Document:

Seventh Amendment to Lease Agreement between Tully's and Rainier Commons

 Exhibit 10.7(h) 
 SEVENTH AMENDMENT TO LEASE AGREEMENT 
 THIS
SEVENTH AMENDMENT TO LEASE AGREEMENT is made and entered into as of the 23rd day of July, 2004, between RAINIER COMMONS, LLC, a Washington limited
liability company (“Lessor”), and TULLY’S COFFEE CORPORATION, a Washington corporation (“Lessee”). 
 RECITALS

 A. Pursuant to that certain Lease Agreement dated August 16, 1999, entered into between Kent Central, LLC (“KCL”) and
Lessee, as modified by those certain amendments described in the attached Exhibit B (collectively, the “KCL Lease”), KCL agreed to lease to Lessee certain premises as further described in the Lease (the “Original Lease
Premises”) on the real property located at 3100 Airport Way South, Seattle, Washington, which is legally described as set forth on the attached Exhibit A (the “Property”). On July 17, 2003, Lessor purchased the Property
from KCL, and thereby assumed all of KCL’s rights and obligations under Lease. Lessor and Lessee modified the lease by the Sixth Amendment to Lease Agreement dated as of June 26, 2003, which became effective upon the July 17, 2003
closing of the purchase of the Property from KCL (the “Sixth Amendment”). The KCL Lease, as modified by the Sixth Amendment, is referred to herein as the Lease. 
 B. Lessor and Lessee have agreed to make certain modifications to the Lease on the terms and conditions set forth in this Seventh Amendment to Lease Agreement (the “Seventh Amendment”). 
 AGREEMENT 
 NOW, THEREFORE, in
consideration of foregoing and the promises made below, and other good and valuable consideration, the parties agree as follows: 
 1.
Definition. Except as otherwise stated in this Seventh Amendment, terms which are defined in the Lease shall have the same meanings for this Seventh Amendment. 
 2. Amendments. Effective as provided herein, the Lease is hereby amended as follows: 
 2.1
Cell Towers Sublease: Under the Option and Sublease Agreement dated as of December 21, 2001 (the “2001 Sublease”), Lessee is sub-lessor to AT&T Wireless Services, Inc. (“AWS”) with respect to portions of the
Tully’s premises, for purposes of operation of AWS’s communications antenna and equipment (the “AWS Equipment”). Lessor and Lessee desire to have the AWS Equipment relocated to a different location in the Property (described on
Exhibit E attached hereto), and AWS has agreed to relocate the AWS Equipment at the expense of AWS, provided that a new sub-lease agreement is executed by AWS and Lessee (terminating the 2001 Sublease), and provided that Lessor shall give its
written consent for the new sub-lease. For purposes of this section 2.2, “relocation” shall mean the removal of 

  

					
		 	Page 1	 	

 
the equipment currently comprising the AWS Equipment and the installation of new equipment at such locations in the Property as are agreed to by Lessor,
Lessee and AWS. Lessor and Lessee have agreed as follows: 
 a) Lessor and Lessee shall reasonably cooperate with AWS in the evaluation and
planning for the relocation of the AWS Equipment. 
 b) Lessee shall execute a Sublease Agreement in substantially the form attached hereto as
Exhibit C (the “New AWS Sublease”) as soon as reasonably possible. Within five business days after the later of (1) the date Lessee delivers the New AWS Sublease executed by Lessee and AWS to Lessor and (2) the execution of this
Seventh Amendment by the parties hereto, Lessor shall give its written consent to the New AWS Sublease by executing the Landlord’s Consent to Sublease the form of which is attached hereto as Exhibit D. Provided that the New AWS Sublease has
been executed in their respective capacities by AWS, Lessee and Lessor: 
  

	 	1)	Lessor and Lessee shall reasonably cooperate with AWS in the relocation of the AWS Equipment to such extent as may be provided in the New AWS Sublease. 

  

	 	2)	Upon completion of the relocation of the AWS Equipment as provided in the New AWS Sublease: (i) the portion of the Tully’s Premises that previously was used for the AWS
Equipment shall be removed from the Tully’s Premises and thereafter shall be included in the Available Space and (ii) the portion of the Property that is used for the AWS Equipment after the relocation as described on Exhibit E shall be
added to the Tully’s Premises. 

  

	 	3)	The modification of the Tully’s Premises in connection with the relocation of the AWS Equipment shall not result in any change to the amount of Rent and Monthly Operating
Expenses payable by Lessee under the Lease. 

 3. Notice. All notices or other communications required or
contemplated by the Lease shall be in writing, and shall be sent with a delivery receipt required by (a) courier, (b) certified first class or express mail, or (c) registered first class or express mail to the address for each party
designated below or to such other address as either party may designate in a notice that complies with this paragraph. 
  

			
	If to Lessee:	 	Tully’s Coffee Corporation
		 	3100 Airport Way South
		 	Seattle, WA 98134
		 	Attention: President
		
	With a copy to:	 	Carney Badley Spellman
		 	700 Fifth Avenue, Suite 5800
		 	Seattle, WA 98104

  

					
		 	Page 2	 	

			
	 If to Lessor:
	 	Rainier Commons LLC
		 	1420 Fifth Ave., Suite 2625
		 	Seattle, WA 98101
		
	 With a copy to:
	 	Philip Roberts
		 	Ryan, Swanson & Cleveland, PLLC
		 	1201 Third Avenue, Suite 3400
		 	Seattle, WA 98101

 4. No other charges. Except as modified by this Seventh Amendment and as otherwise
agreed upon herein, all other terms of the Lease, including limitation all exhibits thereto, remain unchanged and in full force and effect. 
 5. Conflict and Construction; Definitions. In the event of any conflict between the terms of this Seventh Amendment and the terms of the Lease, the terms and provisions of this Seventh Amendment shall prevail. Capitalized
terms not otherwise defined in this Seventh Amendment shall have the meanings set forth in the Lease. 
 6. Successor and Assigns.
The terms and provisions of this Seventh Amendment shall bind and injure to the benefit of Lessor and Lessee and their respective successors and assigns. This Seventh Amendment may not be assigned by their party except in connection with an
assignment of the Lease in accordance with the terms of the Lease. 
 7. Counterparts; Facsimile. This Seventh Amendment of
Lease Agreement may be executed in counterparts, each of which will be deemed an original, but all of which together will constitute one and the same instrument. Executed counterparts may be executed and transmitted via facsimile and such version
shall be deemed an original. 
 [SIGNATURE PAGE FOLLOWS] 
  

					
		 	Page 3	 	

 IN WITNESS WHEREOF, Lessor and Lessee have executed this Seventh Amendment effective as the date set
forth above. 
  

									
	LESSOR:	  		 	LESSEE:
			
	RAINIER COMMONS, LLC	  		 	TULLY’S COFFEE CORPORATION
					
	 By:
	 	 /s/ Brett Goldfarb
	  		 	By:	 	 /s/ Kristopher S. Galvin

		 	Brett Goldfarb	  		 		 	Kristopher S. Galvin
	 Its:
	 	Voting Member	  		 	Its:	 	Executive Vice President
					
	 By:
	 	 /s/ Shimon Mizrahi
	  		 		 	
		 	Shimon Mizrahi	  		 		 	
	 Its:
	 	Voting Member	  		 		 	

  

					
		 	Page 4	 	

							
	 STATE OF WASHINGTON
	 	)	  		  	
		 	) ss.	  		  	
	 COUNTY OF KING
	 	)	  		  	

 I certify that I know or have satisfactory evidence that Brett Goldfarb and Shimon Mizrahi are the
persons who appeared before me, and said persons acknowledged that they signed this instrument, on oath stated that they were authorized to execute the instrument and acknowledged it as the Members of RAINIER COMMONS, LLC, to be the free and
voluntary act and deed of said limited liability company, for the uses and purposes mentioned in the instrument. 
 WITNESS my hand and official seal hereto affixed on this 7th day of October, 2004. 
  

			
	[NOTARY SEAL OF PHILIP M. ROBERTS]	 	 /s/ Philip M. Roberts

	 	Philip M. Roberts (Print Name)
	 	 Notary Public in and for the State
 of Washington,
residing at Seattle, WA

	 	My Commission Expires: March 15, 2006

  

							
	 STATE OF WASHINGTON
	 	)	  		  	
		 	) ss.	  		  	
	 COUNTY OF KING
	 	)	  		  	

 I certify that I know or have satisfactory evidence that Kristopher S. Galvin is the person who
appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Executive Vice President of TULLY’S COFFEE CORPORATION, to be the free
and voluntary act and deed of said corporation, for the uses and purposes mentioned in the instrument. 
 WITNESS my hand and official seal hereto affixed on this 23rd day of July, 2004. 
  

			
	[NOTARY SEAL OF PEGGY L. PRITCHARD]	 	 /s/ Peggy L. Pritchard

	 	Peggy L. Pritchard (Print Name)
	 	 Notary Public in and for the State
 of Washington,
residing at King County

	 	My Commission Expires: 1- 15- 06

  

					
		 	Page 5	 	

 EXHIBIT A 
 LEGAL DESCRIPTION OF PROPERTY 
 PARCEL 2: 
 Lots 1 through 6, Block 233, Seattle Tidelands, in King County, Washington, as shown on the official maps on file in the Office of the Commissioner of Public Lands at Olympia, Washington; 
 TOGETHER WITH Lots 1 through 12, Block 17, Hanford’s Addition to South Seattle, according to the plat thereof recorded in Volume 1 of Plats, page 37, in King
County, Washington; 
 TOGETHER WITH ALL of vacated alley in said Block 17, as vacated under City of Seattle Ordinance No. 38522; 
 TOGETHER WITH Lots 1 through 12, Block 16, Hanford’s Addition to South Seattle, according to the plat thereof recorded in Volume 1 of Plats, page 37, in King
County, Washington; 
 TOGETHER WITH ALL of vacated alley in said Blocks 16, as vacated under City of Seattle Ordinance No. 38521; 
 TOGETHER WITH ALL of vacated South Winthrop Street between said Blocks 16 and 17, as vacated under City of Seattle Ordinance No. 38522; 
 TOGETHER WITH that portion of vacated South Hanford Street adjoining Block 16, as vacated under City of Seattle Ordinance No. 69571 and would attach by operation of
law; 
 TOGETHER WITH that portion of vacated Tenth Avenue South, as vacated under City of Seattle Ordinance No. 95836, and described as follows:

 BEGINNING at the intersection of the production south of the East line of Block 16 of said Plat of Hanford’s Addition to South Seattle and the
Westerly right-of-way line of the Seattle Freeway (Primary State Highway No. 1); thence Northerly along said Westerly right-of-way line to the production east of the North line of Lot 12, Block 17 of said plat; thence West along said produced
line to the East line of Block 17; thence South along said East line and the same produced and along the East line of Block 16 to the POINT OF BEGINNING; EXCEPT from the above described Parcel 2 any portion lying within the Northern Pacific Railway
Company right-of-way; EXCEPT that portion as conveyed to the State of Washington for Primary State Highway No. 1 by deed recorded under Recording No. 6199964. 
  

					
		 	Page 6	 	

 EXHIBIT B 
 AMENDMENTS TO THE LEASE AGREEMENT 
 AMENDMENTS TO THE ORIGINAL LEASE 
 1. First Lease Amendment dated December 17, 1999, entered into between KCL and Lessee; 
 2. Second Lease Amendment dated June 6, 2000, entered into between KCL and Lessee; 
 3. Third Lease Amendment dated
November 7, 2000, entered into between KCL and Lessee; 
 4. Fourth Lease Amendment dated February 21, 2001, entered into between KCL and Lessee;
and 
 5. Fifth Lease Amendment dated November 1, 2002, entered into between KCL and Lessee; 
 AMENDMENTS BETWEEN LESSEE AND LESSOR 
 1. Sixth Amendment to Lease Agreement dated as of
June 26, 2003, entered into between Lessor and Lessee 
  

					
		 	Page 7	 	

 Exhibit C 
 Form of Tully’s - ATT Wireless Services, Inc. Cell Tower Sublease 
 [attach the form of the AWS cell
tower sublease] 
  

					
		 	Page 8Eighth Amendment to Lease Agreement between Tully's and Rainier Commons

 Exhibit 10.7(i) 
  
 EIGHTH AMENDMENT TO LEASE AGREEMENT 
 THIS EIGHTH AMENDMENT TO LEASE AGREEMENT is made and entered into as of the 7th day of October, 2004, between RAINIER COMMONS, LLC, a Washington limited liability company (“Lessor”), and TULLY’S COFFEE CORPORATION, a
Washington corporation (“Lessee”). 
 RECITALS 
 A. Pursuant to that certain Lease Agreement dated August 16, 1999, entered into between Kent Central, LLC (“KCL”) and Lessee, as modified by those certain amendments described in the attached Exhibit
B (collectively, the “KCL Lease”), KCL agreed to lease to Lessee certain premises as further described in the Lease (the “Original Lease Premises”) on the real property located at 3100 Airport Way South, Seattle, Washington,
which is legally described as set forth on the attached Exhibit A (the “Property”). On July 17, 2003, Lessor purchased the Property from KCL, and thereby assumed all of KCL’s rights and obligations under the Lease. Lessor
and Lessee modified the lease by the Sixth Amendment to Lease Agreement dated as of June 26, 2003, which became effective upon the July 17, 2003 closing of the purchase of the Property from KCL (the “Sixth Amendment”) and further
modified the lease by the Seventh Amendment to Lease Agreement dated as of July 23, 2004 (the “Seventh Amendment”). The KCL Lease, as modified by the Sixth Amendment and Seventh Amendment, is referred to herein as the Lease.

 B. Lessor and Lessee have agreed to make certain modifications to the Lease on the terms and conditions set forth in this Eighth Amendment
to Lease Agreement (the “Eighth Amendment”). 
 AGREEMENT 
 NOW, THEREFORE, in consideration of foregoing and the promises made below, and other good and valuable consideration, the parties agree as follows:

 1. Definitions. Except as otherwise stated in this Eighth Amendment, terms which are defined in the Lease shall
have the same meanings for this Eighth Amendment. 
 2. Amendments. Effective as provided herein, the Lease is hereby
amended as follows: 
 2.1 Modifications of Premises. Lessor and Lessee wish to remove from the Tully’s Premises approximately
6,460 square feet of space as described on Exhibit E (the “Building 5 and Building 5A Space” and to add approximately 6,636 square feet of space as described on Exhibit E (the “Building 8 Level 4 Space”) to the Tully’s
Premises, as follows: 
 a) Lessor shall make improvements to the Building 8 Level 4 Space as provided in Exhibit F (the “Building 8
Level 4 Improvements”). Lessor shall pay all costs and expenses related to the Building 8 Level 4 Improvements. Lessor shall complete the 

  

					
		 	Page 1	  	

 Building 8 Level 4 Improvements as soon as reasonably practicable, but not later than October 31,
2004. Lessor shall notify Lessee in writing when the Building 8 Level 4 Improvements are completed (the “Building 8 Level 4 Availability Notice”) and shall provide Lessee with a copy of any required certificates of occupancy at that time.

 b) Lessee shall inspect the Building 8 Level 4 Space within three business days after receiving the Building 8 Level 4 Availability Notice
and the parties shall jointly prepare a punch list as to any omissions or defects in the Building 8 Level 4 Improvements requiring remedial action by Lessor. Lessor shall remedy the punch list items. The Building 8 Level 4 Space shall be added to
the Tully’s Premises and removed from the Available Space, and may be occupied by Lessee, commencing on the later of (i) the date of Lessee’s inspection and (ii) the date of completion of remedial action for all punch list items
that would otherwise have prevented occupancy. 
 c) Within fifteen business days after the Building 8 Level 4 Space is added to the
Tully’s Premises, Lessee shall remove its property from the Building 5 and Building 5A Space. Lessee shall notify Lessor in writing when Lessee has completed the removal of its property (the “Building 5 and Building 5A Vacancy
Notice”). The Building 5 and Building 5A Space shall be removed from the Tully’s Premises as of the date of the Building 5 and Building 5A Vacancy Notice, and thereafter the Building 5 and Building 5A Space shall be included in the
Available Space. Lessee shall remove all of Lessee’s property from the Building 5 and Building 5A Space as provided herein, but shall not be required to make any other repairs or restoration to the Building 5 and Building 5A Space and Lessor
shall otherwise accept the Building 5 and Building 5A Space “as is.” 
 d) The modification of the Tully’s Premises to include
the Building 8 Level 4 Space and to exclude the Building 5 and Building 5A Space shall not result in any change to the amount of Rent and Monthly Operating Expenses payable by Lessee under the Lease, 
 2.2 Modified Premises. Exhibit C sets forth the Tully’s Premises as provided in the Sixth Amendment. Upon completion of the undertakings set
forth in this Eighth Amendment, the Tully’s Premises shall be as set forth in Exhibit D. The square footage areas set forth in Exhibits C and Exhibit D are approximations accepted by the parties for purposes of administering the Lease and any
remeasurement of these premises or recomputation of square footage shall not result in any change to the amount of Rent or Monthly Operating Expenses payable by Lessee under the Lease. 
 2.3 Nitrogen Tanks. Lessor consents to the placement by Lessee of a nitrogen storage tank on the Property (the “Tank”) at the location
shown on Exhibit F attached hereto, and to connect the Tank to the nitrogen gas transmission lines on the Property, subject to the following: 
 a) Lessee shall be responsible for obtaining any permits required to have the storage tank on the Property and shall not place Tank on the Property until such permits are received. 
  

					
		 	Page 2	  	

 b) Lessee shall pay to Lessor any increase in the cost of Lessor’s insurance as a result of the
presence on the Property of the nitrogen tank. 
 c) In the event that at any time, the Tank is determined not to be in compliance with
applicable hazardous materials, fire, safety or building codes and regulations (the “Codes”), Lessee shall take such remedial actions as may be required to bring the Tank in compliance with the Codes, or shall remove the Tank . 

d) In the event that the location of the Tank interferes with Lessor’s proposed use of the Property, Lessee agrees to move the Tank to another
location on the Property, as selected by Lessor, and meeting Lessee’s requirements, at Lessor’s cost, within thirty (30) days after Lessor notifies Lessee in writing that the Tanks interfere with Lessor’s proposed use of the
Property and Lessor identifies the new location. 
 e) Lessee shall indemnify, defend, hold harmless and protect Lessor, its members,
managers, employees, officers, agents, and representatives (hereinafter the “Indemnified Parties”) from and against any and all losses, costs, expenses (including reasonable attorneys’ fees), obligations, liabilities, claims
(including but not limited to any claim for damage to property or injury or death of any persons), whether direct, contingent or consequential and no matter how arising, in any way related to or arising from the presence of the Tank on the Property,
with counsel chosen by Lessor. 
 3. No Other Changes. Except as modified by this Eighth Amendment and as otherwise agreed upon
herein, all other terms of the Lease, including without limitation all exhibits thereto, remain unchanged and in full force and effect. 
 4. Conflict and Construction; Definitions. In the event of any conflict between the terms of this Eighth Amendment and the terms of the Lease, the terms and provisions of this Eighth Amendment shall prevail. Capitalized terms
not otherwise defined in this Eighth Amendment shall have the meanings set forth in the Lease. 
 5. Successor and Assigns. The
terms and provisions of this Eighth Amendment shall bind and inure to the benefit of Lessor and Lessee and their respective successors and assigns. This Eighth Amendment may not be assigned by either party except in connection with an assignment of
the Lease in accordance with the terms of the Lease. 
 6. Counterparts; Facsimile. This Eighth Amendment of Lease
Agreement may be executed in counterparts, each of which will be deemed an original, but all of which together will constitute one and the same instrument. Executed counterparts may be executed and transmitted via facsimile and such version shall be
deemed an original. 
 IN WITNESS WHEREOF, Lessor and Lessee have executed this Eighth Amendment effective as the date set forth
above. 
  

					
		 	Page 3	  	

													
	LESSOR:	 		 	LESSEE:
			
	RAINIER COMMONS, LLC	 		 	TULLY’S COFFEE CORPORATION
					
	By:	 	 /s/ Brett Goldfarb
	 		 	By:	 	 /s/ Kristopher S. Galvin

		 	Brett Goldfarb	 		 		 	KRISTOPHER S. GALVIN
	Its:	 	Voting Member	 		 	Its:	 	EXECUTIVE VICE PRESIDENT
					
	By:	 	 /s/ Shimon Mizrahi
	 		 		 	
		 	Shimon Mizrahi	 		 		 	
	Its:	 	Voting Member	 		 		 	

  

					
		 	Page 4	  	

					
	STATE OF WASHINGTON	 	)	 	 
		 	) ss.	 	
	COUNTY OF KING	 	)	 	

 On this 7th day of October, 2004, before me personally appeared BRETT GOLDFARB, the Voting Member
of RAINIER COMMONS, LLC, who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated
that he was authorized to execute said instrument. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written. 
  

									
	[NOTARY SEAL OF PHILIP M. ROBERTS]	 	 	 	 /s/ Philip M. Roberts

		 		 	Philip M. Roberts                    (Print Name)
		 		 	Notary Public in and for the State
		 		 	of Washington, residing at Seattle
		 		 	My Commission Expires: 3/15/06

  

					
	STATE OF WASHINGTON	 	)	 	 
		 	) ss.	 	
	COUNTY OF KING	 	)	 	

 On this 7th day of October, 2004, before me personally appeared SHIMON MIZRAHI, the Voting Member
of RAINIER COMMONS, LLC, who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated
that he was authorized to execute said instrument. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written. 
  

									
	[NOTARY SEAL OF PHILIP M. ROBERTS]	 	 	 	 /s/ Philip M. Roberts

		 		 	Philip M. Roberts                    (Print Name)
		 		 	Notary Public in and for the State
		 		 	of Washington, residing at Seattle
		 		 	My Commission Expires: 3/15/06

  

					
		 	Page 5	  	

					
	STATE OF WASHINGTON	 	)	 	 
		 	) ss.	 	
	COUNTY OF KING	 	)	 	

 On this 7th day of October 2004, before me personally appeared KRISTOPHER S. GALVIN the Executive Vice President
of TULLY’S COFFEE CORPORATION, who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated
that he was authorized to execute said instrument. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written. 
  

									
	[NOTARY SEAL OF PHILIP M. ROBERTS]	 	 	 	 /s/ Philip M. Roberts

		 		 	Philip M. Roberts                    (Print Name)
		 		 	Notary Public in and for the State
		 		 	of Washington, residing at Seattle
		 		 	My Commission Expires: 3/15/06

  

					
		 	Page 6	  	

 EXHIBIT A 
 LEGAL DESCRIPTION OF PROPERTY 
 PARCEL 2: 
 Lots 1 through 6, Block 233, Seattle Tidelands, in King County, Washington, as shown on the official maps on file in the Office of the Commissioner of Public Lands at Olympia, Washington; 
 TOGETHER WITH Lots 1 through 12, Block 17, Hanford’s Addition to South Seattle, according to the plat thereof recorded in Volume 1 of Plats, page 37, in King
County, Washington; 
 TOGETHER WITH ALL of vacated alley in said Block 17, as vacated under City of Seattle Ordinance No. 38522; 
 TOGETHER WITH Lots 1 through 12, Block 16, Hanford’s Addition to South Seattle, according to the plat thereof recorded in Volume 1 of Plats, page 37, in King
County, Washington; 
 TOGETHER WITH ALL of vacated alley in said Blocks 16, as vacated under City of Seattle Ordinance No. 38521; 
 TOGETHER WITH ALL of vacated South Winthrop Street between said Blocks 16 and 17, as vacated under City of Seattle Ordinance No. 38522; 
 TOGETHER WITH that portion of vacated South Hanford Street adjoining Block 16, as vacated under City of Seattle Ordinance No. 69571 and would attach by operation of
law; 
 TOGETHER WITH that portion of vacated Tenth Avenue South, as vacated under City of Seattle Ordinance No. 95836, and described as follows:

 BEGINNING at the intersection of the production south of the East line of Block 16 of said Plat of Hanford’s Addition to South Seattle and the
Westerly right-of-way line of the Seattle Freeway (Primary State Highway No. 1); thence Northerly along said Westerly right-of-way line to the production east of the North line of Lot 12, Block 17 of said plat; thence West along said produced
line to the East line of Block 17; thence South along said East line and the same produced and along the East line of Block 16 to the POINT OF BEGINNING; EXCEPT from the above described Parcel 2 any portion lying within the Northern Pacific Railway
Company right-of-way; EXCEPT that portion as conveyed to the State of Washington for Primary State Highway No. 1 by deed recorded under Recording No. 6199964. 
  

					
		 	Page 7	  	

 EXHIBIT B 
 AMENDMENTS TO THE LEASE AGREEMENT 
 AMENDMENTS TO THE ORIGINAL LEASE 
 1. First Lease Amendment dated December 17, 1999, entered into between KCL and Lessee; 
 2. Second Lease Amendment dated June 6, 2000, entered into between KCL and Lessee; 
 3. Third Lease Amendment dated
November 7, 2000, entered into between KCL and Lessee; 
 4. Fourth Lease Amendment dated February 21, 2001, entered into between KCL and Lessee;
and 
 5. Fifth Lease Amendment dated November 1, 2002, entered into between KCL and Lessee. 
 AMENDMENTS BETWEEN LESSEE AND LESSOR 
 1. Sixth Amendment to Lease Agreement dated as of
June 26, 2003, entered into between Lessor and Lessee, and effective as of July 17, 2003 
 2. Seventh Amendment to Lease Agreement dated as of
July 23, 2004, entered into between Lessor and Lessee 
  

					
		 	Page 8	  	

 EXHIBIT C: PREMISES AFTER SIXTH LEASE AMENDMENT 
 Exhibit C to Sixth Amendment to Lease Agreement 
  

																										
	 LEVEL NUMBER
	  	 
	 BLDG. NUMBER
	  	BSMNT	 	 	LVL 1	  	LVL 2	  	LVL 3	  	LVL 4	  	LVL 5	  	LVL 6	  	LVL 7	  	LVL 8	  	S.F. PER
BLDG	  	TULLY’S	  	 COMMENTS

		  	AREA 1	 	 		  		  		  		  		  		  		  		  		  		  	
	 24
	  	*1632	 	 	1617	  	1632	  		  		  		  		  		  		  	3249	  	3,249	  	
	 1
	  			 	1358	  	1344	  		  		  		  		  		  		  	2702	  	2,702	  	
	 2
	  			 		  	2232	  		  		  		  		  		  		  	2232	  	2,232	  	
	 3
	  			 		  	3587	  		  		  		  		  		  		  	3587	  	3,587	  	
		  	AREA 2	 	 		  		  		  		  		  		  		  		  		  		  	
	 4
	  			 		  	1295	  	1295	  		  		  		  		  		  	2590	  	1,295	  	
	 5
	  			 		  	1211	  	1198	  		  	1198	  	1179	  	1297	  		  	6083	  	2,396	  	
	 5A
	  			 		  	1828	  	1828	  		  	1826	  		  		  		  	5482	  	3,654	  	
	 13
	  			 	3033	  	1146	  		  		  		  		  		  		  	4179	  		  	
	 12
	  			 	1172	  		  		  		  		  		  		  		  	1172	  	1,172	  	
	 23
	  			 	586	  	586	  		  		  		  		  		  		  	1172	  	1,172	  	
	 11
	  			 	1348	  	1349	  		  		  		  		  		  		  	2697	  	2,697	  	
	 10
	  			 	1279	  	1278	  	504	  	1284	  		  		  		  		  	4345	  	2,557	  	
	 19
	  			 		  		  	1486	  		  		  	977	  		  		  	2463	  		  	
	 20
	  			 		  		  	458	  		  		  		  		  		  	458	  		  	
	 21
	  			 		  		  	2793	  		  	2793	  	2874	  		  	3107	  	11567	  		  	
	 39
	  			 		  		  		  		  		  		  		  		  	0	  		  	
		  	AREA 3	 	 		  		  		  		  		  		  		  		  		  		  	
	 22
	  			 		  		  	5291	  	5291	  	5291	  	5289	  		  		  	21162	  		  	
	 25
	  			 		  	1062	  	5512	  	8854	  	8854	  	8854	  	8854	  	2047	  	44037	  	180	  	Rooftop space on SE corner containing cell lower
	 6
	  			 		  	3921	  	4043	  	4025	  	3921	  		  		  		  	15910	  	11,989	  	
	 7
	  			 		  	4486	  	4381	  	4381	  	4489	  		  		  		  	17737	  		  	
	 9
	  			 	5244/3000	  	5106/2500	  		  		  		  		  		  		  	10350	  	5,500	  	Tully’s space: 3,000 on level 1. 2500 on level 2
	 8
	  			 	6848	  	8397	  	8327	  	6636	  		  		  		  		  	30110	  	23,474	  	
	 26
	  			 	957	  		  		  		  		  		  		  		  	957	  	957	  	
	 27
	  			 		  		  		  		  		  		  		  		  	0	  		  	
		  	AREA 4	 	 		  		  		  		  		  		  		  		  		  		  	
	 14
	  			 	5714	  	6978	  		  		  		  		  		  		  	12692	  	5,714	  	
	 15
	  			 	5668	  	5647	  		  		  		  		  		  		  	11315	  	5,068	  	
	 16
	  			 		  		  		  		  		  		  		  		  	0	  		  	
	 100
	  			 		  	3532	  		  		  		  		  		  		  	3532	  		  	
	 S.F. PER LEVEL
	  	*1632	*	 	29572	  	51421	  	37116	  	30471	  	28372	  	19173	  	10151	  	5154	  		  		  	
	 TOTAL
	  			 		  		  		  		  		  		  		  		  	221780	  		  	
		  	NEW FLOOR INFILL	  		  		  		  		  		  		  		  		  		  	
	 13 NEW FLOOR INFILL
	  			 		  	1635	  		  		  		  		  		  		  		  		  	
	 21 NEW FLOOR INFILL
	  			 		  		  		  		  	320	  		  		  		  		  		  	
	 22 NEW FLOOR INFILL
	  			 		  		  		  	2838	  	2838	  	2838	  		  		  		  		  	
	 TOTAL NEW FLOOR INFILL
	  			 	0	  	1635	  	0	  	2838	  	3158	  	2838	  	0	  	0	  	10469	  		  	
	 FLOOR INFILL
	  	*1632	*	 	29572	  	53056	  	37116	  	33309	  	31530	  	22011	  	10151	  	5154	  		  		  	
	 TOTAL
	  			 		  		  		  		  		  		  		  		  	232249	  	80,115	  	

  

			
	xxx Highlighted areas represent the Tully’s Premises under Sixth Amendment

  

					
		 	Page 9	  	

 EXHIBIT D: PREMISES AFTER EIGHTH LEASE AMENDMENT 
  

																												
	 LEVEL NUMBER
	  	 COMMENTS

	 BLDG. NUMBER
	 	BSMNT	 	 	LVL 1	 	LVL 2	 	LVL 3	 	LVL 4	 	LVL 5	 	LVL 6	 	LVL 7	 	LVL 8	  	S.F. PER BLDG.	  	TULLY’S
after 6th
Amendment	  	TULLY’S
after 8th
Amendment	  
		 	AREA 1	 	 		 		 		 		 		 		 		 		  		  		  		  	
	 24
	 	*1632	*	 	1,617	 	1,632	 		 		 		 		 		 		  	3,249	  	3,249	  	3,249	  	
	 1
	 			 	1,358	 	 1,344
	 		 		 		 		 		 		  	2,702	  	2,702	  	2,702	  	
	 2
	 			 		 	2,232	 		 		 		 		 		 		  	2,232	  	2,232	  	2,232	  	
	 3
	 			 		 	3,587	 		 		 		 		 		 		  	3,587	  	3,587	  	3,587	  	
		 	AREA 2	 	 		 		 		 		 		 		 		 		  		  		  		  	
	 4
	 			 		 	1,295	 	1,295	 		 		 		 		 		  	2,590	  	1,295	  	1,295	  	
	 5
	 			 		 	1,211	 	1,198	 		 	1,198	 	1,179	 	1,297	 		  	6,083	  	2,396	  		  	Levels 3 and 5 of Bldg 5 removed from Tully’s premises under 8th Amendment
	 5A
	 			 		 	1,828	 	1,828	 		 	1,826	 		 		 		  	5,482	  	3,654	  		  	Levels 3 and 5 of bldg 5A removed from Tully’s premises under 8th Amendment
	 13
	 			 	3,033	 	1,146	 		 		 		 		 		 		  	4,179	  		  		  	
	 12
	 			 	1,172	 		 		 		 		 		 		 		  	1,172	  	1,172	  	1,172	  	
	 23
	 			 	586	 	586	 		 		 		 		 		 		  	1,172	  	1,172	  	1,172	  	
	 11
	 			 	1,348	 	1,349	 		 		 		 		 		 		  	2,697	  	2,697	  	2,697	  	
	 10
	 			 	410 /
8691	 	1,278	 	504	 	1,284	 		 		 		 		  	4,345	  	2,557	  	9,142	  	
	 19
	 			 		 		 	1,486	 		 		 	977	 		 		  	2,463	  		  		  	
	 20
	 			 		 		 	458	 		 		 		 		 		  	458	  		  		  	
	 21
	 			 		 		 	2,793	 		 	2,793	 	2,874	 		 	3,107	  	11,567	  		  		  	
	 39
	 			 		 		 		 		 		 		 		 		  		  		  		  	
		 	AREA 3	 	 		 		 		 		 		 		 		 		  		  		  		  	
	 22
	 			 		 		 	5,291	 	5,291	 	5,291	 	5,289	 		 		  	21,162	  		  		  	
	 25
	 			 		 	1,062	 	5,512	 	8,854	 	8,854	 	8,854	 	8,854	 	2,047	  	44,037	  	100	  		  	
	 6
	 			 		 	3,921	 	4,043	 	4,025	 	3,921	 		 		 		  	15,910	  	11,989	  	11,989	  	
	 7
	 			 		 	4,486	 	4,381	 	4,381	 	4,489	 		 		 		  	17,737	  		  		  	
	 9
	 			 	5,244 /
3,000	 	5,106 /
2,500	 		 		 		 		 		 		  	10,350	  	5,500	  	5,500	  	Tully’s space: 3,000 on level 1, 2500 on level 2
	 8
	 			 	6,840	 	8,307	 	8,327	 	6,636	 		 		 		 		  	30,110	  	23,474	  	30,110	  	Level 4, Bldg 8 added to Tully’s Premises under 8th Amendment. Total does not include area to be provided for relocated AWS equipment per 7th Amendment
	 26
	 			 	957	 		 		 		 		 		 		 		  	957	  	957	  	957	  	
	 27
	 			 		 		 		 		 		 		 		 		  	—  	  		  		  	
		 	AREA 4	 	 		 		 		 		 		 		 		 		  		  		  		  	
	 14
	 			 	5,714	 	6,978	 		 		 		 		 		 		  	12,692	  	5,714	  	5,714	  	
	 15
	 			 	5,668	 	5,647	 		 		 		 		 		 		  	11,315	  	5,668	  	5,668	  	
	 16
	 			 		 		 		 		 		 		 		 		  	—  	  		  		  	
	 100
	 			 		 	3,532	 		 		 		 		 		 		  	3,532	  		  		  	
	 TOTAL
	 			 		 		 		 		 		 		 		 		  	221,780	  		  		  	
		 	NEW FLOOR INFILL	 		 		 		 		 		 		 		  		  		  		  	
	 13 NEW FLOOR INFILL
	 			 		 	1,635	 		 		 		 		 		 		  		  		  		  	
	 21 NEW FLOOR INFILL
	 			 		 		 		 		 	320	 		 		 		  		  		  		  	
	 22 NEW FLOOR INFILL
	 			 		 		 		 	2,838	 	2,838	 	2,838	 		 		  		  		  		  	
	 TOTAL NEW FLOOR INFILL
	 			 	—  	 	1,635	 	—  	 	2,838	 	3,158	 	2,838	 		 		  		  		  		  	
	 FLOOR INFILL
	 	0	 	 	—  	 	1,635	 	—  	 	2,838	 	3,158	 	2,838	 		 		  		  		  		  	
	 TOTAL
	 			 		 		 		 		 		 		 		 		  	232,249	  	80,115	  	80,191	  	Total does not include rooftop or interior space for Cell hardware as per Amendment 7 (relocated installation)

  

							
	 XXX
	  	Part of this floor included in Tully’s Premises after 8th Amendment	  	XXX	  	Highlighted areas represent the Tully’s Premises under the Sixth Amendment
	  	  	XXX	  	Highlighted areas Tully’s Premises to be transferred to Rainier Commons under 8th Amendment
	  	  	XXX	  	Highlighted areas Rainier Commons Premises to be added to Tully’s Premises under the 8th Amendment

  

					
		 	Page 10	  	

 Exhibit E 
 Modifications to the Tully’s Premises Under the Eighth Amendment 
 Building 5 and Building 5A Space:

  

	 	¡	 	 The space, with an area of approximately 1,198 square feet, commonly referred to as level 3 in the building commonly referred to as Building 5

  

	 	¡	 	 The space, with an area of approximately 1,198 square feet, commonly referred to as level 5 in the building commonly referred to as Building 5

  

	 	¡	 	 The space, with an area of approximately 1,828 square feet, commonly referred to as level 3 in the building commonly referred to as Building 5A

  

	 	¡	 	 The space, with an area of approximately 1,826 square feet, commonly referred to as level 5 in the building commonly referred to as Building 5A

  

	 	¡	 	 The space, with an area of approximately 410 square feet, commonly referred to as the “Antigua conference room” on level 1 in the building commonly
referred to as Building 10 

 Building 8 Level 4 Space: 
  

	 	¡	 	 The space, with an area of approximately 6,636 square feet, commonly referred to as level 4 in the building commonly referred to as Building 8

  

					
		 	Page 11	  	

 Exhibit G 
 Nitrogen Bulk Storage Area 
 

 
  

 Page 12 

 Exhibit F 
 Lessor Improvements to the Building 8 Level 4 Space 
  

	1)	Obtain any required permits 

  

	2)	Patch & repair wall surfaces to remain as required to receive new paint per plan, 

  

	3)	Paint all wall surfaces as required per plan. 

  

	4)	All interior partitions, penetrations and other openings shall be sealed, gasketed, or weather-stripped as required, 

  

	5)	Install recycled doors and windows per plan. 

  

	6)	Repair or replace damaged windows as required. 

  

	7)	Remove partitions per plan. 

  

	8)	Remove existing carpet and rubber base per plan. 

  

	9)	Treat all areas for existing mold issues. 

  

	10)	Install new commercial grade carpet and rubber base per Lessee-supplied specifications. 

  

	11)	Install new vinyl composition tile as indicated per plan per Lessee-supplied specifications. 

  

	12)	Provide all electrical upgrades for environmental controls i.e. HVAC per Lessee-supplied specifications. 

  

	13)	Provide HVAC system per Lessee-supplied specifications. 

  

	14)	Provide all electrical, upgrades as indicated per plan. 

  

	15)	Install all wiring required for communication systems. 

  

	16)	Repair or replace all restroom fixtures as required to provide working restrooms that shall include both hot and cold running water. 

  

	17)	Repair or replace all lighting fixtures as required. Install new lighting fixtures as required. 

  

	18)	Clean, repair or replace soiled or damaged ceiling tiles and grid. 

  

	19)	Upgrade ceiling grid to current seismic bracing codes as required by code. 

  

	20)	Provide racking system specified per Lessee as indicated for record storage area. 

  

	21)	Provide labor to relocate records from current location to new location as indicated per plan. 

  

	22)	Provide gas, venting for Cupping and R&D Room per Lessee-supplied specifications. 

  

	23)	Install fire alarm and suppression system to comply with all existing codes. 

  

	24)	Encapsalate all ACM (asbestos containing material) as approved by current codes 

  

	25)	Repair and refinish existing casework per Lessee-supplied specifications. 

  

	26)	Abate all lead as required by code. 

  

	27)	Clean and repair existing floors as indicated per plan. 

  

	28)	Complete any required inspections and obtain certificates of occupancy 

  

					
		 	Page 13

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