HomeMy WebLinkAbout03282019 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 restaurant°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.
February 28,2019
The applicant was asked to determine the configuration of the parking lot,get an agreement for all employees to park in
the bank parking lot,and try to obtain a commitment for additional parking spaces if needed from the bank. The item will
be placed on the agenda for the March 28,2019 meeting to receive additional information regarding the application.
March 28,2019
The applicant has submitted a parking layout with spaces marked for a total of 18 spaces.The spaces are the required
length and width. Since the parking area acquired Prior Non-Conforming status at some point in the past,and
documentation was found from 2006 where the City Planner approved 18 parking spaces as shown,the requirement has
been met with the seven shared spaces with the bank. The applicant has also provided an agreement with the operator of
Smoothie King that they will require their employees to park on the bank property in order to get the maximum number of
onsite parking spaces for the customers.
The question the ZBA must answer if whether or not there is enough information to determine whether or not an increase
in street parking will result by granting the shared agreement special exception. As with any special exception,the ZBA
must find in the affirmative whether or not the request in 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.
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
area.
studios for dance, martial arts, yoga 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(, LeJ
• %`� City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
re Nos
Address of site: 5Z,/ /eiliy
Legal description of the site: gke/ e f ji' 5�./ 4i �, �15- A _�--�) $-
Applicant: 1'e4) /V16 (6aitaIkea)
Address: 5-2,0 ,'/,
Contact:,vir4y 1;11/./31
T 11//3` Phone:("1� �5 65-ig Fax: E ai1:
tad>ll`ede.
Decision or Action Requested(check one or more and provide requested data). n due t
( ) 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:
(1/6 Special Exception.
• Exact zoning ordinance section that authorizes the special exception h,- me pewit
• Exact wording of special exception requested: C2 peAr- to 03C
We, a+ - l j4a '.� pi s cm 'to C€ 1 5re4.4_5
_ bi4A446.- me 6144.4-4- 8h/d. w rift yi 3001
( ) 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(Iist items here and attach them)
Attached. The applicant ha --• e State and .ty regulations attached.
Signature of applicant: /Id Date:
For Staff Use only Date filed: Date heard: Docket#: i"I ' 001
onn/HA-t 01
} ?z 4t+
January 3rd,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,cafe 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.
Respecliuily submitted,
•
Andrew Alvis
•
EXHIBIT "A"
THE LAND
FLOOD NOTE
*Subject Property -1S_N_OT_-_, Located in a Federal Insurance Administration Designated Flood Hazard Area
. .._ _.. .
As per map 480318 Panel 48201C 0860L Dated
*THIS INFORMATION IS BASED ON GRAPHIC PLOTTING ONLY WE DO NOT ASSUME RESPONSIBILITY FOR EXACT DETERMINATION
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DCL,-DIRECTIONAL CONTROL LINE 21 IIIIMPIIII11-
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PP=POWER POL ___ .—E 1 INCH = 20 FEET
FH=FIRE HYDRANT — & GRAPHIC SCALE
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NOTES. SUNSET BOULEVARD
1)SUBJECT TO ANY AND ALL EASEMENTS AND RE SI RIC TIONS OF RECORD (60' R.O.W.)
2 I THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE COMMITMENT
3)THIS SURVEY WAS PERFORMED WITHOUT BENEFt F OF AN ABSTRACT OF TITLE.
THERE MAY BE EASEMENTS OR OTHER MATTERS,NOT SHOWN
4)ALL BEARINGS AND COORDINATES ARE BASED ON LEICA SMARTNET RIK(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 0900051143
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 i 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
KATY, TEXAS, 77493 IT IS NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR
PHONE # 281-793-5192 ...-- 0 F
-\C-.......*....•I•--1. REVISION# SUBSEQUENT OWNERS ,
/i-U.S- i/2.17.PVCri T.r/7/V A:?;?/i.t",.1,C ;17 7 i-ii- 2
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PH y S I CA! 1 IL IP P 0 yr* K' ,-)i TA im-7) 7?-/:,‘; LENDER:
LIP I,,, .1.,Y AN ON I ilL triRNLIN X; .S b'.4e Vi-y N c•-•-•.. p, I / 5Q "'..:Q.
i Li t k MI' ,;L,It---,k k v_T,..;,,i IN **.° 00.*0 TITLE CO
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PA'rIr I.C.CIn'AML A/1,1 IL/N VI r Ilk' FIRM/LICENSE NO. 10146800 KEY MAP 532C
NIT 1 7 70 COPYRIGHT 2018, FIELD DATA SERVICES, INC.
JOB# 2018-345
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MEMORANDUM OF LEASE (OFF-SITE PARKING AGREEMENT)
THIS MEMORANDUM OF LEASE (this "Memorandum") is executed by and
between:
Fast Casual Creations LLC RMG Inc.
5410 Kirby Dr. 6020 Westheimer Rd.
Houston, TX 77005 Houston, TX 77057
LESSOR LESSEE
1. Lessor and Lessee ("Parties") have entered into a Lease Agreement concerning 7
spaces ("Lease") located on a certain property located at 5500 Kirby Dr. Houston, TX
77005 more specifically described in "Exhibit A" attached to this Memorandum of
Lease ("Leased Tract").
2. The Lease is effective from 4/1/2019 to 2/28/2024.
3. The Parties certify that the Lease is intended be a legally binding agreement under the
laws of the State of Texas.
4. The Parties certify that the parking facilities that are the subject of the Lease are not
being used by any person or entity to satisfy the parking requirements of the Code,
except by Lessee through the Lease.
5. The Parties acknowledge that the Parking spaces will be used for employee parking
only.
6. The Parties acknowledge that the acknowledgements of this Memorandum of Lease
are intended to be a summary of the regulatory requirements of the Code and not an
exhaustive list of all regulations and requirements of the Parties.
1
IN WITNESS WHEREOF, Lessor and Lessee have executed this Memorandum upon the
dates set forth below.
"LESSOR"
SIGNED:
PRINTED:
THE STATE OF TEXAS §
COUNTY OF HARRIS §
"LESSEE"
SIGNED: �J,� /'"to/4
PRINTED: ,44,-; I /N /11"1-40.1 .
THE STATE OF TEXAS §
COUNTY OF HARRIS §
2
•
EXHIBIT A
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associates 3418 Hwy 6 South Suite 8 336 I Houston,Texas 77082
Technical Memorandum
I'o: 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
SMOOTHtF KING F I T
HEALTHY FOODS
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.
JKnesek&Associates, Inc.
Page 4 of 8
Figure 2: Existing 24-Hour Traffic Count—Kirby Drive
1,600
INorthbotmd Kirby Drive
1,400
■Southbound Kirby Drive —
1,200
31,000
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>
800
600
400 —
200
0 ,111, m m _
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Figure 3: Existing 24-Hour Traffic Count—Sunset Boulevard
250 -
'Eastbound Sunset Boulevard
200 'Westbound Sunset Boulevard ^ -
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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 (loth 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 very 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
5000 sor
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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,
•
JASON R. KNESEKK
t�49 X60
404.9.FN f-p`�a
dF
Jason Knesek, P.E., PTOE
President
Attachments
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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 1 0 12 0 0 0 1 2 0 3
1:00 AM 0 13 2 0 19 0 0 0 0 0 0 0
1:15AM 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 I 7 0 0 0 0 0 0 I
2:00 AM 0 13 0 1 5 0 0 0 0 1 0 1
2:15 AM 0 18 I 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 I 9 0 0 0 0 0 0 0
3:15AM 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 I 0 0 0 0 0
4:45 AM 0 27 1 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 1 0 1 0 1 I
5:45 AM 0 73 0 2 154 0 0 1 2 5 0 3
JKnesek&Associates,Inc. February 22,2019
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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 Ihru Right
Time Start
6:00 AM 0 82 0 I 168 1 0 0 3 7 1 3
6:15 AM I 124 3 3 214 0 2 0 2 4 0 0
6:30 AM 0 140 5 4 245 2 3 4 5 10 I 3
6:45 AM 1 178 2 I 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 1 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 I 2 16 6 13 4 19
10:00 AM 4 211 8 11 245 3 3 6 2 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 11 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 21 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 l I 227 3 4 18 4 21 27 18
4:15 PM 10 292 1 1 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 r 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 1 4 I 5 6 9
8:00 PM 0 208 2 5 191 1 0 1 2 3 3 8
8:15PM 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 1 9
8:45 PM 2 199 3 4 134 2 2 2 1 6 3 7
9:00 PM 2 218 3 4 165 I 2 1 2 5 6 2
9:15 PM 2 168 0 3 118 0 0 4 1 2 4 2
9:30 PM 1 181 1 0 110 1 1 0 I 1 2 6
9:45 PM 1 193 0 3 84 I 1 0 0 2 0 5
10:00 PM 0 173 0 2 101 2 1 0 0 1 0 I
10:15 PM 0 152 0 I 78 I 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 1 33 0 0 0 1 2 0 4
11:15 PM 0 89 1 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%
1 %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 H 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) 't— 41 (72)
10 1,177 34 E— 41 (144)
Sunset Boulevard 53 (97)
(12) 25 T
(121) 118 —> 16 1,090 39
(24) 22 — (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 - Ttl. :00 :15 :30 :45 1 Ttl.
12 AM 39 34 25 30 128 25 17 11 12 1 65
1 AM 13 12 14 18 57 19 12 9 8 1 48
2AM 14 18 12 9 53 6 9 7 8 1 30
3 AM 6 9 11 10 36 10 10 7 13 1 40
4 AM 10 12 18 27 67 12 23 27 27 1 89
5 AM 36 46 63 76 221 61 81 129 156 1 427
6 AM 85 126 146 184 541 170 217 251 257 1 895
7 AM 218 278 306 271 1073 260 295 306 310 1 1171
8 AM 296 283 278 258 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 1107 259 294 293 274 1 1120
11 AM 321 299 335 316 1271 256 274 260 261 1 1051
12 PM 319 327 321 327 - 1294 252 314 261 281 1 1108
1 PM 289 307 311 336 _ 1243 259 329 262 284 - 1134
2 PM 317 323 310 348 1 1298 232 305 240 269 - 1046
3 PM 333 333 319 339 I 1324 254 279 237 294 1 1064
4 PM 304 317 296 323 € 1240 241 286 302 280 1 1109
5 PM 323 291 299 324 ' 1237 293 330 299 340 i 1262
6 PM 338 338 348 319 ' 1343 296 351 295 292 1 1234
7 PM 332 323 339 266 - 1260 267 202 183 195 - 847
8 PM 216 203 239 208 1 866 197 142 165 140 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 - 338
11 PM 100 91 72 59 322 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 _ -
'- -
�- - -
= 1,000 - -- -
II
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w 800 - - - -
as
F L
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T 600 - - - - - -
7 -
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400 --- - - - -
200 -
0 1-r 1T-Hrr,fill , ! 1 - ! 1 - 1 --� - 1 - r 1 ! r -
12AM 2AM 4AM 6AM 8AM LOAM 12 PM 2PM 4PM 6PM 8PM 10PM
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 - Ttl.
12 AM 39 34 24 28 1 125 24 18 11 15 - 68
1AM 15 12 14 17 1 58 19 11 9 7 - 46
2AM 13 19 12 9 I 53 6 9 7 9 1 31
3AM 6 9 11 10 1 36 9 11 7 13 - 40
4 AM 10 12 18 28 1 68 12 23 27 30 = 92
5 AM 35 44 61 73 - 213 62 81 129 161 - 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 ' 1204
8 AM 285 283 280 261 - 1109 299 323 290 334 1 1246
9 AM 242 265 250 233 1 990 318 297 276 313 1 1204
10 AM 223 263 290 297 I 1073 261 292 304 269 1 1126
11 AM 318 280 320 314 1 1232 265 280 261 271 i 1077
12 PM 320 319 313 328 1 1280 272 325 270 283 1 1150
1 PM 277 302 295 337 - 1211 265 321 269 287 = 1142
2 PM 310 322 301 343 1 1276 232 305 245 261 1 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 i 1271
7 PM 331 318 340 263 € 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 1 491
10 PM 173 152 154 141 1 620 102 84 90 64 1 340
11 PM 96 90 70 60 1 316 36 34 34 30 j 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
1,200 - — — — — — —
1 1,000 -- _ - -
o —
w 800 - - - - - —
et
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600
c:' —
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400 - - - - - - - - - - -
200 - —
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12 AM 2AM 4AM 6AM 8AM LOAM 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 = Ttl. :00 :15 :30 :45 1 Ttl.
12 AM 1 0 1 1 1 3 0 1 2 5 1 8
1AM 2 0 0 1 1 3 0 0 0 1 1 1
2AM I 1 0 0 = 2 2 0 0 1 1 3
3AM I 0 0 0 1 1 0 0 0 0 = 0
4AM I 0 0 1 1 2 0 0 0 0 - 0
5AM 0 2 1 3 1 6 2 2 2 8 1 14
6AM 1 6 13 8 1 28 11 4 14 9 1 38
7 AM 17 23 33 45 1 118 24 13 28 29 - 94
8 AM 56 57 52 52 1 217 40 38 29 29 - 136
9 AM 57 52 35 35 - 179 42 42 37 36 1 157
10 AM 25 43 30 37 1 135 44 42 41 47 11 174
11 AM 47 36 39 30 - 152 52 55 52 42 1 201
12 PM 37 37 39 40 1 153 57 56 56 48 - 217
1 PM 53 33 25 52 1 163 57 36 55 50 - 198
2 PM 44 30 34 55 I 163 49 45 54 48 - 196
3 PM 45 42 40 49 I 176 55 50 59 64 - 228
4 PM 41 41 50 42 1 174 66 57 73 68 - 264
5 PM 47 50 71 53 221 106 78 92 84 1 360
6 PM 50 45 28 25 I 148 69 68 46 44 1 227
7 PM 14 18 8 11 1 51 37 24 30 20 1 111
8PM 8 3 18 9 1 38 14 12 16 16 1 58
9PM 8 7 1 3 1 19 13 8 9 7 1 37
10 PM 2 1 1 2 - 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� _
1 250
—
w 200 WI g
L 150 - — — — I
I - -
0
-
100 -
-
50 — — _
12 AM 2AM 4AM 6AM 8AM LOAM 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 = Ttl. :00 :15 :30 :45 1 Ttl.
12 AM 0 0 0 1 1 1 0 0 0 0 I 0
1AM 0 0 0 0 1 0 0 1 0 0 I 1
2AM 0 0 0 0 1 0 0 0 0 0 = 0
3AM 0 1 0 0 1 1 0 0 0 0 1 0
4AM 1 0 1 3 1 5 0 0 1 0 I l
5AM 0 2 2 3 - 7 0 0 1 0 - 1
6AM 3 4 12 15 1 34 2 1 3 5 1 11
7 AM 18 17 24 39 1 98 3 2 11 17 1 33
8 AM 51 51 42 34 1 178 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 1 77 18 13 20 25 - 76
11 AM 26 25 34 21 1 106 19 19 31 21 - 90
12 PM 25 21 26 23 1 95 26 21 26 30 - 103
1 PM 32 15 15 27 - 89 18 21 22 23 - 84
2 PM 28 18 24 33 i 103 26 32 30 29 1 117
3 PM 39 28 31 39 - 137 30 29 36 36 1 131
4 PM 26 27 35 31 1 119 36 36 40 41 - 153
5 PM 34 34 49 42 - 159 57 40 56 52 I 205
6 PM 38 28 19 17 I 102 39 42 24 29 1 134
7 PM 13 11 6 6 1 36 22 16 20 12 i 70
8PM 3 7 3 5 1 18 4 13 3 7 I 27
9PM 5 5 2 1 _ 13 9 6 4 2 I 21
10 PM 1 2 0 0 i 3 2 3 2 2 - 9
11 PM 1 0 0 0 i 1 0 0 1 0 i 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
a�
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0
150 — —
U - —
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12AM 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)
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)
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PARKING LEASE
This Parking Lease(this"Lease"),is made on this 1.7 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 INSPECTIONS) 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 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
. I
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
4
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 Tenn 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.Nalley(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(u),fdlaw.coin -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
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pun sapznd alp jo lgauaq alp of aznur 'pugs pus uodn 2ucputq aq pings assaZ snip, •i
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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,lathes,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: P0/\100-1 By:
Michael D.Nalley, CCIM, CPM®, RPA Andrew Alvis,Managing Partner
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"C"
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httil'ter,, .kto,
Andrew Avis&f\i,otthee, Baud starred tms business
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direcqv upon Taat,otior ittorr L.SU and rtor ng back'a 'V- / -
the,hornetown of Ho,,.s.on Texas 'Houston has one of'ne 44', ., • I
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most dive-se food cJitutes in the world and liv.ng..:n'he
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middle of ak this great food we were eposed to some c.: 4'. ..' .1,4,' •' -4,
the best tes.tourotes sot Andrew Whet-e' I was
Anrencor cu sine,Korean Fusion,or Sauteer SeaCtoc:
ye keat notc,ng the some fee, bee forms being
featu-ed In no tune they worked toget.'..e.to prepare a
maker report on the ootent:at of the food;r1td.Jstry and to
the,-cierght eve-,,chef they approached rec4i7nea tre
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beliefs of a huge,oel, n supply of qudtry oca'poduce ..... ...,,
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that can be offered to,hem year round
Sus,o,nat4e Har,este,s now has over 12,000 soft of
envronrnentalty controlled greenhouse that has the ■..
capaoh'to gro,e, o,e•7 000 heads of!educe as-weed .. .
The rno-krie te F let,J:e al!nhfe,...gho •the stone of revds
to fine&ring restaurants covrtry chibs.formers rrteriket
ono Kroger grocen;:rains
100%of the produce grown on the fern-uses a aqvapon c
g-owtng technique This susia,nalo!e form,of
farming comb;nes 2 ecosystems Aquocultve 1.-cf,s.19,f;s,,
.
a car...trotted eiviro-rtert.'and Hydroponics tgrov,-g p .
. ,
ir,a so iess environment,Feeding the hsh creates a waste
produto that get ccrectetd and seri thro...9F a se-es.':.• ' 't4410eti4eitirt, ' '.- ':-..
fltrao, After Ire motart.y of*tar waste product s rernavea i -- „-
from rite systwn Cry these foe's,we send that ammo'-a!Ci,
wotet to a ntvercoal fitter wh,ch convents the 0MirOil a'cc
weee nTc o nJtnert the ports can hake up Tne nu.ner r en
I . •
Wwer the,-passes eiow out plants mot cre s ttng‘n
1 2 inches of wale, These plants take 1..p'hese nut-ems and ., .
t•!..
Jltttnoteet,080, he watet that stripy-etcms d,recti,, odor,to
the Cisi"tart; Ti''s cased loop rect-cuotony apt,ocu'tve Z
dr, 10,tr
system,ses '/10*the ford and '/10*the°water as :441 ' IP"-'',:-.0 * ,. r '. ..... ..■■r■
compared to tradit,onal ag-tcrutvte In sol
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(Acknowledgment)
THE STATE OF TEXAS l '
COUNT,OF>•y'..Harris } '142-7 2129
B oi¢�yt.je undersigned authority,on this day personalty appeared BERTHA LOLA HOLTON
,=
1 Itneiap:`to me tqbe the person• __ whose name is subscribed to the foregoing instrument,and acknowledged to me
t r$-ite ,,i'etjcuted the same for the purposes and consideration therein expressed•
tf;.vr {4n'y hand and seal of office on this the _ ' day of •.lit.Vt r„` Y c A1D. 19 72 .
=r,•. Notary Public in and for Hajrrig County,Texas.
.
(Acknowledgment)
THE STATE OE TEXAS
COUNTY OF
1 Before me,the undersigned authority,on thisda
'y Y personally appeared
n� ,r i t,1,
C known to me to be the per oh..2:,,,whosb name-._r ' ' ” e d
that. he_�•-.•executed the seine for'the sorbed to the foregoing instrument,and acknowledged to me
.: „ 1 ', . ! ,, ei and"eonaldeiaHou therein expressed.
Given under my hand and seal of office on this the
It
day of ,A D. 19
1
r Notary,Pubtic in and for
County,Texas.
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ITA1a 01 711ua ]
COUNTS Of.URAIS
e 1 e Mo.►r.sly M.1 tats etfiraal.Rt res.ruin tp
nwreuar wa..j cc tS dell en et Utt st* d
THE STATE OF (Corporate.cknowledgment)p Na�H,7 seat Rt.Rerry at Mama Gusty,faeeeet
TEXAS
COUNTY OF I• 1 ' '; - 1
APR 121972
Before me,the undersigned authority,on this day personally appeared ^ t
a corporation,know of ` A,uO( -
ntometobethe coin f/
he executed the same person whose name is subscribed to the foregoing Instrument,and aelmewledaed to me that
me for the purposes and consideration therein nap re,aed,in the capacity therein stated and as the act and deed of
. said corporation.
Given under my hand and seal of office on this the
•
day of A.D.19
1. •
_ Notary Pub!!c in and for» w»"
County,Texas.
• IL & M. ENGINEERING CO. INC.
tMaNL 624.9C10 P 110X P11013
HDOTOw nwuana•oon
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lv 8.7°T-s' w hnct.i i i
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I certify that the above flat fa tru roprpentatloa of a turn
?� !An.n n q trade on the ground under _ _.,
'•! supervision of toga-=1....Block OF
riled to WI.__LC__page....,al____of the;Nap Records of ,��- 2./.•• • ..
Count 7toTts and out of the : �T,j •.`�'
S
11-____. l further cettily there are no encroark dh p FRED F.McCONNEIt
events unless shows and all bnttdln�
' , are within the lot boundaries. '4�'..:rt 4.162 Ntie ;O
i ers d+�'� glift�F'1
.f Deq �2
Seale /�i'1 1�a.l?s227
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H. & M. ENGINEERING CO. INC.
P110/4124411:4 r.n sox 110613
HoMott TEXAS 77011.0063
legal description for a 9052 ;:quar•e foot tract of land being
out of and a part of Lots 18 and 19 Block 2 in Evanston en
addition in harrli; County, texas, said Map or plat thereof
recorded in Volume 15. Page 50 of the Map Records of N
County, lexast said tract bring more particular) ribed
by mete• and bounds at foil0rsr y described
BEGINNING at the Southea,t corner of Lot 18 also being the
intersection of the Nort1 right of-way line of Sunset
(luulevard (60 feet wide) am the West right-of-way line of
Kirby Drive (80 feet wide)t
1HENCE North 87 deg. 58 min, West, along the North
right-of-way line of Sunset Boulevard, 100.0 feet to a 1/2
inch iron rod set for the Sorthweet corners
!HENCE North 02 deg. 02 mir East . 91.9 feet to a point for
the Northwest corner!
THENCE South 87 deg, 58 mfr East, 97.01 feet to a
point
the Northeast corner in thr West right-of-way line ofKirby
Drivel
THENCE 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 90Ek square feet of land.
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FM)F.likftitillElt
1162
`�ee.erts��lC
C3t'6
That
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NOTICEprof.e par/e ceid ibh by pt rhoep:rterotennI3 Bar no In lb et::,fmo r,cuts e.,by our only p w ni3-.7,1 i-nlse 7.5 Mt
Specie,/ terms constitutes the practice of kw No "rtendard form"catt meet all
WARRANTY DEED I4237-.2I '8
. ,
THE STATE OF TEXAS
KNOW ALL KEN'By THESE 1');c# ,q11T§!..*
COUNTY OF HARRIS
f•r"7-,i.,..41
t , . I, BERTHA LOLA HOLTON, a ferns sole,
1761 1
f f the County of
naideration of the sumHoafrris TEN ($10.00) and State of.'T,exis:. '.... - ' ' .. "for and in
1 DOLLARS
( I
d other valuable consideration to the undersigned paid by the grantee herein named, the receipt of
hich is hereby acknowledged, including the innumerable services rendered me for the
past ten years during which time 1 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 .:
, .
I ,
i
ve GRANTED, SOLD AND CONVEYED, and by these presents do GRANT, SELL AND CONVEY unto
I
I ' BETTYE JO LOWE
ithe County of Harris
and State of Texas
,all of
ie following described real property in
Harris ,.
County,Texas, to-wit:
I
Lot 18, and'East 40 feet of Lot 19, Block 2, of Evanston
11 .fiddition in Harris County, Texas, Recorded in Vol. 15,
I Page'50 of the'Map Records of'Hai•ris'Coninty;Texas, and
. whatever other inters that I may have in and to Lots 18
I and 19,Block 2, of Evanston Addition.
. •
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,111 TO HAVE AND TO HOLD the above described premises, together with all and singular the rights and
1 :
Iifurtenances thereto in anywise belonging,unto the said grantce . . #ez heirs and assigns
r ver; and I do hereby bind myself,
heirs, executors and administrators to
IlRANT AND FOREVER DEFEND all and singular the said premises unto the said grantee •her
s and assigns,against every person whomsoever lawfully claiming or to claim the seine or any part thereof.
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EXECUTED s_')-e:?this ( ,..,/ day of
• - ,A.D. 19-72
.
........-"Z-Aaibb.o .clz.s.V.1(1;s1,N)
fit)
BERTHA LOLA. BOLTON
..................
...............
.............. .
...........
.......7-...
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I r H. & M. ENGINEERING CO. INC.
r - -
s -tie P.O pox tIOOSS
HOUSTON,TEJGSnasITIOIJ
lrgal Description for a 2714 s
• quare foot tract of land being
• out of and part of Lot!; 111 and 19 Block 2 in Evanston an
addilrlon in Harris County. 'exa3, said map or plat thereof
recorded in Volume 15, Page i0 of the Map Records of Harris
County, Texas, said tract bning more particularly described
I by metes and bounds as follows,
r. COMMENCING at a 1/2 inch iroi rod set east corner
of lot 18 being at the inters •ction of thehNorthtright-of-way
I line of Sunset Boulevard ; 60 feet wide) and the West
right-of-way line of Kirby Drive (80 feet• Wlde)1
THENCE North 0 deg. 10 min. 19 sec.
g the West right-of-way line o' Kirby Drivet�oga.95 point f r along
e
I Southeast corner and the POINT OF BEGINNING of this ntract; tha
THENCT: North 87 deg. 58 min. West, 97.01 feet to a point for
the Southwest corner;
(HENCE North 07 deg. 02 min, Cast ,
w! 28.1 feet to a 1/2 inch iron rod set being the North
•
st corner;
THENCE south 87 deg. 58 min. East, 96. 1 feet to a power pole
in the West right-of-way line of Kirby Drive being the
` Northeast corner;
I (HENCE South 28.11 feet aloe) the West right-of-way line of
Kirby Drive to the POINT OF BEGINNING and containing 2714
t square feet of land.
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•.yea r 116? se At"
B•
y� SURar`'y
Dale
Scale I*s
C. 'Me City of West University Place
....)
i av'ci,g1l xu/xxxd(.in'
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.: 2019-001
Applicant: Andrew Alvis, 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: =LleJ 5cace.4efa, for the ZBA on January 11,2019.
dscarcella@westutx.gov 713-662-5893.
0 TOP
WORK
Pt ACES
3800 University Boulevard I West University Place, TX 77005 ( www.westutx.gov
Sl Y�
. \6\'' April 18,ACP" •
RE: CBD Apothecary
5410 Kirby Suite B
West University Place, TX 777005
To the City Of West University,
The C dial f di± ns Variance that requested '�Qr Fast Casual Creations LLC ( n
,�..._..... 0:3 Q lar was e.,.�.,>t.... � Fast ..a�uoi �,��,ativi5:a LLB. ��oF"i
SaladHead) will not be needed for the new occupying company Grassroot Grinds LLC. We
would like to thank the city for the special grant they provided us and look forward to being a
positive addition to the West University community.
Thank you,
Martin Weaver