PROJECT

TEAM MEMBERS: PROJECT DESCRIPTION & SITE LOCATION: PROJECT SCHEDULE / OCCUPANCY: LEASE TERM: OPTION TO RENEW: Ownership: A Zilber Property Group (ZPG) Real Estate Ownership Entity Tenant: Stella & Chewys, LLC (S&C) Design/Build To Be Determined Contractor: A +/- 140,000 SF (expandable to 278,300 SF) corporate office/production/ distribution facility to be located in OakView Business Park (Oak Creek, WI). (See enclosed site plans, business park maps and project renderings for more detailed information)

OakView Business Park (Oak Creek, WI) o Site Size: 17.13 Acres o Building Additional Expansion Potential: 138,200 SF

See enclosed project schedule for more detailed information.

Not less than twelve (12) years. Provided that S&C is not in default of the Lease and provides 360 days notice to ZPG, S&C shall have an o ption to renew the lease term for a term not less than the initial lease term at an Annual Base Rent rate of the previous year as increased annually under the initial lease term.

PROJECT ZPG to work with S&C, the jointly selected design/build ECONOMICS: contractor, and relevant governmental/economic development agencies to develop the most cost-effective facility solution that meets the operational needs of S&C. Based on ZPGs project scope understanding and updated design/build contractor budgets, a current estimate of the projects entire development costs (prior to any economic development incentives) is approximately as follows:


PROJECT ECONOMICS:
(CONTINUED)

OakView Business Park (Oak Creek, WI)

$ ________ Land Costs (+/-17.13 acres) $ 20,433,300 Building Construction Costs (Includes +/- 3% contingency) $ ________ Project Soft Costs $ _________ Total Project Costs ($ ________) ZPG Base Rent Project Costs * $ _________ S&C Additional Project Costs **

Project Hard Costs used represent current low cost budget estimates and include a +/- 3% project cost contingency. Project Soft Costs include developer financing costs, real estate taxes during development and development and brokerage fees. ZPG to complete the project on an open book basis. Hard cost design/construction contracts will be structured to include Guarantee Maximum Price and project cost savings mechanisms to limit total cost exposure and to maximize future project cost savings potential for S&C. * As part of Annual Base Rent, ZPG to fund approximately $_________ (or $__/SF, assuming a 140,100 SF facility) of the Total Project Costs (Base Rent Project Costs) using a Rent Constant of 0.0___, resulting in a Year 1 Annual Base Rent of $_______ (or $____/SF, assuming a 140,100 SF facility). Annual Base Rent to increase 2% annually. ** Remaining additional project costs (Additional Project Costs) above the Base Rent Project Costs to be funded by S&C. If desired by S&C, ZPG is o pen to discussing funding a portion of the Additional Project Costs and amortizing those costs of the term of the lease as Additional Annual Base Rent.

OTHER In addition to Annual Base Rent, Additional Project Costs and TENANT Additional Base Rent (if any), S&C to be responsible for all OBLIGATIONS: other property maintenance, repair, replacement and operational costs commonly under a Triple Net (NNN) Lease Structure.


LEASE SECURITY: PROJECT EXPANSION: Subject to ZPGs final review of S&Cs financial statements, final project design and economic deal structure terms.

At the time of any future project expansion, i) ZPG and S&C to agree on any future project expansion plans, ii) S&C shall not be in default of the lease agreement, iii) S&C shall have a tangible net worth that is reasonably acceptable to ZPG, and iv) ZPG and S&C shall enter into a mutually agreeable lease amendment outlining the economic terms and conditions of the project expansion, which shall include, but not be limited to the following additional provisions: (1) an extended lease term of not less than the initial lease term, (2) a determination of Project Expansion Annual Base Rent which shall be calculated by multiplying the Final Project Expansion Costs (which ZPGs contribution shall not exceed $40/SF) by the greater of i) 500 basis points plus the then current 10-year U.S. Treasury rate or ii) 0.0___ multiplied by 1.02 (compounded annually) for each Lease Year after Lease Year 1. Project Expansion Annual Base Rent shall increase 2% annually. By way of example, if a) the total Future Project Expansion Costs of a ______ SF expansion were $__________, b) the then current 10-year U.S. Treasury Rate was equal to or less than ____%), and c) the Project Expansion was completed at the end o f Lease Year 5, then the first year Project Expansion Annual Base Rent would be determined using a 0.____ Rent Constant, resulting in a Year 1 Project Expansion Annual Base Rent of +/-$_______ or $____/SF for a 75,000 SF expansion (calculated as (($3,000,000 x (.0___*1.02^5)) / ______ SF)).

BROKERAGE:

S&C represents and warrants that it is not being represented by any real estate broker or finder in connection with the property other than Judson & Associates (J&A). As part of Total Project Costs, ZPG shall be responsible for any commissions due to J&A.


ECONOMIC DEVELOPMENT PROGRAM INCENTIVES: The State of Wisconsin, Southeastern Wisconsin Regional Economic Development Agencies and Local Governmental Entities have economic development programs that encourage and assist businesses to expand their operations in the proposed project areas. Often these programs are tied to employment numbers and capital investment amounts associated with the proposed project. As commonly practiced, ZPG welcomes the opportunity to work with S&C and these economic development organizations to reduce S&Cs Total Project Costs and business operating expenses. ZPG is a well-capitalized, privately-held real estate investment and development company that does not require outside capital sources to complete a project of this nature. Furthermore, ZPGs internal transaction approval process consists of an internal board approval which is comprised of ZPG current and past executive team members.

ZPG PROJECT FUNDING/ APPROVALS:

ZPG See enclosed information on recent ZPG Sustainable RECENT LEED Design/LEED Projects, which generally include: PROJECTS: The Brewery: Certification LEED ND Platinum
The Brewery Parking Structure: Certification LEED CS Gold University of W isconsin Milwaukee School of Public Health: Certification LEED NC Gold ABB Office Building: Certification LEED NC Gold (In Progress) The Good Home: Certification LEED Home Gold

STELLA & CHEWYS PET PARK:

As an expression of appreciation for being selected as the projects developer, the Zilber Property Group would like to offer to fund at its expense the creation of the Stella & Chewys Pet Park. Located on the project site, the area will be designed to provide for a safe and secure place for visiting S&C four- legged friends to sniff around. We welcome the opportunity to work with the S&C team to design the park so that it is of greatest value to those that m ay utilize it.


PROJECT NEXT STEPS: Development Team Selection Lease Document Review & Execution Project Scope Refinement Specifications, Sustainable Design/LEED Features, Project Schedules, etc.) Revised Competitive Design/Build Contractor Bids Final Project Value Engineering & Design Design/Build Contractor Selection Project Approvals (Development Project and Economic Development Incentives) Project Groundbreaking Project Completion

(Site Plans, Internal Operational Flows, Outline

See enclosed Project Schedule for more detailed information.