,Tenant,at Tenant's sole cost and expense,and subject to Landlord's advance written approval, which may be granted or denied in Landlord's sole and unfettered discretion, may provide such lighting or illumination and the electricity or other power source necessary to power any such lighting or illumination in addition to Landlord's Lighting, for Tenant's Permitted Use of the Tenant Parking Tract at night as Tenant desires ("Tenant's Lighting"); provided that at the expiration or earlier termination of the Term of this Lease, Landlord shall be entitled to keep any previously permitted Tenant Lighting upon and serving the Tenant Parking Tract. Landlord shall not be in default under this Lease or be liable to Tenant or any other person for actual, consequential, or exemplary damages, or otherwise, for any failure at any time during, or during the entirety of, the Term to supply Landlord Lighting, and, in the event that Landlord provides Landlord Lighting, Landlord reserves the right to temporarily discontinue Landlord Lighting at such times as may be necessary by reason of accident; repairs, alterations or improvements; strikes; lockouts; riots; acts of God; terrorism; governmental preemption in connection with a national or local emergency; any rule, order, or regulation of any governmental agency; conditions of supply and demand that make such Landlord Lighting, or the electricity to power such Landlord Lighting, reasonably unavailable; Landlord's compliance with any mandatory governmental energy conservation or environmental protection program, or any 4 voluntary governmental energy conservation program at the request of or with the consent or acquiescence of Tenant; or any other happening beyond the reasonable control of Landlord. SECTION EIGHT INSURANCE A. Tenant Insurance. Tenant shall obtain and keep in full force and effect at all times during the Term of this Lease, policies of property and general public liability insurance, with an insurer reasonably satisfactory to Landlord, for the insurance and protection of Tenant and Landlord against liability with respect to personal, property, and economic injury and/or damage arising out of the condition or use and occupancy of the Tenant Parking Tract by Tenant and/or Tenant's Parkers,and the improvements erected thereon. The liability limits of each of the policies shall be a minimum of TWO MILLION DOLLARS ($2,000,000.00). B. Form of Tenant Insurance. Certificates of the insurance policies required of Tenant hereunder, together with copies of the endorsements, when applicable, naming Landlord as additional insured, shall be delivered to Landlord prior to Tenant's use of the Tenant Parking Tract and from time to time upon Landlord's request during the Term. All insurance policies required to be maintained by Tenant hereunder shall name Landlord as additional insured, entitling Landlord to recover under such policies for any loss sustained by Landlord, Landlord's agents, employees, customers, invitees, business visitors, and contractors, specifically including, but not limited to, losses resulting from the negligent acts or omissions of Tenant and/or Tenant's Parkers. All such policies maintained by Tenant shall provide that they may not be terminated nor may coverage be reduced except after thirty (30) days' prior written notice to Landlord. All commercial general liability and property policies maintained by Tenant shall be written as primary policies, not contributing with and not supplemental to any coverage that Landlord may, but shall not be obligated, to carry with respect to the Tenant Parking Tract. C. Mutual Waiver of Subrogation. Tenant and Landlord each waive any and all rights • to recover against each other, or against the members, managers, officers, directors, shareholders, partners, employees, agents, invitees, or business visitors of such other Party, for any loss or damage to such waiving Party arising from any cause covered by any insurance required to be carried by such Party pursuant to this Section 8 or any other insurance actually carried by such Party to the extent of the limits of such policy, EVEN IF THE NEGLIGENCE OF SUCH PARTY CAUSED SUCH INJURY OR DAMAGE. Tenant and Landlord shall cause their respective insurers to issue appropriate waiver of subrogation rights endorsements to all insurance policies carried in connection with this Section 8 of this Lease; provided that notwithstanding anything in this Lease to the contrary, Landlord may,but shall not be obligated to, carry insurance and/or self-insure with respect to the Tenant Parking Tract. D. Adequacy of Coverage. Landlord makes no representation that the limits of liability coverage specified to be carried by Tenant pursuant to this Section 8 are adequate to protect Tenant. If Tenant believes that any of such insurance coverage is inadequate, Tenant shall obtain such additional insurance coverage as Tenant deems adequate, at Tenant's sole cost and expense. 5 SECTION NINE INDEMNIFICATION; LIMITATION OF LIABILITY AND DAMAGES A. Tenant Indemnification. Tenant will neither hold nor attempt to hold Landlord, or Landlord's employees, shareholders,officers, directors, contractors, agents, invitees, and business visitors("Landlord Indemnitees"),liable for,and Tenant will indemnify,hold harmless and defend Landlord, and Landlord's Indemnitees from and against, any and all demands, claims, causes of action, fines, penalties, damages, liabilities, judgments, and expenses (including, without limitation, reasonable attorneys' fees), incurred in connection with or arising from: (i) the use or occupancy or manner of use or occupancy of the Tenant Parking Tract by Tenant or Tenant's Parkers; (ii) any activity, work or thing done,permitted or suffered by Tenant or Tenant's Parkers in, on, or about the Tenant Parking Tract; (iii) any acts, omissions or negligence of Tenant or Tenant's Parkers; (iv) any breach, violation or nonperformance by Tenant of any term, covenant or provision of this Lease; (v) any breach, violation or nonperformance by Tenant or Tenant's Parkers of any law, ordinance or governmental requirement of any kind; and (vi) any personal injury or death or damage or loss to persons or property(specifically including,but not limited to, Tenant and Tenant's Parkers, and/or their property), occurring in, on, or about the Tenant Parking Tract, including, without limitation, to parking signage, directional signage and vehicles (or the contents thereof),of Tenant and/or Tenant's Parkers. If any action or proceeding is brought against Landlord or Landlord's Indemnitees by reason of any claim, liability,or damage for which Tenant has indemnified Landlord hereunder,Tenant, upon notice from Landlord, shall defend the same at Tenant's sole cost and expense, with counsel chosen by Landlord. B. Limitations on Liability. Landlord shall not be liable to Tenant or Tenant's Parkers for loss of or damage or injury to any person, property, vehicle or any contents of such vehicle or accessories to any such vehicle in the Tenant Parking Tract or any property left in the Tenant Parking Tract during or in connection with Tenant's Permitted Use or occupancy thereof,resulting from fire, theft, vandalism, accident, negligence, criminal acts, or intentional misconduct of users of the Tenant Parking Tract or other third persons, or any other casualty or cause whatsoever, during or in any matter related to Tenant's Permitted Use or occupancy of the Tenant Parking Tract. Further, Tenant understands and agrees that at all times during the Term of this Lease: (a) LANDLORD SHALL NOT PROVIDE ANY TRAFFIC CONTROL, SECURITY PROTECTION, OR OPERATOR FOR THE TENANT PARKING TRACT DURING TENANT'S PERMITTED USE OR OCCUPANCY OF THE TENANT PARKING TRACT; (b) Tenant and Tenant's Parkers shall use or occupy the Tenant Parking Tract solely at their own risk; and(c) Landlord shall not be liable to Tenant or Tenant's Parkers for personal injury or death, or theft, loss of, or damage to property, during or in connection with Tenant's Permitted Use or occupancy of the Tenant Parking Tract. TENANT HEREBY KNOWINGLY AND EXPRESSLYWAIVES, RELEASES, AND HOLDS LANDLORD HARMLESS FROM AND AGAINST ANY AND ALL LIABILITY ARISING OUT OF THE USE OR OCCUPANCY OF THE TENANT PARKING TRACT BY TENANT OR TENANT'S PARKERS, WHETHER CAUSED BY ANY OF SUCH PERSONS, ANY OTHER THIRD PARTIES, OR THE NEGLIGENCE OF LANDLORD. C. Damage Limitations. In any action brought by a Party hereto to enforce the obligations of the other Party hereto, or in any way related to this Lease,neither Party hereto shall 6 seek, and hereby knowingly and expressly waive any right or claim, to recover consequential, special,exemplary, or punitive damages from the other Party hereto, and neither Party hereto shall be liable to the other Party hereto for any such damages. D. Survival. The covenants, agreements and indemnification obligations under this Section 9 shall survive the expiration or earlier termination of this Lease. Tenant's covenants, agreements and indemnification obligations are not intended to and will not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. SECTION TEN TAXES All real property taxes on the Tenant Parking Tract shall be paid by Landlord, except that Tenant shall pay any taxes specifically levied against: (i) any Landlord authorized improvements placed in or upon the Tenant Parking Tract by Tenant, and (ii) Tenant's Permitted Use of the Tenant Parking Tract. SECTION ELEVEN DEFAULT A. By Tenant. In the event that: (i)Tenant defaults in the payment of Rent,or breaches any other monetary obligation, duty, term, covenant, or condition of this Lease, and Tenant fails to remedy or cure such default or breach within five (5) days after receipt of notice thereof from Landlord, (ii)Tenant breaches any non-monetary obligation,duty,term, covenant, or condition of this Lease, and Tenant fails to remedy or cure such default or breach within fifteen(15)days after receipt of notice from Landlord to Tenant thereof, or, if such default or breach cannot reasonably be remedied or cured within such 15-day period, if Tenant fails to commence to remedy or cure such default or breach within .such 15-day period and thereafter diligently and continuously prosecute such remedy or cure to completion, (iii) Tenant fails to pay Rent when due or has breached a particular covenant of this Lease (whether or not such failure or breach is thereafter cured within any stated cure or grace period), three (3) or more times within any one (1) year period during the Intial Term, or during any applicable Renewal Term, or(iv) Tenant's Permitted Use of the Tenant Parking Tract is or becomes prohibited,limited, or restricted by the terms of any law, restriction, covenant, regulation, ordinance, or zoning resolution now or hereafter affecting the Tenant Parking Tract, then in any such event Landlord may, but shall not be obligated, in addition to any other remedy that Landlord may have at law or in equity, all of which shall be cumulative, terminate this Lease upon thirty(30) days' notice to Tenant of Landlord's election to do so. B. By Landlord. In the event that Landlord breaches any obligation, duty, term, covenant, or condition of this Lease, and Landlord fails to remedy or cure such default or breach within fifteen(15) days after receipt of notice from Tenant to Landlord thereof, or, if such default or breach cannot reasonably be remedied or cured within such 15-day period, if Landlord fails to commence to remedy or cure such default or breach within such 15-day period and thereafter diligently prosecute such remedy or cure to completion, then Tenant may, but shall not be obligated, in addition to any other remedy that Tenant may have at law or in equity,terminate this Lease upon thirty(30) days' notice to Landlord of Tenant's election to do so. SECTION TWELVE EFFECT OF CASUALTY/CONDEMNATION If greater than fifty percent (50%), of the Tenant Parking Tract is: (i) materially damaged by casualty, or(ii)taken by eminent domain or deed in lieu thereof, this Lease shall automatically terminate: (a)in the event of a casualty,upon thirty(30) days' notice by either Landlord or Tenant to the other, as the case may be, or (b) in the event of a condemnation or deed in lieu thereof, on the date when title vests in the condemning/grantee authority pursuant to such taking. SECTION THIRTEEN MISCELLANEOUS The following miscellaneous provisions shall apply to this Lease: A. All notices or advices required or permitted to be given by or pursuant to this Lease, shall be given in writing in the English language. All such notices and advices shall be: (i) delivered personally,(ii)by email to the appropriate email address set forth below provided receipt is acknowledged by the addressee by email originated by the addressee or other written means, (iii)by email to the appropriate email address set forth below with a follow-up copy by overnight courier service the next business day at the location of the addressee, (iv) delivered by facsimile, (v)delivered by U.S.Registered or Certified Mail,Return Receipt Requested mail,or(v)delivered for overnight delivery by a nationally recognized overnight courier service. Such notices and advices shall be deemed to have been given(i)the first business day following the date of delivery if delivered personally,by facsimile, or by email, (ii) on the third business day following the date of mailing if mailed by U.S. Registered or Certified Mail, Return Receipt Requested, or (iii) on the date.of receipt if delivered for overnight delivery by a nationally recognized overnight courier service. All such notices and advices and all other communications related to this Lease shall be given as follows: If to Tenant: ATTN: - Telephone - Facsimile - Email If to Landlord: Bank of Texas - CRES ATTN: Michael D. Nalley One West Third Street, Suite 600 Tulsa, Oklahoma 74103 8 (918) 619-0245 - Telephone (918) 619-1744 - Facsimile Michael.Nalley@bokf.com—Email With Copy to: Frederic Dorwart Old City Hall 124 East Fourth Street Tulsa, OK 74103 (918) 583-9945 - Telephone (918) 583-8251 —Facsimile fdorwart@fdlaw.com - Email or to such other address as the party may have furnished to the other parties in accordance herewith, except that notice of change of addresses shall be effective only upon receipt. B. This Lease shall be subject to, and interpreted by and in accordance with, the laws (excluding conflict of law provisions) of the State of Texas. C. Tenant is knowledgeable and experienced in commercial transactions and does hereby acknowledge and agree that each provision of this Lease for determining charges,amounts, and expenses payable by Tenant is commercially reasonable, valid, and constitute satisfactory methods for determining such charges, amounts, and expenses as required by Section 93.012 of the Texas Property Code. TENANT FURTHER VOLUNTARILY AND KNOWINGLY WAIVES (TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW)ALL RIGHTS AND BENEFITS OF TENANT UNDER SUCH SECTION, AS IT NOW EXISTS OR AS IT MAY BE HEREAFTER AMENDED OR SUCCEEDED. D. This Lease is the entire agreement of the Parties respecting the subject matter hereof There are no other agreements, representations, or warranties, whether oral or written, respecting the subject matter hereof E. This Lease, and all the provisions of this Lease, shall be deemed drafted by both of the Parties hereto. This Lease shall not be interpreted strictly for or against either Party,but solely in accordance with the fair meaning of the provisions hereof to effectuate the purposes and intent of this Lease. F. Each Party hereto has entered into this Lease based solely upon the agreements, representations and warranties expressly set forth herein and upon its own knowledge and investigation. Neither Party hereto has relied upon any representation or warranty of the other Party hereto except any such representations or warranties as are expressly set forth herein. G. Each of the persons signing below on behalf of a Party hereto represents and warrants that he or she has full requisite power and authority to execute and deliver this Lease on behalf of the Party for whom he or she is signing and to bind such Party to the terms and conditions 9 of this Lease. H. In any action brought by either Party hereto to enforce the obligations of the other Party hereto,the prevailing Party shall be entitled to collect from the opposing Party to such action such Party's reasonable litigation costs and attorneys fees and expenses (including court costs, reasonable fees of accountants and experts, and other expenses incidental to the litigation). The provisions of this Section 13(H) shall survive the expiration or earlier termination of this Lease. I. This Lease shall be binding upon and shall inure to the benefit of the Parties and their respective successors and permitted assigns. J. This is not a third party beneficiary contract. No person or entity other than a Party signing this Lease shall have any rights under this Lease. K. This Lease may be amended or modified only in a writing, signed by both of the Parties hereto, which specifically references this Lease. L. This Lease is personal to, and may not be assigned (including performance by subcontract) by Tenant. In the event of Landlord's sale of all or part of the Tenant Parking Tract, Landlord shall have the right, upon notice to, but with no need to obtain the prior consent of, Tenant, to assign this Lease to any purchaser of all or part of the Tenant Parking Tract. M. Nothing in this Lease shall be construed to create a partnership or joint venture, nor to authorize either Party hereto to act as agent for or representative of the other Party hereto. Each Party hereto shall be deemed an independent contractor and neither Party hereto shall act as, or hold itself out as acting as, agent for the other Party hereto. The rights, obligations, duties, and covenants contained in this Lease do not create a fiduciary relationship or duty among or between the Parties. The Parties hereby expressly disclaim any fiduciary relationship or obligation,whether express or implied, arising out of, without limitation, the negotiation, execution, delivery, • performance, non-performance, and/or breach of the obligations imposed by this Lease. The relationship between Landlord and Tenant shall only be that of a lessor and a lessee of real estate. N. All sums of money required to be paid by the provisions of this Lease which are not timely paid shall bear ten percent(10%) simple interest per annum until paid; provided that in no event shall such interest be in an amount in excess of the maximum rate allowed by applicable law. 0. Time is of the essence with respect to each obligation arising under this Lease. The failure to timely perform an obligation arising hereunder shall be deemed a failure to perform the obligation. P. In the event any provision of this Lease, or the application of such provision to any person, entity, or set of circumstances, shall be determined to be invalid, unlawful, or unenforceable to any extent for any reason,the remainder of this Lease, and the application of such provision to persons, entities, or circumstances other than those as to which it is determined to be invalid, unlawful, or unenforceable, shall not be affected and shall continue to be enforceable to 10 the fullest extent permitted by law. Q. A Party to this Lease may decide or fail to require full or timely performance of any obligation arising under this Lease. The decision or failure of a Party hereto to require full or timely performance of any obligation arising under this Lease(whether on a single occasion or on multiple occasions), shall not be deemed a waiver of any such obligation. No such decisions or failures shall give rise to any claim of estoppel,laches, course of dealing,amendment of this Lease by course of dealing, or other defense of any nature to any obligation arising hereunder. R. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO: (1) THE VENUE AND JURISDICTION OF ANY FEDERAL OR STATE COURT OF COMPETENT JURISDICTION WITHIN THE STATE OF TEXAS,(2)SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY THE FEDERAL RULES OF CIVIL PROCEDURE (FOR ACTIONS FILED IN FEDERAL COURT), OR THE LAW OF THE STATE OF TEXAS (FOR ACTIONS FILED IN TEXAS STATE COURT), AND (3) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL TO AND BY THE COURT WITHOUT A JURY (TRIAL BY JURY IS HEREBY KNOWINGLY AND EXPRESSLY WAIVED BY THE PARTIES), IN ANY ACTION, PROCEEDING, OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER PARTY HERETO OR THEIR SUCCESSORS OR ASSIGNS IN ANY WAY REGARDING OR RELATED TO THE TENANT PARKING TRACT, ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, ANY CLAIM FOR INJURY OR DAMAGE, OR ANY CLAIM FOR LEGAL, EQUITABLE,EMERGENCY,OR STATUTORY REMEDY OR RELIEF. LANDLORD'S AND TENANT'S WAIVER OF JURY TRIAL SET FORTH IN THIS SECTION 13(R) SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. T. This Lease may be executed in counterparts, each of which shall be deemed an • original. This Lease shall become effective only when both of the Parties hereto shall have executed the original or counterpart hereof. This Lease may be executed and delivered by a facsimile, digital, and/or electronic transmission of a counterpart signature page hereof. IN WITNESS WHEREOF, Landlord and Tenant have signed and sealed this Lease as of the day and year first above written. LANDLORD: TENANT: BOKF, National Association, a national banking association d/b/a Bank of a(n) Texas By: By: Name: Michael D. Nalley, CCIM, CPM®, Name: 11 RPA Title: Title: Senior Vice President Director Corporate Real Estate 12 EXHIBIT "A" THE LAND EXHIBIT "B" THE SMOOTHIE KING TRACT 14 EXHIBIT "C" THE TENANT PARKING TRACT .....irk... _..-. •.._.._. .„,,,.fir,,, ` r . She B Iv., ',., rf.' •,,, , 'fa's't,f: #1144--i--4,' ,,',:, '17---„ :-.4r:-..4.:,::::',,. ::* t---- a _... • , • ',,,,..,... ' 0014. f n ,, ':.i k i i i.: ., . . r . .0, 7 ...... i ...: *pr.- _____ , I t t' r. 1. x t. , '' f.t. . , i ik ._ f _ _ , - .-A.'P ,•., ott ng lra G60.• e • � r PARKING LEASE JoverrX) r This Parking Lease (this "Lease"), is made on this 16*-day of Oetober, 2018 by and between BOKF, National Association, a national banking association d/b/a Bank of Texas ("Landlord"), and Fast Casual Creations LLC , a(n) Limited Liability Corporation ("Tenant"). Landlord and Tenant are sometimes collectively referred to herein as the "Parties" and each of the Parties is sometimes singularly referred to herein as a"Party". RECITALS WHEREAS, Landlord owns that certain real property located at 5500 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "A", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full (hereinafter the"Land" unless otherwise expressly indicated to the contrary), together with all of the improvements thereon and the appurtenances thereunto belonging (collectively hereinafter "Landlord's Parking Lot Property"); WHEREAS,Landlord's Parking Lot Property is located directly South of a Smoothie King restaurant located at 5410 Kirby Drive, Houston, Harris County, Texas 77005, all as more particularly described in Exhibit "B", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full (the"Smoothie King Tract"); WHEREAS, Tenant subleases Suite "A" upon the Smoothie King Tract, within which Tenant will operate a restaurant known as"SaladHead"; WHEREAS, Tenant desires to use a portion of Landlord's Parking Lot Property for Tenant's SaldHead employee parking purposes,and Landlord has agreed to allow Tenant to do so; and WHEREAS, Landlord and Tenant desire to enter into an agreement whereby Tenant may use a designated portion of Landlord's Parking Lot Property for such parking purposes. NOW, THEREFORE, for and in consideration of the premises, promises, mutual covenants,conditions and obligations contained herein,and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged and confessed,Landlord and Tenant respectively agree that Tenant may use a designated portion of Landlord's Parking Lot Property for SaladHead employee parking purposes, upon and subject to the following terms and conditions. AGREEMENT SECTION ONE DESCRIPTION OF TENANT PARKING TRACT Landlord hereby leases to Tenant those six (6), designated parking spaces located within and upon the Northern boundary of Landlord's Parking Lot Property, as more particularly described and/or depicted in Exhibit "C", which is attached hereto and incorporated herein by reference for all purposes as if set forth in full, along with reasonable ingress to and egress from such designated parking spaces within Landlord's Parking Lot Property (the "Tenant Parking Tract"). Landlord warrants and represents to Tenant that Landlord is the fee simple owner of the Tenant Parking Tract,and has full authority to hereby Lease the Tenant Parking Tract to Tenant. SECTION TWO TENANT'S ACCEPTANCE OF TENANT PARKING TRACT BY TENANT'S ACCEPTANCE AND EXECUTION OF THIS LEASE, TENANT UNDERSTANDS AND AGREES THAT,EXCEPT FOR THE EXPRESS WARRANTY OF TITLE STATED HEREINABOVE, LANDLORD HAS NOT MADE AND MAKES NO REPRESENTATIONS OR WARRANTIES AS TO THE TENANT PARKING TRACT OR ANY INFORMATION DELIVERED BY LANDLORD TO TENANT IN CONNECTION WITH THE TENANT PARKING TRACT.THE TENANT PARKING TRACT IS BEING LEASED BY LANDLORD AND ACCEPTED BY TENANT "AS-IS, WHERE IS, AND WITH ALL FAULTS" AND DEFECTS, KNOWN OR UNKNOWN, LATENT OR PATENT (AND TENANT HEREBY RELEASES AND HOLDS LANDLORD HARMLESS THEREFROM), WITHOUT ANY REPRESENTATION OR WARRANTY, ORAL OR WRITTEN, EXPRESS OR IMPLIED, INCLUDING, WITHOUT LIMITATION, ANY WARRANTIES OF FITNESS FOR A PARTICULAR PURPOSE, HABITABILITY, MERCHANTABILITY,SUITABILITY,QUALITY,SECURITY,AND/OR ZONING,ALL OF WHICH WARRANTIES LANDLORD HEREBY SPECIFICALLY DISCLAIMS,AND IN SOLE RELIANCE ON TENANT'S OWN INDEPENDENT INSPECTION AND/OR INVESTIGATION OF AND INTO THE TENANT PARKING TRACT. TENANT HEREBY ASSUMES THE RISK THAT ANY AND ALL ADVERSE MATTERS, INCLUDING, BUT NOT LIMITED TO, ADVERSE PHYSICAL, SECURITY, AND ENVIRONMENTAL CONDITIONS, MAY NOT HAVE BEEN REVEALED BY TENANT'S INSPECTION(S) AND INVESTIGATIONS) OF AND INTO THE TENANT PARKING TRACT. SECTION THREE RENT A. Rent. Tenant agrees to pay rent to Landlord for the Tenant Parking Tract("Rent"), throughout the Term (as hereinafter defined), of this Lease, in monthly installments of TWO HUNDRED AND FORTY DOLLARS ($40/space x 6 spaces),regardless of whether all, some,or none of the designated parking spaces therein are actually used by Tenant. Rent shall be paid in advance on or before the first day of each consecutive calendar month of the Term. If the Term commences on a day other than the first day of a calendar month or ends on a day other than the last day of a calendar month,then monthly Rent will be appropriately prorated by Landlord based on the actual number of calendar days in such month. If the Term commences on a day other than the first day of a calendar month, then the prorated monthly Rent for such month shall be paid on or before the first day of the Term. Monthly Rent shall be paid to Landlord,without written notice or demand, and without deduction, counterclaim, or offset, in lawful money of the United States of America at Landlord's address as set forth in Section 13(A) hereinbelow, or to such other address as Landlord may from time to time designate in writing. 2 B. Late Fee. In the event Tenant fails to pay any installment of monthly Rent within five(5)days of its due date,there shall be due and owing to Landlord a"Late Fee"which shall be equal to ten per cent (10%) of the Rent which is paid late. Such "Late Fee" shall be due and payable immediately, without notice or demand, and shall be in addition to any other rent or charge, or interest thereon,provided for in any other section of this Lease. Landlord and Tenant agree that the"Late Fee" shall not be a penalty but shall rather be reasonable liquidated damages for a late Rent p a ym ent of Tenant hereunder because of the administrative burden upon Landlord caused by such late payment and the difficulty,inconvenience,and the uncertainty of ascertaining actual damages for such late Rent payment. SECTION FOUR USE OF TENANT PARKING TRACT Tenant shall use the Tenant Parking Tract only for personal passenger vehicle parking for Tenant's SaladHead employees (collectively hereinafter "Tenant's Parkers"), on Mondays- Sundays from 9:30 a.m. - 9:30 p.m. (Tenant's "Permitted Use"), and for no other purpose whatsoever. SECTION FIVE TERM This Lease shall be for an initial term of one(1)year(the"Initial Term"),commencing on January 1' , 2019 (the "Commencement Date"), and expiring upon 1 20 , 2029, and shall renew itself automatically for successive one(1)year terms (each a"Renewal Term"),unless and until Landlord or Tenant shall give termination notice to the other sixty(60)days in advance of the expiration of the initial Term or any applicable subsequent Renewal Term(s). Rent for each Renewal Term shall increse by two point five percent(2.5%), over the amounf of Rent due during the preceding Initial,or applicable Renewal,Term. The Intial Term and any applicable Renewal Term(s) shall collectively hereinafter be referred to as the "Term"of this Lease,unleess otherwise expressly indicated to the contrary. SECTION SIX COMPLIANCE WITH LAW In Tenant's use and occupancy of the Tenant Parking Tract,Tenant shall fully comply with all applicable federal,state,county,and municipal statutes,rules,regulations,and ordinances. SECTION SEVEN REPAIRS; MAINTENANCE;IMPROVEMENTS;AND LIGHTING A. Landlord Maintenance. Landlord,at Landlord's sole cost and expense,shall,at all times during the Term,keep the Tenant Parking Tract in good structural repair,which shall mean only paving and striping, unless the need for any such repair(s) was caused by the negligence or 3 intentional misconduct of Tenant or Tenant's Parkers, in which case, Tenant shall reimburse Landlord for the cost of any such repair(s)within five(5)days after receipt of Landlord's invoice therefor. B. Tenant's Maintenance. Subject only to Section 7(A) hereinabove, Tenant, at Tenant's sole cost and expense, shall, at all times during the Term, maintain the Tenant Parking Tract in a clean and attractive appearance and in good condition, and repair any damage to the landscaping, fencing,lighting,and all other improvements to the Tenant Parking Tract("Tenant's Maintenance Duty"). In the event that: (i) Tenant violates Tenant's Maintenance Duty, or (ii) Tenant's use of the Tenant Parking Tract results in a significant and material increase in the amount of trash, refuse, or debris deposited in or upon the Tenant Parking Tract, Landlord reserves the right to terminate this Agreement upon thirty(30) days' notice to Tenant. C. Improvements. Tenant shall not alter,or make any improvements to or place any improvements upon,the Tenant Parking Tract without Landlord's advance written approval,which may be granted or denied in Landlord's sole and unfettered discretion. At the expiration or earlier termination of the Term of this Lease,Tenant shall surrender the Tenant Parking Tract to Landlord in good condition,and:(i)Landlord shall be entitled,upon notice to Tenant,to keep any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract as Landlord's own property,or,(ii)should Landlord fail to notify Tenant of any such request,Tenant shall, at Tenant's sole cost and expense, remove any previously permitted Tenant alterations of and/or improvements to or upon the Tenant Parking Tract, and repair any damage to the Tenant Parking Tract caused by the construction,presence,or removal of such Tenant alterations of and/or improvements to or upon the Tenant Parking Tract. D. Lighting. Landlord, at Landlord's sole cost and expense, shall provide Landlord's current, standard, night Tenant Parking Tract lighting or illumination as such lighting or illumination exists upon the date of this Lease, if any ("Landlord's Lighting"), during Tenant's Permitted Use of the Tenant Parking Tract at night. Landlord makes no, and hereby expressly disclaims any, warranties or representations to Tenant as to whether Landlord's Lighting will be sufficient or available for Tenant's Permitted Use of the Tenant Parking Tract. If Tenant requires any lighting or illumination in addition to Landlord's Lighting for Tenant's Permitted Use of the Tenant Parking Tract at night,Tenant,at Tenant's sole cost and expense,and subject to Landlord's advance written approval, which may be granted or denied in Landlord's sole and unfettered discretion, may provide such lighting or illumination and the electricity or other power source necessary to power any such lighting or illumination in addition to Landlord's Lighting, for Tenant's Permitted Use of the Tenant Parking Tract at night as Tenant desires ("Tenant's Lighting"); provided that at the expiration or earlier termination of the Tenn of this Lease, Landlord shall be entitled to keep any previously permitted Tenant Lighting upon and serving the Tenant Parking Tract. Landlord shall not be in default under this Lease or be liable to Tenant or any other person for actual, consequential, or exemplary damages,or otherwise, for any failure at any time during,or during the entirety of the Term to supply Landlord Lighting,and,in the event that Landlord provides Landlord Lighting, Landlord reserves the right to temporarily discontinue Landlord Lighting at such times as may be necessary by reason of accident;repairs, alterations or improvements; strikes; lockouts; riots; acts of God; terrorism; governmental preemption in connection with a national or local emergency; any rule,order, or regulation of any governmental 4 agency; conditions of supply and demand that make such Landlord Lighting, or the electricity to power such Landlord Lighting, reasonably unavailable; Landlord's compliance with any mandatory governmental energy conservation or environmental protection program, or any voluntary governmental energy conservation program at the request of or with the consent or acquiescence of Tenant; or any other happening beyond the reasonable control of Landlord. SECTION EIGHT INSURANCE A. Tenant Insurance. Tenant shall obtain and keep in full force and effect at all times during the Term of this Lease,policies of property and general public liability insurance,with an insurer reasonably satisfactory to Landlord, for the insurance and protection of Tenant and Landlord against liability with respect to personal, property, and economic injury and/or damage arising out of the condition or use and occupancy of the Tenant Parking Tract by Tenant and/or Tenant's Parkers,and the improvements erected thereon. The liability limits of each of the policies shall be a minimum of TWO MILLION DOLLARS ($2,000,000.00). B. Form of Tenant Insurance. Certificates of the insurance policies required of Tenant hereunder, together with copies of the endorsements, when applicable, naming Landlord as additional insured,shall be delivered to Landlord prior to Tenant's use of the Tenant Parking Tract and from time to time upon Landlord's request during the Term.All insurance policies required to be maintained by Tenant hereunder shall name Landlord as additional insured, entitling Landlord to recover under such policies for any loss sustained by Landlord, Landlord's agents, employees, customers, invitees, business visitors, and contractors, specifically including, but not limited to, losses resulting from the negligent acts or omissions of Tenant and/or Tenant's Parkers. All such policies maintained by Tenant shall provide that they may not be terminated nor may coverage be reduced except after thirty (30) days' prior written notice to Landlord. All commercial general liability and property policies maintained by Tenant shall be written as primary policies, not contributing with and not supplemental to any coverage that Landlord may, but shall not be obligated,to carry with respect to the Tenant Parking Tract. C. Mutual Waiver of Subrogation. Tenant and Landlord each waive any and all rights to recover against each other, or against the members,managers,officers, directors, shareholders, partners, employees, agents, invitees, or business visitors of such other Party, for any loss or damage to such waiving Party arising from any cause covered by any insurance required to be carried by such Party pursuant to this Section 8 or any other insurance actually carried by such Party to the extent of the limits of such policy, EVEN IF THE NEGLIGENCE OF SUCH PARTY CAUSED SUCH INJURY OR DAMAGE. Tenant and Landlord shall cause their respective insurers to issue appropriate waiver of subrogation rights endorsements to all insurance policies carried in connection with this Section 8 of this Lease; provided that notwithstanding anything in this Lease to the contrary,Landlord may,but shall not be obligated to, carry insurance and/or self-insure with respect to the Tenant Parking Tract. D. Adequacy of Coverage. Landlord makes no representation that the limits of liability coverage specified to be carried by Tenant pursuant to this Section 8 are adequate to protect Tenant. If Tenant believes that any of such insurance coverage is inadequate,Tenant shall 5 obtain such additional insurance coverage as Tenant deems adequate, at Tenant's sole cost and expense. SECTION NINE INDEMNIFICATION;LIMITATION OF LIABILITY AND DAMAGES A. Tenant Indemnification. Tenant will neither hold nor attempt to hold Landlord,or Landlord's employees,shareholders,officers,directors,contractors,agents,invitees,and business visitors("Landlord Indemnitees"),liable for,and Tenant will indemnify,hold harmless and defend Landlord, and Landlord's Indemnitees from and against, any and all demands, claims, causes of action, fines, penalties, damages, liabilities, judgments, and expenses (including, without limitation, reasonable attorneys' fees), incurred in connection with or arising from: (i) the use or occupancy or manner of use or occupancy of the Tenant Parking Tract by Tenant or Tenant's Parkers; (ii)any activity,work or thing done,permitted or suffered by Tenant or Tenant's Parkers in, on, or about the Tenant Parking Tract; (iii) any acts, omissions or negligence of Tenant or Tenant's Parkers; (iv) any breach, violation or nonperformance by Tenant of any term, covenant or provision of this Lease; (v) any breach, violation or nonperformance by Tenant or Tenant's Parkers of any law, ordinance or governmental requirement of any kind; and (vi) any personal injury or death or damage or loss to persons or property(specifically including,but not limited to, Tenant and Tenant's Parkers, and/or their property), occurring in, on,or about the Tenant Parking Tract, including, without limitation, to parking signage, directional signage and vehicles (or the contents thereof),of Tenant and/or Tenant's Parkers. If any action or proceeding is brought against Landlord or Landlord's Indemnitees by reason of any claim,liability,or damage for which Tenant has indemnified Landlord hereunder,Tenant,upon notice from Landlord,shall defend the same at Tenant's sole cost and expense,with counsel chosen by Landlord. B. Limitations on Liability. Landlord shall not be liable to Tenant or Tenant's Parkers for loss of or damage or injury to any person, property,vehicle or any contents of such vehicle or accessories to any such vehicle in the Tenant Parking Tract or any property left in the Tenant Parking Tr ct during or in connection with Tenant's Permitted Use or occupancy thereof,resulting from fire,theft,vandalism, accident,negligence, criminal acts, or intentional misconduct of users casualty or cause whatsoever, or any other > of the Tenant Parking Tract or other third persons, y y during or in any matter related to Tenant's Permitted Use or occupancy of the Tenant Parking Tract. Further, Tenant understands and agrees that at all times during the Term of this Lease: (a) LANDLORD SHALL NOT PROVIDE ANY TRAFFIC CONTROL, SECURITY PROTECTION, OR OPERATOR FOR THE TENANT PARKING TRACT DURING TENANT'S PERMITTED USE OR OCCUPANCY OF THE TENANT PARKING TRACT; (b) Tenant and Tenant's Parkers shall use or occupy the Tenant Parking Tract solely at their own risk;and(c)Landlord shall not be liable to Tenant or Tenant's Parkers for personal injury or death, or theft, loss of, or damage to property, during or in connection with Tenant's Permitted Use or occupancy of the Tenant Parking Tract. TENANT HEREBY KNOWINGLY AND EXPRESSLYWAIVES, RELEASES, AND HOLDS LANDLORD HARMLESS FROM AND AGAINST ANY AND ALL LIABILITY ARISING OUT OF THE USE OR OCCUPANCY OF THE TENANT PARKING TRACT BY TENANT OR TENANT'S PARKERS, WHETHER CAUSED BY ANY OF SUCH PERSONS, ANY OTHER THIRD PARTIES, OR THE NEGLIGENCE OF LANDLORD. 6 C. Damage Limitations. In any action brought by a Party hereto to enforce the obligations of the other Party hereto,or in any way related to this Lease, neither Party hereto shall seek, and hereby knowingly and expressly waive any right or claim, to recover consequential, special,exemplary,or punitive damages from the other Party hereto,and neither Party hereto shall be liable to the other Party hereto for any such damages. D. Survival. The covenants, agreements and indemnification obligations under this Section 9 shall survive the expiration or earlier termination of this Lease. Tenant's covenants, agreements and indemnification obligations are not intended to and will not relieve any insurance carrier of its obligations under policies required to be carried by Tenant pursuant to the provisions of this Lease. SECTION TEN TAXES All real property taxes on the Tenant Parking Tract shall be paid by Landlord, except that Tenant shall pay any taxes specifically levied against: (i) any Landlord authorized improvements placed in or upon the Tenant Parking Tract by Tenant, and (ii) Tenant's Permitted Use of the Tenant Parking Tract. SECTION ELEVEN DEFAULT A. By Tenant.In the event that: (i)Tenant defaults in the payment of Rent,or breaches any other monetary obligation, duty, term, covenant, or condition of this Lease, and Tenant fails to remedy or cure such default or breach within five (5) days after receipt of notice thereof from Landlord,(ii)Tenant breaches any non-monetary obligation,duty,term,covenant,or condition of this Lease, and Tenant fails to remedy or cure such default or breach within fifteen(15)days after receipt of notice from Landlord to Tenant thereof, or, if such default or breach cannot reasonably be remedied or cured within such 15-day period, if Tenant fails to commence to remedy or cure such default or breach within such 15-day period and thereafter diligently and continuously prosecute such remedy or cure to completion, (iii) Tenant fails to pay Rent when due or has breached a particular covenant of this Lease (whether or not such failure or breach is thereafter cured within any stated cure or grace period), three (3) or more times within any one (1) year period during the Intial Term,or during any applicable Renewal Term, or(iv)Tenant's Permitted Use of the Tenant Parking Tract is or becomes prohibited,limited,or restricted by the terms of any law, restriction, covenant, regulation, ordinance, or zoning resolution now or hereafter affecting the Tenant Parking Tract, then in any such event Landlord may, but shall not be obligated, in addition to any other remedy that Landlord may have at law or in equity, all of which shall be cumulative,terminate this Lease upon thirty(30)days' notice to Tenant of Landlord's election to do so. B. By Landlord. In the event that Landlord breaches any obligation, duty, term, covenant, or condition of this Lease, and Landlord fails to remedy or cure such default or breach within fifteen(15) days after receipt of notice from Tenant to Landlord thereof,or,if such default 7 or breach cannot reasonably be remedied or cured within such 15-day period,if Landlord fails to commence to remedy or cure such default or breach within such 15-day period and thereafter diligently prosecute such remedy or cure to completion, then Tenant may, but shall not be obligated,in addition to any other remedy that Tenant may have at law or in equity,terminate this Lease upon thirty(30)days' notice to Landlord of Tenant's election to do so. SECTION TWELVE EFFECT OF CASUALTY/CONDEMNATION If greater than fifty percent 50%), of the Tenant Parking Tract is: (i)materially damaged by casualty,or(ii)taken by eminent domain or deed in lieu thereof,this Lease shall automatically terminate: (a)in the event of a casualty,upon thirty(30)days' notice by either Landlord or Tenant to the other, as the case may be, or(b) in the event of a condemnation or deed in lieu thereof, on the date when title vests in the condemning/grantee authority pursuant to such taking. SECTION THIRTEEN MISCELLANEOUS The following miscellaneous provisions shall apply to this Lease: A. All notices or advices required or permitted to be given by or pursuant to this Lease, shall be given in writing in the English language. All such notices and advices shall be: (i) delivered personally,(ii)by email to the appropriate email address set forth below provided receipt is acknowledged by the addressee by email originated by the addressee or other written means, (iii)by email to the appropriate email address set forth below with a follow-up copy by overnight courier service the next business day at the location of the addressee, (iv) delivered by facsimile, (v)delivered by U.S.Registered or Certified Mail,Return Receipt Requested mail,or(v)delivered for overnight delivery by a nationally recognized overnight courier service. Such notices and advices shall be deemed to have been given(i)the first business day following the date of delivery if delivered personally,by facsimile, or by email, (ii)on the third business day following the date of mailing if mailed by U.S. Registered or Certified Mail, Return Receipt Requested, or (iii) on the date of receipt if delivered for overnight delivery by a nationally recognized overnight courier service. All such notices and advices and all other communications related to this Lease shall be given as follows: If to Tenant: SaladHead ATTN: Andrew Alvis 5410 Kirby Dr. Suite B Houston,TX 77005 713-478-6541 -Telephone -Facsimile andrew.alvis@newquest.com_-Email If to Landlord: Bank of Texas-CRES 8 ATTN: Michael D.Nalley One West Third Street, Suite 600 Tulsa,Oklahoma 74103 (918) 619-0245 -Telephone (918) 619-1744-Facsimile Michael.Nallev u,bokf:com—Email With Copy to: Frederic Dorwart Old City Hall 124 East Fourth Street Tulsa,OK 74103 (918) 583-9945 -Telephone (918) 583-8251 —Facsimile fdorwart( fdlaw.com-Email or to such other address as the party may have furnished to the other parties in accordance herewith, p Y Y P except that notice of change of addresses shall be effective only upon receipt. B. This Lease shall be subject to,and interpreted by and in accordance with, the laws J � �P Y (excluding conflict of law provisions)of the State of Texas. C. Tenant is knowledgeable and experienced in commercial transactions and does hereby acknowledge and agree that each provision of this Lease for determining charges,amounts, and expenses payable by Tenant is commercially reasonable, valid, and constitute satisfactory methods for determining such charges, amounts, and expenses as required by Section 93.012 of the Texas Property Code. TENANT FURTHER VOLUNTARILY AND KNOWINGLY WAIVES(TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW)ALL RIGHTS AND BENEFITS OF TENANT UNDER SUCH SECTION, AS IT NOW EXISTS OR AS IT MAY BE HEREAFTER AMENDED OR SUCCEEDED. D. This Lease is the entire agreement of the Parties respecting the subject matter hereof There are no other agreements, representations, or warranties, whether oral or written, respecting the subject matter hereof. E. This Lease,and all the provisions of this Lease, shall be deemed drafted by both of the Parties hereto. This Lease shall not be interpreted strictly for or against either Party,but solely in accordance with the fair meaning of the provisions hereof to effectuate the purposes and intent of this Lease. F. Each Party hereto has entered into this Lease based solely upon the agreements, representations and warranties expressly set forth herein and upon its own knowledge and investigation. Neither Party hereto has relied upon any representation or warranty of the other Party hereto except any such representations or warranties as are expressly set forth herein. 9 G. Each of the persons signing below on behalf of a Party hereto represents and warrants that he or she has full requisite power and authority to execute and deliver this Lease on behalf of the Party for whom he or she is signing and to bind such Party to the terms and conditions of this Lease. H. In any action brought by either Party hereto to enforce the obligations of the other Party hereto,the prevailing Party shall be entitled to collect from the opposing Party to such action such Party's reasonable litigation costs and attorneys fees and expenses (including court costs, reasonable fees of accountants and exp erts, and other expenses incidental to the litigation). The provisions of this Section 13(H) shall survive the expiration or earlier termination of this Lease. I. This Lease shall be bindin g upon on and shall inure to the benefit of the Parties and their respective successors and permitted assigns. J. This is not a third party beneficial contract. No person or entity other than a Party P Y 'Y signing this Lease shall have any rights under this Lease. K. This Lease may be amended or modified only in a writing, signed by both of the Parties hereto,which specifically references this Lease. L. This Lease is personal to, and may not be assigned (including performance by subcontract)by Tenant. In the event of Landlord's sale of all or part of the Tenant Parking Tract, Landlord shall have the right, upon notice to, but with no need to obtain the prior consent of, Tenant,to assign this Lease to any purchaser of all or part of the Tenant Parking Tract. M. Nothing in this Lease shall be construed to create a partnership or joint venture,nor to authorize either Party hereto to act as agent for or representative of the other Party hereto. Each Party hereto shall be deemed an independent contractor and neither Party hereto shall act as, or hold itself out as acting as, agent for the other Party hereto. The rights, obligations, duties, and covenants contained in this Lease do not create a fiduciary relationship or duty among or between the Parties. The Parties hereby expressly disclaim any fiduciary relationship or obligation,whether express or implied, arising out of, without limitation, the negotiation, execution, delivery, performance, non-performance, and/or breach of the obligations imposed by this Lease. The relationship between Landlord and Tenant shall only be that of a lessor and a lessee of real estate. N. All sums of money required to be paid by the provisions of this Lease which are not timely paid shall bear ten percent(10%) simple interest per annum until paid;provided that in no event shall such interest be in an amount in excess of the maximum rate allowed by applicable law. 0. Time is of the essence with respect to each obligation arising under this Lease.The failure to timely perform an obligation arising hereunder shall be deemed a failure to perform the obligation. P. In the event any provision of this Lease,or the application of such provision to any person, entity, or set of circumstances, shall be determined to be invalid, unlawful, or 10 unenforceable to any extent for any reason,the remainder of this Lease,and the application of such provision to persons, entities, or circumstances other than those as to which it is determined to be invalid, unlawful, or unenforceable, shall not be affected and shall continue to be enforceable to the fullest extent permitted by law. Q. A Party to this Lease may decide or fail to require full or timely performance of any obligation arising under this Lease. The decision or failure of a Party hereto to require full or timely performance of any obligation arising under this Lease(whether on a single occasion or on multiple occasions), shall not be deemed a waiver of any such obligation. No such decisions or failures shall give rise to any claim of estoppel,laches,course of dealing,amendment of this Lease by course of dealing, or other defense of any nature to any obligation arising hereunder. R. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO: (1) THE VENUE AND JURISDICTION OF ANY FEDERAL OR STATE COURT OF COMPETENT JURISDICTION WITHIN THE STATE OF TEXAS,(2)SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY THE FEDERAL RULES OF CIVIL PROCEDURE (FOR ACTIONS FILED IN FEDERAL COURT), OR THE LAW OF THE STATE OF TEXAS (FOR ACTIONS FILED IN TEXAS STATE COURT), AND (3) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL TO AND BY THE COURT WITHOUT A JURY (TRIAL BY JURY IS HEREBY KNOWINGLY AND EXPRESSLY WAIVED BY THE PARTIES), IN ANY ACTION, PROCEEDING, OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER PARTY HERETO OR THEIR SUCCESSORS OR ASSIGNS IN ANY WAY REGARDING OR RELATED TO THE TENANT PARKING TRACT, ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, ANY CLAIM FOR INJURY OR DAMAGE, OR ANY CLAIM FOR LEGAL, EQUITABLE,EMERGENCY,OR STATUTORY REMEDY OR RELIEF. LANDLORD'S AND TENANT'S WAIVER OF JURY TRIAL SET FORTH IN THIS SECTION 13(R) SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. T. This Lease may be executed in counterparts, each of which shall be deemed an original. This Lease shall become effective only when both of the Parties hereto shall have executed the original or counterpart hereof. This Lease may be executed and delivered by a facsimile, digital, and/or electronic transmission of a counterpart signature page hereof. IN WITNESS WHEREOF,Landlord and Tenant have signed and sealed this Lease as of the day and year first above written. LANDLORD: TENANT: l BOKF,National Association, f k`Cos„%\ Cry l e'vS GGC, , a national banking association d/b/a Bank of a(n) �;,.,, (.tAy;f.l y (''r po S a14.6t«t•o� 11 By: M7thnM By:Name: Michael D.Nalley,CCI , CPM®, Name: /-1 mar /i s:5 RPA Title: ltitN�rf`� e Title: Senior Vice President Director Corporate Real Estate 12 EXHIBIT"A" THE LAND 13 EXHIBIT "B" THE SMOOTHIE KING TRACT 14 EXHIBIT"C" THE TENANT PARKING TRACT M As t. .- ,,. x i ¢2 1. /,:4 , g !n• MMM E F• s � �ski: 1 ��: ,F - , �: ,, ,„„ ,5500 Kirby Drive t^ . i ki} T � -ms$. , 9 .:a 0,:3:-,...,-. :_.,,,,,, _. ,s..,4s . , , s,, -:',.4 ....-r::.:;;::::::i;.',,.:L3 x, r., ,,,,. .11 - • .-,- .,,...„.4:i-.•,.' ! i I s . 1--':--;::::. 1; . *= f`` a - ., prQft! arts Sit' 15 0 c'1:Dt2Qhaiu,ehss;j•panJasai slu8u WT.'BTOL leaiwoN + allilaleS dBW irw ateleflAwnoS I 2.t: >5c. - _i._e ______._.__Afp,sapniaA a6sianr ,eaA x_iis.... , ..f ..:'L.+.c.....1. weJquex:aunoS 1 sumo o+11a.417}101Sijj .. -- 1 I -I i • ___ 366.. ' Aeptaa13.yaA atieuny JP A p . , T ,.3 ails+a o,o15114 'S r ata a .,"M FY..:,x11 L N ..,,. zrasr Lcc OStLr 4cc: 1 II! LLBZ AIM 64 14aA abeianp igaA l -4 f - .... , A I 91,81, i da4_4"4111�- 1£591---. L190E=,'� 6E1, 868Z 1 Lo4L£z --- ZEl --01,9 1 9LStl z9£8 " E9E9Z £861,1 Z54OL , 06901-- .---tZ9Si 1414 1 69641 Z6i9 -611.9 " Zit11° N ,./A- t ' 94911 .. Z#59- ' iZOZ 126$1 40091,/ ,.1., 00201 6tZt 9161 128i Sr/l-- 199 1,Ot- 1£891 , w 1 I-191, 094£ ;} '-11991 6t94i-�` ° 4tLE I= /.4...,/-irE011 Gt£81 eili_ 9009 Sti6 ti 6081 LZ11 -6951 _-. // °...�.,�--'` SE�t--'� �� 1,t#£ > r'11.21. °-tilt 98961--, 0S8>3£ SLi01 #4t1Z-- _ - a laa � 66551 `, LOCBi 09091 1#61,1 £914 emu_ __ 49Z8trt LtL9Z 1517 2821,1 9S06Z 68241 EZ j ... 90£01 E91Z --: �--- ",.- 1990£ 0928 . �.. 1986--. _ £042° eta 8#26 r + 0£641 69 ? Z1LZ# #90tE - Ei1Si--; L Oo1ZZ l ZLZZ--� 6191, LZ$9C- 10651£ #KJy€ 511Zi Z£ i y'<tHl 68992- ESLfi� :$Z ' r6tS1 69 t /....--611#2 -1651# , 69£02 Wilt S86Li 68SSZ �_.... 88S8bZ £LOIF._ £011, E88S1 641SZ -t6£Z 19#4 082#2 #£St_.; L 91162 ---L6983 ,..-9081,i 3 9129-` rii ._. 1#161 z z '` S1,81Z CE6ZZ , EttEl Et9ti Cott /r ZZZSZ 984- r-1.961 1 '`t. #EZZ COIFS. L1Ot 09962 i �' EZ9it _ E1S4E 66121 . _ ,. BOS 88684. S6Ot1 99491- L5S1, oEZtS-08885 111,£1 S1E6 - 016#1— ZE891 ` 161,#1 84801—� 8159 O191Z �,° EL 1,1 b5 2Slti t-pESCt #ESE£ r 680£ 5104-` 0£461 14tSt # 454E 969E { Et6Z- -LEE6i 14 , 0£5LZ 8458= 802- -1zZS1 i60Si--1 a 6550E 2105- 8EZS1-� £Z0Z _ 069 : s. 1:81.1 865#M 691.1,1 L68i ``-EiZ61 ;4 655# 11/O ' LB#8 n cool,----' 06£S 0000E--, jr 0 H- 0 vr) F- 0 LL1 Lu < U o UJ v) n co cz a_ co Z cNJ < 0 • Uc Lo (Acknowledgment) (. THE STATE.OF TEXAS I2- .�2'29 Coui,ri•Y,O,'!,. ,oarris 1 7 ,V11',„B,11111 I11I, ::,'.' it( or e,',.:undersi`ned authority,on this day personally appeared BERTHA LO LA HOLTON .rtit00,il'to me td1bc{le person.---.-_---whose name is subscribed to the foregoing instrument,and acknowledged to me ‘4.1qta4",:'_ .-he,.'1 ?eltecuted the same for the purposes and consideration therein expressed. ♦y si1Wett t`6'sd s,4s rhand and seal of office on this the day of .r c' Iit:ik .� ,h D.19 72 . Notary Public in and for Hjrris County,Texas. • ll It. I t . (Acknowledgment) THE STATE OE TEXAS ) COUNTY OF )> 6 Before me,the undersigned authority,on this day personally appeared i 1'11"K . . :i Iris , lin■ known to me to be'the person..-'1 -whose name' '1'' r ('subscribed to the foregoing instrument,and acknowledged to me that he.-_--_.executed the'same for`the purposesi and'consideratioti"therein expressed. . Given under myhand'and seal of office On this the ' day of ,A.D.19 - Notary,Public in and for County,Texas. I z r" d F ,--I O x El N w° aw w to w W 1 o N O A '-t N O W N O .° ti o o a O ti W it. `4 n~ as m o = H° x b y ro 1 d p U CV Ft' Q 3 W w W ` 4 r s ' 'w : 0f, 4.9 i at E si o` w F o y . o x w w . - a � oo T STATE OF TEXAS COUNTY OF NARAIS :iii., 1"1 '' 1 :1•' I NM*.FENNY that this InstNmel�t was,FILED Ip , F:•. • 'r•' ,,I. ,. FR.AUm5.r Sammie OA the dais and it Ma tit.,.mud a (Corporate acknowledgment)henaan'by mal and was duly*Sao!pCO,In the Offlstal THE STATE OF TEXAS gment)Publk Rwsrds N Rut sta0srty of Nerns Ceunty,Taa1a eb I APR 121972 COUNTY OF .', ,L".' .1'11'1,' -1, '.,, }., i. Before me,the undersigned authority,on this day �'(� y personally appeared ^� 7 CAd�0�I��• of cc.l ERK V ' a:corporation,known to me to be the person whose name is subscribed to the foregoing instrument,anHARRIS know eda d to m that he executed the same for the purposes and consideration therein expressed,in the capacity therein stated and as the act and deed of said corporation. t Given under my hand and seal of office on this the day of ,A.D.19 c. 2i.:. Notary Public in and for .........._.:.......................nty,....Texas. - County,Tezes. • H. & M. ENGINEERING CO. INC. PNoNa 624.10aa' P.O.BOX mom HDU$TOM.Ttlutsnleao.00ea S �s 7° �' C \;/.4) ,�. � . ._—_,...-.� "Of)'c./ra— 3�6ry foci �, , ii-rpt q 1 il� a CO ,,. 0/.. °4. K ;I LP r iti 41 I cy '// .-1•4'°°° . I / ,'"/ 4 V ��il / NI p„vi C; i., 4• 1 ' ' ———/— —— - — • __._.„ / . _ c.! l/�a42.�..> I cattily that the above let is a true representation of a survey made on the ground under psupervlslon of Lo i Q i� Block in "1icr/Br-t),Ll orded In Vol. ti-5-°' e S C� of the Mop Records of / l 42�5 •tPo ""r y. " County;'Raras and out of the Survey Ile F.t#cCIMIHEII 5 A-............. I 8irther certify there are no encroaofinenta unkss shown and all bnidInga 4I62 :a arveyed are within the lot boundaries. 'e!''Pr!1 s r i!%:1-.�L� i 'Date ' ,n Seale /% ' psa. A',70'.5-1 , -,� r/)l'i i IL & M. ENGINEERING CO. INC. PHONE 12{•t000 P.O.BOX 010053 HOUSTON.TEMA871011.0013 . 1 legal description for a 905/ .square foot tract of land being out of and a part of Lots 18 and 19 Block 2 in Evanston an Harrit County, Texas, !.aid map or plat thereof recorded in Volume 15, Page 50 of the Map Records of Harris County, Texas; said tract being more particularly by metes and bounds as follow: described BEGINNING at the Southeast corner of Lot 18 also being the Intersection of the Nord r•13;,t-of-way line of Sunset boulevard (60 feet wide) :ant thr: West right-of-way line of Kirby Drive (80 feet wide) ; THENCE North 87 deg. 58 mire, West, along the North right-of-way line of Sunset Boulevard, 100.0 feet to a 1/2 L inch iron rod bet for the Sorthwest corner; THENCE North 02 deg, 02 min East , 91.9 feet to a point for the Northwest corner; !HENCE South 87 deg, 58 mir East, 97.01 feet to a point for the Northeast corner in thi West right-of-way line of Kirby Drive; • 1HENCE South 01 deg, 10 air. 19 sec. West, 91.95 feet along the West right -of-way line of Kirby Drive to the POINT OF BEGINNING and containing 9050, square feet of land. I I t I . • I I I LI I . I Z .0.1.. ...ct....4.+1,,, FRED F.McCOMP ll 'Q•, 11824- 1�� erltt�;y��l r Date Salo flil. mmummwrip NOTICE Prepared by the State Bar of Texas for use by Lawyers only. 3-71-15M To select the proper form,fill in blank spaces,strike out form provisions or insert Veda, terms constitute:the practice of low. No "nandard form"can meet all requirement:. WARRANTY DEED 142-37-21 '28 THE STATE OF TEXAS KNOW ALL MEN'lity THESE PRESENTS:' J COUNTY OF HARRIS L-tr:.V 11. I s. --.I, '7;5 'T ,t‘;„11 - ••e". 'That ' ' ' I,' BERTHA LOLA HOLTON, a fame sole, .. .1" f the County of Harris and State of xs onsideration of the sumoafr TEN ($10. 00) vh,1 I : ,•\', , T,ea ' ' . ' ' forand in DOLLARS nd other valuable consideration to the undersigned paid by the grantee .""herein named, the receipt of Ihich is hereby acknowledged, including the innumerable services rendered me for the [ I past ten years during which time I have been to a'large.extent under your' care, and as partial repayment for the valuable services which you have'' rendered and the care you have given and will continue to give to me, I "H 'i • , I 'H I . . I: .,, • ve GRANTED, SOLD AND CONVEYED, and by these presents do GRANT, SELL AND CONVEY unto 1 I ' BETTYE SO LOWE ' -' kthe County of Harris and State of Texas , all of he following described real property in Harris . County,Texas, to-wit: I k , Lot 18, andiEast 40 feet of Lot 19, Block 2, of Evanston I , 4ddition in Harris County, Texas, Recorded in Vol. 15, Page SO of the Map Records of'Harris' County,' Texas, and I . whatever other inters, that I may have in and to Lots 18 and 19,Block 2, of Evanston Addition. • / I . I I • th TO HAVE AND TO HOLD the above described premises, together with all and singular the rights and 4 o ifurtenances thereto in anywise belonging,unto the said grantee , . 3qe heirs and assigns liver; and , I do hereby bind myself, heirs, executors and administrators to hhRRANT AND FOREVER DEFEND all and singular the said premises unto the said grantee ,her is and assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof. III it . , ,. EXECUTED.:,- :`,- this i' c?1,,c'' day of - ' ,A.D. 19 '7 2 ' )■ BERTHA LOLA HOLTON r IL & M. ENGWEERING CO. INC. PHONt 124.15 1 AO, iloosa r HOUSTON,TEXASTTOe1.001J tn'9tri Description for a 271 out of and I `ssquare foot tract of land being part of Lots 1ti and 19 Block 2 in Evanston an additrlon in Harris County, 'exo s, said map or plat thereof ■ recorded in Volume 15, Page i0 of the Map Records of Harris. County, Texas, said tract being more particularly described by metes and bounds as follow ;; 1' COMMENCING at a 1/2 inch iroi rod set a the east corner or at 18 being at the inter.; 'ctior'r of the Northtright-of-way line of Sunset Boulevard ; BO feet wide) and the West right-of-way line of Kirby Drive (80 feet wide)t THENCE North 0 deg. 10 min, 19 sec . East, 91.95 feet along g the We right -of-way line of Kirby Drive to a point for the ` Southeast corner and the POINT OF BEGINNING of this tract : II THENCE North 87 deg. 58 min . West , 97.01 feet to a point for the Southwest corner; Ig THENCE North 07 deg. 02 min, Cast , 28,1 feet to a 1/2 inch iron rod set being the Northwest corner; ` THENCE South 87 deg, 58 min. East, 96. 1 feet to a in the West right-of-way line of Kirby Drive beirng pole Northeast corner; I THENCF South 28. 12 feet alonj the West right-of-way line of Kirby Drive to the POINT 01° BEGINNING and containing 2714 square feet of land. I I I h t ` 6 6 6 111 fbe \ FRED F.MCCONtt(tl ' . e 1162 0."..0- kta 04/Ci gu..... Thu. Sale •