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Exhibit D ATTY/AGR/2025/AMEND NO.2 – YMCA MASTER PROJECT AGREEMENT REV: 07-17-25 VR descent or other alienation of any part or all of the estate of Landlord in and to the YMCA Site or any buildings or improvements located thereon, except as hereinafter provided. Any documentary transfer tax assessed upon the creation of a leasehold interest in the YMCA Site under this Lease shall be paid by Tenant. (c)Revenue & Taxation Code Section 107.6 Possessory Interest Tax. Tenant recognizes and understands that this Lease may create a possessory interest subject to property taxes and that, in the event that a possessory interest is created, Tenant shall be responsible for payment of any taxes levied against such possessory interest. Tenant may apply for any applicable exemption or reduction in possessory interest property taxes and assessments. (d)Landlord shall have the right, but not the obligation, at all times during the Term to pay any taxes, assessments or other charges levied or assessed upon or against the YMCA Site or any buildings or improvements located thereon, and to pay, cancel and clear off all tax sales liens, charges and claims upon or against the YMCA Site or any buildings or improvements located thereon, and to redeem the YMCA Site from the same, or any of them, from time to time, without being obligated to inquire as to the validity of the same. Any sum so paid by Landlord related to the YMCA Site and/or the obligations set forth in Sections 6(a), 6(b) and 6(c), above, shall become due and payable by Tenant within Thirty (30) days after any such payment by Landlord plus interest at 6% per annum. 7.Hours of Business/Covenant of Continuous Operation. Subject to the provisions of Section 15 (Damage or Destruction), Tenant covenants that it shall continuously during the entire term hereof conduct and carry on Tenant’s business in the YMCA Site and shall keep the New YMCA open for business and cause Tenant’s business to be conducted therein not less than 5 days each week and not less than 30 hours per week; provided, however, that this provision shall not apply if the New YMCA should be closed and the business of Tenant temporarily discontinued therein on account of deep cleaning, repairs, renovations or other reasonably necessary closures in the ordinary course of business and/or strikes, lockouts or similar causes beyond the reasonable control of Tenant. Tenant shall keep the New YMCA adequately staffed with sufficient sales personnel to conduct said business in accordance with sound business practice. In the event of breach by the Tenant of any of the covenants or conditions contained in this Section 7, Landlord shall give notice, and if Tenant does not reestablish operations within Thirty (30) days of such notice, Landlord shall have, in addition to any and all remedies provided in law, the right, at Landlord’s option, to terminate the Lease and recapture the YMCA Site upon Sixty (60) days’ notice. 8.Quiet Enjoyment. Landlord covenants that upon payment by Tenant of the Rent herein reserved and upon performance and observance by Tenant of all of the agreements, covenants and conditions herein contained on the part of Tenant to be performed and observed, Tenant shall peaceably hold and quietly enjoy the YMCA Site during the entire Term without hindrance, molestation or interruption by Landlord or by anyone lawfully or equitably claiming by, through or under Landlord. Page 4 of 50