SECOND AMENDMENT TO LEASE — BLUEBIRD COFFEE — NORTHGATE PLAZA, SUITE A-120
(Fictional demonstration document)

This Second Amendment to Lease is executed March 4, 2026, between Northgate
Retail Partners LLC (Landlord) and Bluebird Coffee LLC (Tenant).

1. TERM EXTENSION. The Lease Expiration Date is extended from September 30,
   2027 to SEPTEMBER 30, 2030.
2. BASE RENT. Base rent effective October 1, 2027 shall be $38.00 per rentable
   square foot, triple net, with 3.0% annual escalations thereafter.
3. TENANT IMPROVEMENT ALLOWANCE. Landlord shall provide $15.00/SF ($29,250)
   for refresh of the premises, payable per Exhibit B.
4. OPTION. Tenant retains one (1) five-year renewal option at 95% of fair
   market rent, nine (9) months' prior written notice required.
5. All other terms of the Lease, as previously amended, remain in effect.

Executed by authorized signatories of Landlord and Tenant on March 4, 2026.