Document:

Office Lease dated as of November 9, 2004

 EXHIBIT 10.1 
  
 ONE MARKET 
 SAN FRANCISCO, CALIFORNIA 
  
 OFFICE LEASE
AGREEMENT 
  
 BETWEEN 
  
 CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership

 (“LANDLORD”) 
  
 AND 
  
 SALESFORCE.COM, INC., a Delaware corporation 
 (“TENANT”) 
  

  
 OFFICE LEASE AGREEMENT

  
 THIS OFFICE LEASE AGREEMENT (the “Lease”)
is made and entered into as of the 9th day of November     , 2004, by and between
CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”). The following exhibits and attachments are incorporated into
and made a part of the Lease: Exhibit A-1 (Outline and Location of Premises), Exhibit A-2 (Legal Description of Project), Exhibit B (Expenses and Taxes), Exhibit C (Work Letter), Exhibit D (Commencement Letter),
Exhibit E (Building Rules and Regulations), Exhibit F (Additional Provisions), Exhibit G (Parking Agreement), Exhibit H (Asbestos Notification), Exhibit I (Agreement of Subordination, Non-Disturber and Attornment)
and Exhibit J (Letter of Credit Form). 
  

	1.	Basic Lease Information. 

  

	 	1.01	“Building” shall mean the 43-story office tower, the 28-story office tower, the 6-story base out of which such towers rise, the glass enclosed galleria and a
portion of the ground floor of the Southern Pacific Transportation Company General Office Building, together with all appurtenant plazas, subgrade areas and garages bounded by Market, Spear, Mission and Steuart Streets in the City of San Francisco,
California, commonly known as One Market. “Rentable Square Footage of the Project” is deemed to be 1,458,808 square feet. 

  

	 	1.02	“Premises” shall mean the area shown on Exhibit A-1 to this Lease. The Premises is located on the 7th, 8th and 9th floors and known as Suites 700, 725 and 775 (the “Additional Premises”) and Suites 800 and 900 (the
“Initial Premises”). If the Premises include one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises. The “Rentable Square Footage of
the Premises” is deemed to be 54,793 square feet consisting of 15,850 square feet in Suites 700/725; 1,367 square feet in Suite 775; 18,939 square feet in Suite 800 and 18,637 square feet in Suite 900. Landlord and Tenant stipulate
and agree that the Rentable Square Footage of the Project and the Rentable Square Footage of the Premises are correct. 

  

	 	1.03	“Base Rent”: 

  
 Initial Premises: 
  

										
	 Months of Term

	  	Annual Rate
Per Square Foot

	  	Annual Base
Rent

	  	Monthly
Base Rent

	   1 – 12
	  	$	28.00	  	$	1,052,128.00	  	$	87,677.33
	 13 – 24
	  	$	29.00	  	$	1,089,704.00	  	$	90,808.67
	 25 – 36
	  	$	30.00	  	$	1,127,280.00	  	$	93,940.00
	 37 – Termination Date
	  	$	31.00	  	$	1,164,856.00	  	$	97,071.33

  
 Additional
Premises: 
  

										
	 Months of Term

	  	Annual Rate
Per Square Foot

	  	Annual Base
Rent

	  	 Monthly
 Base Rent

	 *Applicable rent commencement date through 1st anniversary of the Commencement Date
	  	$	28.00	  	$	482,076.00	  	$	40,173.00
	 13 – 24
	  	$	29.00	  	$	499,293.00	  	$	41,607.75
	 25 – 36
	  	$	30.00	  	$	516,510.00	  	$	43,042.50
	 37 – Termination Date
	  	$	31.00	  	$	533,727.00	  	$	44,477.25

  

	*	If rent commences on different dates for Suites 700/725 and Suite 775, as provided in Section 1.06 below, and if the applicable rent commencement dates are other than the first of a
month, then the Base Rent for the Additional Premises set forth above shall be appropriately prorated on a square foot basis and per diem basis. 

  

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	 	1.04	“Tenant’s Pro Rata Share”: 2.5758% for the Initial Premises; 1.1802% for the Additional Premises. 

  

	 	1.05	“Base Year” for Taxes (defined in Exhibit B): 2005 for the Initial Premises and the Additional Premises; “Base Year” for Expenses
(defined in Exhibit B): 2005 for the Initial Premises and the Additional Premises. 

  

	 	1.06	“Term”: A period of 48 months and 0 days. The Term for the Initial Premises shall commence upon the earlier of (A) Tenant’s occupancy of at least one
(1) floor of the Initial Premises for the conduct of business, or (B) December 15, 2004 (the “Commencement Date”) and, unless terminated early in accordance with this Lease, end on the date which is the last day of the
48th month following the Commencement Date of the Lease (the “Termination Date”). Base Rent for the
Initial Premises shall commence on the Commencement Date as set forth above; provided that if the Commencement Date occurs prior to December 15, 2004 due to Tenant’s occupancy for business of one (1) full floor of the Initial Premises, then (i)
the Commencement Date of the Lease shall remain as set forth above, (ii) on and after such early Commencement Date, Tenant shall pay Base Rent only for the occupied floor, in the amount of $1,473.00 per day (if the occupied floor is Suite 800) or
$1,450.00 per day (if the occupied floor is Suite 900), (iii) Base Rent shall commence for the second full floor of the Initial Premises on the earlier of (A) Tenant’s occupancy of such previously unoccupied full floor for the conduct of
business, or (B) December 15, 2004 (the earliest such date being the “Second Full Floor Effective Date”), and (iv) following the Second Full Floor Effective Date, Tenant shall be entitled to an abatement of Base Rent in the amount
of $736.50 per day (if the second floor to be occupied is Suite 900) or of $725.00 per day (if the second floor to be occupied is Suite 800) for a number of days equal to the number of days between the Commencement Date and the Second Full Floor
Effective Date. Subject to Section 3, Rent for the Additional Premises shall be payable as follows: Rent for Suites 700/725 shall commence upon the earlier of Tenant’s occupancy for the conduct of business of Suites 700/725 or 60 days from
Landlord’s delivery of Suites 700/725 to Tenant. Rent for Suite 775 shall commence upon the earlier of Tenant’s occupancy for the conduct of business of Suite 775 or commencement of payment of Rent for Suites 700/725. The Term for the
Additional Premises shall end on the Termination Date. 

  

	 	1.07	“Allowance”: $917,782.75, as more fully described in Exhibit C. 

  

	 	1.08	“Security Deposit”: $0.00, as more fully described in Section 6. 

  

	 	1.09	“Guarantor(s)”: As of the date of this Lease, there are no Guarantors. 

  

	 	1.10	“Broker(s)”: Jones Lang LaSalle. 

  

	 	1.11	“Permitted Use”: General office use; provided that in no event shall any space occupied by Tenant be used for retail use for any of the following: (i) used
to serve on-site fresh squeezed fruit and vegetable juices and falafel and lavosh sandwiches; or (ii) used to operate a restaurant serving primarily Asian cuisine; or (iii) used to operate a newsstand facility; or (iv) used to operate a retail
banking facility; or (v) used to provide catering services for events after 5:30 p.m. on weekdays and all day on weekends (including all federal and state holidays); or (vi) used for the operation of a “full-service” bar, selling beer,
wine and liquor; or (vii) used for the operation of a “full-service” restaurant; or (viii) used as a general dentistry practice; or (ix) used for the sale of juices and smoothies; or (x) used for the sale of pre-packaged specialty
sandwiches; or (xi) used for the sale of hamburgers; or (xii) used to sell submarine-type sandwiches. 

  

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	 	1.12	“Notice Address(es)”: 

  

			
	 Landlord:
  
 CA-One Market Limited Partnership
 c/o Equity Office Management, L.L.C.
 One Market
 Spear Tower, Suite 600
 San Francisco, California 94105
 Attn: Project Manager
	 	 Tenant:
  
 Salesforce.com, Inc.
 The Landmark @ One Market
 3rd Floor
 San Francisco, California 94105
 Attn: General Counsel
  
 With a copy to:
  
 Salesforce.com, Inc.
 The Landmark @ One Market
 3rd Floor
 San Francisco, California 94105
 Attn: Vice President-Real Estate and
Procurement
  
 With a copy to:
  
 Winston & Strawn LLP
 101 California Street, Suite 3900
 San Francisco, California 94111
 Attn: Stephen I. Berkman

  
 A copy of any notices
to Landlord shall be sent to Equity Office, One Market, Spear Street Tower, Suite 600, San Francisco, California 94105, Attn: San Francisco Regional Counsel. 
  

Tenant’s e-mail address for purposes of Article 10 shall be facilities@salesforce.com. 
  

	 	1.13	“Business Day(s)” are Monday through Friday of each week, exclusive of New Year’s Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are commonly recognized by other office buildings in the area where the Building is located. “Building Service Hours” are 7:00 a.m.
to 6:00 p.m. on Business Days. 

  

	 	1.14	“Landlord Work” means the work that Landlord is obligated to perform in the Premises pursuant to a separate agreement (the “Work Letter”) attached
to this Lease as Exhibit C. 

  

	 	1.15	“Project” means the 43-story office tower, the 28-story office tower, the 6-story base out of which such towers rise, the glass enclosed galleria and a portion of
the ground floor of the Southern Pacific Transportation Company General Office Building, together with all appurtenant plazas, subgrade areas and garages bounded by Market, Spear, Mission and Steuart Streets in the City of San Francisco, California,
known collectively as One Market, and the land upon which all of the foregoing is located. 

  

	 	1.16	“Letter of Credit”: $225,000.00, as more fully described in Section 2 of Exhibit F. 

  

	2.	Lease Grant. 

  
 The Premises are hereby leased to Tenant from Landlord, together with the right to use any portions of the Project that are designated by Landlord for the
common use of tenants and others (the “Common Areas”). 
  

	3.	Adjustment of Commencement Date; Possession. 

  
 3.01 At either party’s request, Landlord and Tenant shall enter into a commencement letter agreement in the form attached as Exhibit D which
commencement letter agreement shall be deemed accepted by Tenant if not executed and returned to Landlord by Tenant within 30 days after the date that Landlord delivers the commencement letter agreement to Tenant for execution. If the Termination
Date does not fall on the last day of a calendar month, Landlord and Tenant may elect to adjust the Termination Date to the last day of the calendar month in which Termination Date occurs by the mutual execution of a commencement letter agreement
setting forth such adjusted date. 
  
 Except for Item 9 of the
Work List set forth in the Work Letter, which shall be performed as set forth therein, Landlord agrees to perform the Landlord Work in each floor of the Premises concurrently with Tenant’s Initial Alterations in such portion of the Premises,
unless Tenant has agreed in advance that such Landlord Work may be performed in the applicable Premises prior to Tenant’s Initial Alterations 

  

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therein without interference to Tenant’s desired early occupancy of such Premises, if any. Subject to the foregoing, Landlord shall perform the Landlord
Work in each floor of the Premises as soon as practicable and shall use commercially reasonable efforts to Substantially Complete such Landlord Work by the date of Tenant’s completion of the Initial Alterations on such floor (each a
“Tenant Completion Date”), subject to the obligations of Tenant to cooperate in the performance of the Landlord Work and to provide Landlord with notice of the commencement and schedule of Tenant’s Initial
Alterations pursuant to the Work Letter. The Landlord Work shall be deemed to be “Substantially Complete” on a given floor on the date that all such Landlord Work on such floor has been performed, other than any
details of construction, mechanical adjustment or any other similar matter, the non-completion of which does not materially interfere with Tenant’s use of the applicable Premises. If Landlord is delayed in the performance of any Landlord Work
as a result of the acts or omissions of Tenant, the Tenant Related Parties (defined in Section 13) or their respective contractors or vendors, including, without limitation, changes requested by Tenant to approved plans, Tenant’s failure to
comply with any of its obligations under this Lease or the Work Letter, Tenant’s failure to coordinate its schedule for the Initial Alterations with Landlord or to give Landlord reasonable advance notice of Tenant’s commencement thereof,
or the specification of any materials or equipment with long lead times (a “Tenant Delay”), or by Force Majeure, such Landlord Work shall be deemed to be Substantially Complete on the date that Landlord could reasonably have been
expected to Substantially Complete the Landlord Work absent any Tenant Delay or Force Majeure. Landlord’s failure to Substantially Complete any Landlord Work by the applicable Tenant Completion Date shall not be a default by Landlord or
otherwise render Landlord liable for damages; provided, however, that if Tenant is unable to legally occupy the applicable Premises for business purposes after the applicable Tenant Completion Date solely due to the failure of Landlord to
Substantially Complete the applicable Landlord Work by such date (subject to Tenant Delays and Force Majeure as provided above), then for each day after the Tenant Completion Date that Tenant is so unable to occupy the applicable Premises, Tenant
shall receive (i) one-half (1/2) day of Rent abatement with respect to such Premises for every one (1) day of such delay for the first 14 days of such delay in occupancy, and (ii) one (1) day of Rent abatement with respect to such Premises for every
one (1) day of such delay in occupancy after the first 14 days of such delay. 
  
 Landlord shall deliver possession of the Initial Premises to Tenant on the day immediately following the date of full execution of this Lease. Landlord shall deliver possession of the Additional Premises to Tenant on
the day after Landlord recovers possession of the Additional Premises from the existing tenants therein, whether upon the expiration or earlier termination of such tenants’ rights to occupancy, which rights are currently scheduled to expire on
December 31, 2004 as to Suite 775 and June 30, 2005 as to Suite 700/725. If Landlord fails to deliver the Additional Premises on or before July 31, 2005 (the “Additional Premises Delivery Date”), Tenant shall receive
(i) one (1) day of Rent abatement with respect to the applicable Additional Premises for every two (2) days of Landlord delivery delay commencing August 1, 2005 through and including August 31, 2005; (ii) one (1) day of Rent abatement with respect
to the applicable Additional Premises for every one (1) day of Landlord delivery delay commencing September 1, 2005 through and including November 30, 2005 and (iii) two (2) days of Rent abatement with respect to the applicable Additional Premises
for every one (1) day of Landlord delivery delay commencing December 1, 2005 through and including February 28, 2006. Notwithstanding the foregoing, Landlord and Tenant acknowledge and agree that the Additional Premises Delivery Date, and therefore,
Landlord’s obligation to abate Rent as set forth herein, shall be postponed by the number of days that delivery of the Additional Premises is delayed due to events of Force Majeure (defined in Section 26.03). If the Additional Premises shall
not have been delivered by Landlord as of March 1, 2006, Tenant shall have the right to terminate the Lease as to the Additional Premises only with written notice to Landlord received by Landlord during the period commencing March 1, 2006 through
March 15, 2006 provided the Additional Premises shall not have been delivered prior to Landlord’s receipt of such notice. Notwithstanding the partial termination of the Lease, Tenant shall receive any Rent abatement calculated for the
Additional Premises for the period prior to March 1, 2006 as an offset to future Rent due and payable by Tenant for the Initial Premises (the “Additional Premises Rent Offset”). The Additional Premises Rent Offset
following the partial lease termination shall be limited to one (1) month Rent applicable to the Initial Premises. 
  
 3.02 Subject to Landlord’s obligation, if any, to perform Landlord Work, the Premises are accepted by Tenant in “as is” condition and
configuration without any representations or warranties by Landlord. By taking possession of the Premises, Tenant agrees that the Premises are in good order and satisfactory condition. Except as set forth in Section 3.01 above, Landlord shall not be
liable for a failure to deliver possession of the Additional Premises or any other space due to the holdover or unlawful possession of such space by another party, however Landlord shall use commercially reasonable efforts to obtain possession of
the Additional Premises upon the expiration of the exiting tenants’ rights to occupancy if the Additional Premises, including, if necessary, pursuit of an unlawful detainer action. 
  
 3.03 Tenant shall be entitled to perform improvements or install furniture, equipment or personal property within Suite 775
during the period commencing upon delivery to Tenant through including the date of Rent commencement for Suite 775. However, except for the cost of services requested by Tenant, Tenant shall not be required to pay Rent for any days of possession
before the Rent 

  

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commencement date for Suite 775 during which Tenant is in possession of the Suite 775 for the sole purpose of performing improvements or installing
furniture, equipment or other personal property. 
  

	4.	Rent. 

  
 4.01 Tenant shall pay Landlord, without any setoff or deduction, unless expressly set forth in this Lease, all Base Rent and Additional Rent due for the
Term (collectively referred to as “Rent”). “Additional Rent” means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord under this Lease. Tenant shall pay and be
liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month
without notice or demand, provided that the installment of Base Rent for the first full calendar month of the Term, and the first monthly installment of Additional Rent for Expenses and Taxes, shall be payable upon the execution of this Lease by
Tenant. All other items of Rent shall be due and payable by Tenant on or before 30 days after billing by Landlord. Rent shall be made payable to the entity, and sent to the address, Landlord designates and shall be made by good and sufficient check
or by other means acceptable to Landlord. Tenant shall pay Landlord an administration fee equal to 5% of any past due Rent, provided that Tenant shall be entitled to a grace period of 5 Business Days for the first 2 late payments of Rent in a
calendar year. Landlord shall only assess one administrative fee per late payment, whether or not such payment remains outstanding on the next monthly payment date. In addition, past due Rent shall accrue interest at the Prime Rate (defined in
Section 19.01) plus two and one-half percent (2.5%) per annum. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. Rent for any partial month during the Term shall be
prorated. No endorsement or statement on a check or letter accompanying payment shall be considered an accord and satisfaction. Tenant’s covenant to pay Rent is Independent of every other covenant in this Lease. 
  
 4.02 Tenant shall pay Tenant’s Pro Rata Share of Taxes and Expenses in
accordance with Exhibit B of this Lease. 
  

	5.	Compliance with Laws; Use. 

  
 The Premises shall be used for the Permitted Use and for no other use whatsoever. Tenant shall comply with all applicable statutes, codes, ordinances,
orders, rules and regulations of any municipal or governmental entity whether in effect now or later, including the Americans with Disabilities Act (“Law(s)”), regarding the operation of Tenant’s business and the
use, condition, configuration and occupancy of the Premises. In addition, except as the same are expressly Landlord’s responsibility as part of the Landlord Work, Tenant shall, at its sole cost and expense, promptly comply with any Laws that
relate to the “Base Building” (defined below), but only to the extent such obligations are solely triggered by Tenant’s use of the Premises, other than for general office use, or Alterations or improvements in the Premises performed
or requested by Tenant. Except to the extent properly included in Expenses. Landlord shall be responsible for the cost of correcting any violations of Title III of the Americans with Disabilities Act (ADA) with respect to the Common Areas of the
Building. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and obtain a waiver or deferment of compliance, the right to assert any and
all defenses allowed by Law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by Law. Landlord, after the exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations
or improvements necessary to comply with the terms of any final order or judgment. “Base Building” shall include the structural portions of the Building, the public restrooms and the Building mechanical, electrical and
plumbing systems and equipment located in the internal core of the Building (including the elevator system; electrical risers; telephone risers; plumbing risers; sprinkler systems; air distribution system and air handling loop, including VAV boxes;
janitorial closets; telephone closets; electrical closets and fire exit stairways) on the floor or floors on which the Premises are located. Tenant shall promptly provide Landlord with copies of any notices it receives regarding an alleged violation
of Law with regard to the Base Building or the Premises. Tenant shall comply with the rules and regulations of the Building attached as Exhibit E and such other reasonable rules and regulations adopted by Landlord from time to time of which
Tenant is notified, including rules and regulations for the performance of Alterations (defined in Section 9). The rules and regulations shall be generally applicable, and generally applied in the same manner, to all tenants of the Building. In the
case of conflict between the rules and regulations and this Lease, the terms of this Lease shall prevail. 
  

	6.	Security Deposit. 

  
 The Security Deposit, if any, shall be delivered to Landlord upon the execution of this Lease by Tenant and held by Landlord without liability for
interest (unless required by Law) as security for the performance of Tenant’s obligations. The Security Deposit is not an advance payment of Rent or a measure of damages. Landlord may use all or a portion of the Security Deposit to satisfy past
due Rent or to cure any Default (defined in Section 18) by Tenant. If Landlord uses any portion of the Security 

  

 5 

 
Deposit, Tenant shall, within 5 days after demand, restore the Security Deposit to its original amount. Landlord shall return any unapplied portion of the
Security Deposit to Tenant within 45 days after the later to occur of: (a) determination of the final Rent due from Tenant; or (b) the later to occur of the Termination Date or the date Tenant surrenders the Premises to Landlord in compliance with
Section 25. Landlord may assign the Security Deposit to a successor or transferee and, following the assignment, Landlord shall have no further liability for the return of the Security Deposit. Landlord shall not be required to keep the Security
Deposit separate from its other accounts. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any similar or successor Laws now or hereinafter in effect. 
  

	7.	Building Services. 

  
 7.01 Landlord shall furnish Tenant with the following services: (a) water for use in the Base Building lavatories 24 hours per day, 7 days per week; (b)
customary heat and air conditioning in season during Building Service Hours. Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC
service and providing such prior notice as is reasonably specified by Landlord; (c) standard janitorial service on Business Days; (d) elevator service; (e) electricity 24 hours per day, 7 days per week in accordance with the terms and conditions in
Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation,
sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Project. As of the date hereof, Landlord’s charge for after hours heating and air
conditioning service is $130 per hour for a full floor and $65 per hour per zone for air conditioning, and $30 per hour for a full floor and $15 per hour per zone for ventilation, subject to change from time to time; provided that any increases in
such charge for after-hours HVAC service shall be limited to increases in Landlord’s actual, reasonable costs of supplying the after-hours HVAC services. 
  

7.02 Electricity used by Tenant in the Premises up to the aggregate 5.5 watts per rentable square foot described below shall be paid for by Tenant
through inclusion in Expenses. Without the consent of Landlord, Tenant’s use of electrical service in the aggregate for the Premises shall not exceed, either in voltage or rated capacity, that which Landlord reasonably deems to be standard for
the Building; provided that Landlord acknowledges that Tenant shall not be assessed any excess usage charge except as provided below in this Section 7.02. Landlord shall have the right to measure electrical usage by commonly accepted methods. At any
time following the date of this Lease, Landlord may install sub-meters on each floor of the Premises to measure Tenant’s use of electricity (collectively, the “Sub-Meters”). Tenant shall reimburse Landlord for
Landlord’s actual, reasonable costs of obtaining and installing the Sub-meters within 30 days of demand accompanied by reasonable documentation of such costs; provided that Tenant shall not be required to reimburse Landlord for the cost of the
Sub-Meters in excess of $15,000.00 in the aggregate for all three of the 7th, 8th and 9th floors
of the Premises. Following Landlord’s installation of the Sub-Meters on the applicable floors and provided that such Sub-Meters are operational with respect to each floor of the Premises then occupied by Tenant, to the extent that Tenant’s
total electrical usage in such occupied floors, including any supplemental HVAC system, in the aggregate exceeds 5.5 watts per rentable square foot of the aggregate of the Premises then occupied by Tenant, Tenant shall pay for such excess usage, at
Landlord’s option, either by (i) a separate charge payable by Tenant to Landlord as Additional Rent (provided that Landlord shall not collect more than 100% of Landlord’s actual cost of supplying such utilities to Tenant), or (ii) by
separate charge billed by the applicable utility company and payable directly by Tenant. 
  
 7.03 Landlord’s failure to furnish, or any interruption, diminishment or termination of services due to the application of Laws, the failure of any equipment, the performance of repairs, improvements or
alterations, utility interruptions or the occurrence of an event of Force Majeure (defined in Section 26.03) (collectively a “Service Failure”) shall not render Landlord liable to Tenant, constitute a constructive
eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. However, if the Premises, or a portion of the Premises which significantly impacts the ability of Tenant to operate
in any portion of the Premises, are made untenantable for a period in excess of 2 consecutive Business Days as a result of a Service Failure that is reasonably within the control of Landlord to correct or is the direct result of the gross negligence
of Landlord, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period beginning on the 2nd consecutive Business Day of the Service Failure and ending on the day the service has been restored. Notwithstanding the foregoing, if a material portion of the Premises are made untenantable for a
period in excess of 2 consecutive Business Days as a result of a Service Failure that is reasonably within the control of Landlord to correct or is the direct result of the gross negligence of Landlord, then Tenant, as its sole remedy, shall be
entitled to receive an abatement of Rent payable hereunder during the period beginning on the 1st Business Day of
the Service Failure and ending on the day the service has been restored. If the entire Premises have not been rendered untenantable by the Service Failure, the amount of abatement shall be equitably prorated. 
  

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 7.04 Subject to the terms of this Lease, including, without limitation Section 9.03 below, Tenant may, at
its own expense, install its own security system (“Tenant’s Security System”) in the Premises that uses the same card as the Building security system; provided, however, that Landlord and Tenant shall coordinate
the installation and operation of Tenant’s Security System to assure that Tenant’s Security System is compatible with Landlord’s security system and the Building’s systems and equipment. Tenant shall be solely responsible, at
Tenant’s sole cost and expense, for the monitoring, operation and removal of Tenant’s Security System. 
  
 7.05 Landlord shall maintain the building heating, ventilating and air conditioning system (HVAC) in compliance with all Laws and the standards
established by the American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE) for high-rise office buildings or standards customarily adopted for Class A high-rise office buildings in San Francisco, California. The cost of
such compliance shall be included in Expenses to the extent permissible under Exhibit B. 
  
 7.06 Landlord shall allow access to the Building and the Premises to any dog designated as a “service dog” and properly identified as such as
defined by and in accordance with San Francisco city codes and/or ordinances. 
  
 7.07 At Tenant’s election, subject to Landlord’s review and approval of Tenant’s plans and requested capacity, Tenant shall be permitted to connect its IT closets within the Premises to the backup power
available from the Building’s existing cogeneration plant (the “Cogeneration Plant”). Tenant shall be responsible for all costs of connection to the Cogeneration Plant and Tenant’s usage of power supplied by
the Cogeneration Plant, which Tenant shall procure through Landlord’s affiliated energy company, OSEP, on the terms and conditions available from OSEP. Landlord shall cause its affiliate to maintain the Cogeneration Plant as a standby power
source during the initial Term of the Lease and the Renewal Term, if any. 
  
 7.08 Tenant shall have the right to access, utilize and maintain cable in the Building that extends and/or connects to any cable located in the basement of the adjacent Landmark building to which Tenant has access
pursuant to Tenant’s separate lease at the Landmark building, if any, to the extent that such access, use and maintenance does not interfere with the rights of other tenants of the Building existing as of the date of this Lease. Tenant
acknowledges that Landlord has not made any representation, warranty or covenant regarding the existence of any such cable, nor that any such cable would be adequate or available for Tenant’s use. Tenant may, in addition to or in lieu of the
use of such cable, install, utilize and maintain new cable reasonably required for Tenant’s business purposes subject to Landlord’s reasonable review and approval of the location and manner of installation, and provided that Tenant uses
Dyna Electric for such installation and that such new cable does not exceed 200 pair copper or fibre requiring greater than a one inch inner duct. 
  

	8.	Leasehold Improvements. 

  
 All improvements in and to the Premises, including any Alterations (collectively, “Leasehold Improvements”) shall remain
upon the Premises at the end of the Term without compensation to Tenant. Landlord, however, by written notice to Tenant at least 90 days prior to the Termination Date, may require Tenant, at its expense, to remove (a) any Cable (defined in Section
9.01) installed by or for the benefit of Tenant, and (b) any Alterations that, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs
associated with standard office improvements (collectively referred to as “Required Removables”). Required Removables shall include, without limitation, internal stairways (including the Staircase, as defined in the
Work Letter), raised floors, personal baths and showers, vaults, rolling file systems, structural alterations and modifications, and, to the extent designated for removal by Landlord in writing upon approval of Tenant’s Plans for the Initial
Alterations, metal ceiling acoustical grid system and floating hard lid. Subject to Landlord’s right to designate any metal ceiling acoustical grid system and/or floating hard lid in the Initial Alterations as Required Removables, Landlord
shall allow Tenant to install such items as part of the Initial Alterations. The work described in Section 1.A.1 of the Work Letter shall be a Required Removable. Except as specifically set forth above with respect to any metal ceiling acoustical
grid system and floating hard lid or the Staircase, no part of the Initial Alterations shall be considered a Required Removable so long as such part of the Initial Alterations is consistent with Tenant’s existing buildout in the adjacent
Landmark Building as of the date of this Lease. If Landlord reasonably determines that any of Tenant’s proposed Initial Alterations are not consistent with such existing buildout and that Landlord will designate such Alterations as Required
Removables, Landlord shall notify Tenant of such determination in writing at the time Landlord approves Tenant’s Plans for such Initial Alterations. If Landlord fails to so notify Tenant at the time of approval, Landlord shall have no further
right to designate such inconsistent Alterations as Required Removables. Required Removables shall be removed by Tenant before the Termination Date. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant
fails to perform its obligations in a timely manner, then after giving notice to Tenant of such failure, Landlord may perform such work at Tenant’s expense. Tenant, at the time it requests approval for a proposed Alteration, may request in
writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration is a Required 

  

 7 

 
Removable, or that Landlord agree to allow Tenant to remove such Alteration at the end of the Term. Within 10 days after receipt of Tenant’s request.
Landlord shall advise Tenant in writing as to which portions of the Alteration are Required Removables and/or whether Landlord agrees that Tenant shall be allowed to remove all or a portion of the Alteration at the end of the Lease Term, in
Landlord’s sole discretion. 
  

	9.	Repairs and Alterations. 

  
 9.01 Tenant shall periodically inspect the Premises to identify any conditions that are dangerous or in need of maintenance or repair. Tenant shall
promptly provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance and repairs to the Premises that are not Landlord’s express responsibility under this Lease, and keep the Premises
in the condition and repair in which they were delivered to Tenant, reasonable wear and tear excepted. Tenant’s repair and maintenance obligations include, without limitation, repairs to: (a) floor covering; (b) interior partitions; (c) doors;
(d) the interior side of demising walls; (e) electronic, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant (collectively, “Cable”); (f) supplemental air conditioning units,
kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant; and (g) Alterations. To the extent Landlord is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing damage
to the Building caused by the acts of Tenant, Tenant Related Parties and their respective contractors and vendors. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although notice shall not be
required in an emergency), Landlord may make the repairs, and Tenant shall pay the reasonable cost of the repairs, together with an administrative charge in an amount equal to 10% of the cost of the repairs. 
  
 9.02 Landlord shall keep and maintain in good repair and working order and
perform maintenance upon the: (a) structural elements of the Building; (b) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general; (c) Common Areas; (d) roof of the Building; (e) exterior
windows of the Building; (f) elevators serving the Building, and (g) any backup generators serving the Building. Landlord shall promptly make repairs for which Landlord is responsible. Tenant hereby waives any and all rights under and benefits of
subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor Laws now or hereinafter in effect. 
  
 9.03 Tenant shall not make alterations, repairs, additions or improvements or install any Cable (collectively referred to as
“Alterations”) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. If cabling alterations (including telecom, data, and electrical) are desired and
this work does not include modifications or access to the risers, then Tenant shall be required only to notify Building management in order to obtain approval and access. However, Landlord’s consent shall not be required for any Alteration that
satisfies all of the following criteria (a “Cosmetic Alteration”): (a) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from the exterior of the Premises or
Building; (c) will not affect the Base Building; and (d) does not require work to be performed inside the walls or above the ceiling of the Premises. Cosmetic Alterations shall be subject to all the other provisions of this Section 9.03. Prior to
starting work, Tenant shall furnish Landlord with plans and specifications (if necessary for the issuance of required permits or if reasonably deemed necessary by Landlord due to the nature of the work to be performed); names of contractors
reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building); required permits and approvals; evidence of contractor’s and subcontractor’s insurance in amounts reasonably
required by Landlord and naming Landlord as an additional insured: and any security for performance in amounts reasonably required by Landlord. Except as provided above for telecom, data and electrical cabling alterations, changes to previously
approved plans and specifications must also be submitted to Landlord for its reasonable approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord. Tenant shall reimburse
Landlord for any reasonable sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic Alterations. In addition, Tenant shall pay Landlord a fee for Landlord’s oversight and coordination of any non-Cosmetic
Alterations equal to 5% of the cost of the Alterations. Upon completion. Tenant shall furnish “as-built” plans for non-Cosmetic Alterations, completion affidavits and full and final waivers of lien. Landlord’s approval of an
Alteration shall not be deemed a representation by Landlord that the Alteration complies with Law. 
  

	10.	Entry by Landlord. 

  
 Landlord may enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or additions to
the Premises or any portion of the Building. Except in emergencies or to provide janitorial or security services, Landlord shall provide Tenant with prior notice at least 24 hours prior to such entry, which notice shall be by e-mail to the e-mail
address designated by Tenant in Section 1.12 above, and shall use reasonable efforts to minimize any interference with Tenant’s use of the Premises. Except in emergencies or to provide janitorial or security services, such entry shall be during
Building Service Hours and Tenant shall be entitled to have an 

  

 8 

 
employee of Tenant accompany the person(s) entering the Premises and to have any third parties (such as prospective lenders, purchasers or tenants) so
entering the Premises execute Tenant’s standard confidentiality agreement upon sign-in to the Premises, provided Tenant makes such employee and confidentiality agreement available at the time Landlord or such other party desires to enter the
Premises as set forth in such prior notice to Tenant, and further provided that such confidentiality agreement is in a standard form that Tenant requires all non-employee entrants to the Premises to execute prior to entry to the Premises and is on
commercially reasonable terms. In addition, Landlord shall cause an agent or employee of Landlord to accompany any prospective tenant, lender or purchaser of the Building during any showing of the Premises. 
  
 The provisions of Section 7 of Exhibit F shall apply to any
Confidential Information to which Landlord or Landlord’s employees may have access during any entry to the Premises hereunder. If Tenant requests maintenance, repairs or any special services in the Premises (or if Landlord requires access to
the Premises for maintenance or repairs by a third party contractor or third party agent of Landlord), Tenant may request in writing concurrently with its request (or in the event of Landlord’s proposed access for repairs and maintenance,
within 12 hours of Landlord’s notice to Tenant) that any third party contractor or third party agent of Landlord that enters the Premises in connection with such maintenance, repairs or services sign Tenant’s standard confidentiality
agreement as provided above. Upon such a Tenant request, Landlord shall provide Tenant with contact information for the applicable agent or contractor so that Tenant may pursue such an agreement, and Landlord shall not allow such third party access
to the Premises until Tenant confirms to Landlord that it has obtained such agreement or waived the requirement for such agreement. If Tenant requires a confidentiality agreement from any such third party, Landlord shall not be responsible for any
delays that occur in Landlord’s response to Tenant’s request for repairs or services. Nothing in the foregoing shall prohibit Landlord from accessing the Premises with a third party contractor or third party agent without such an agreement
in an event of emergency or, following a reasonable period in which Landlord allows Tenant to seek such an agreement, to the extent reasonably necessary to perform maintenance and repairs to the Premises and the Building. 
  
 If reasonably necessary, Landlord may temporarily close all or a portion of
the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Building Service Hours. Except in emergencies, Landlord
shall provide Tenant with reasonable prior verbal notice of such closure. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent. 
  
 Notwithstanding the foregoing, Tenant, at its own expense, may provide its
own locks to an area within the Premises (“Secured Area”), such as Tenant’s server room. Tenant need not furnish Landlord with a key, but upon the Termination Date or earlier expiration or termination of Tenant’s right to
possession, Tenant shall surrender all such keys to Landlord. If Landlord must gain access to a Secured Area in a non-emergency situation, Landlord shall contact Tenant, and Landlord and Tenant shall arrange a mutually agreed upon time for Landlord
to have such access. Landlord shall comply with all reasonable security measures pertaining to the Secured Area. If Landlord determines in its sole discretion that an emergency in the Building or the Premises, including, without limitation, a
suspected fire or flood, requires Landlord to gain access to the Secured Area, Tenant hereby authorizes Landlord to forcibly enter the Secured Area. In such event, Landlord shall have no liability whatsoever to Tenant, and Tenant shall pay all
reasonable expenses incurred by Landlord in repairing or reconstructing any entrance, corridor, door or other portions of the Premises damaged as a result of a forcible entry by Landlord. Landlord shall have no obligation to provide either
janitorial service or cleaning in the Secured Area. 
  
 Landlord
shall use commercially reasonable efforts to ensure that security guards in the Building do not enter the Premises with third parties, or provide access into the Premises to third parties, except in compliance with this Article 10. 
  

	11.	Assignment and Subletting. 

  
 11.01 Except in connection with a Permitted Transfer (defined in Section 11.04), Tenant shall not assign, sublease, transfer or encumber any interest in
this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed if Landlord does not exercise its recapture rights under Section 11.02. If the entity which controls the voting shares/rights of Tenant changes at any time, such change of ownership or control shall constitute a Transfer unless Tenant is an
entity whose outstanding stock is listed on a recognized securities exchange or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed. Tenant hereby waives the provisions of Section 1995.310 of the
California Civil Code, or any similar or successor Laws, now or hereinafter in effect, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under
all applicable Laws, on behalf of the proposed transferee. Notwithstanding the foregoing, if Landlord unreasonably withholds its consent 

  

 9 

 
to a proposed Transfer, Tenant shall be entitled to make a claim for foreseeable, direct and actual damages suffered by Tenant as a result thereof, but in no
event shall Tenant be entitled to receive any consequential, special or indirect damages based upon such claim. Any attempted Transfer in violation of this Section is voidable by Landlord. In no event shall any Transfer, including a Permitted
Transfer, release or relieve Tenant from any obligation under this Lease. 
  
 11.02 Tenant shall provide Landlord with financial statements for the proposed transferee, a fully executed copy of the proposed assignment, sublease or other Transfer documentation and such other information as
Landlord may reasonably request. Within 15 days after receipt of the required information and documentation, Landlord shall either: (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated by Landlord; (b)
reasonably refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease or subletting of any portion of the Rentable Area of the Premises for all or substantially all of the remaining Term (excluding unexercised
options), recapture the entire Premises, in the event of an assignment, or the floor(s) of the Premises on which such portion is located, in the event of subleasing for all or substantially all of the remaining Term. If Landlord exercises its right
to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the Transfer. Tenant shall pay
Landlord a review fee of $1,500.00 for Landlord’s review of any Permitted Transfer or requested Transfer. 
  
 11.03 Tenant shall pay Landlord 60% of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent
payable to Landlord for the portion of the Premises and Term covered by the Transfer on a per rentable square foot basis if less than all of the Premises is transferred (the “Transfer Premium”), Tenant shall pay Landlord for
Landlord’s share of the Transfer Premium within 30 days after Tenant’s receipt thereof; provide that Tenant may first deduct from the Transfer Premium all reasonable and customary expenses directly incurred by Tenant attributable to the
Transfer, which for the purposes hereof shall be limited to San Francisco market leasing commissions, reasonable legal fees and reasonable tenant construction costs. No Transfer Premium shall be due to Landlord until Tenant has first fully recovered
such allowable costs. If Tenant is in Default, Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a credit against Rent in the amount of Tenant’s share of payments received by
Landlord. 
  
 11.04 Tenant may assign this Lease to a successor to
Tenant by purchase (including to a purchaser of substantially all of the assets of Tenant), merger, consolidation or reorganization (an “Ownership Change”) or assign this Lease or sublet all or a portion of the Premises to an
Affiliate without the consent of Landlord, provided that all of the following conditions are satisfied (a “Permitted Transfer”): (a) [intentionally omitted]; (b) in the event of an Ownership Change, Tenant’s successor shall own
substantially all of the assets of Tenant and have a net worth which is at least equal to Tenant’s net worth as of the day prior to the proposed Ownership Change; (c) the Permitted Use does not allow the Premises to be used for retail purposes;
and (d) Tenant shall give Landlord written notice at least 10 days prior to the effective date of the Permitted Transfer (provided that, if prohibited by confidentiality in connection with a proposed purchase, merger, consolidation or
reorganization, then Tenant shall give Landlord written notice within 10 days after the effective date of the proposed purchase, merger, consolidation or reorganization). Tenant’s notice to Landlord shall include information and documentation
evidencing the Permitted Transfer and showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. “Affiliate”
shall mean an entity controlled by, controlling or under common control with Tenant. 
  

	12.	Liens. 

  
 Tenant shall not permit mechanics’ or other liens to be placed upon the Project, Premises or Tenant’s leasehold interest in connection with any
work or service done or purportedly done by or for the benefit of Tenant or its transferees. Tenant shall give Landlord notice at least 15 days prior to the commencement of any work in the Premises to afford Landlord the opportunity, where
applicable, to post and record notices of non-responsibility. Tenant, within 10 days of notice from Landlord, shall fully discharge any lien by settlement, by bonding or by insuring over the lien in the manner prescribed by the applicable lien Law.
If Tenant fails to do so in such 10 day period, Landlord may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for any actual costs incurred by Landlord, including, without limitation, reasonable attorneys’ fees
(to the extent permitted by law) within 30 days after receipt of an invoice from Landlord reasonably describing such costs together with reasonable supporting documentation. 
  

	13.	Indemnity and Waiver of Claims. 

  
 Tenant hereby waives all claims against and releases Landlord and its trustees, members, principals, beneficiaries, partners, officers, directors,
employees, Mortgagees (defined in Section 23) and agents (the “Landlord Related Parties”) from ail claims for any injury to or death of persons, damage to property or business loss in any manner related to (a) Force Majeure, (b)
acts of third parties, (c) the 

  

 10 

 
bursting or leaking of any tank, water closet, drain or other pipe, (d) the inadequacy or failure of any security services, personnel or equipment, or (e)
any matter not within the reasonable control of Landlord. Except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related Parties, Tenant shall indemnify, defend and hold Landlord and Landlord Related Parties
harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by
Law) (collectively referred to as “Losses”), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord Related Parties by any third party and arising out of or in connection with any damage or injury
occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties or any of Tenant’s transferees, contractors or licensees. Except to the extent caused by the negligence or willful misconduct
of Tenant or any Tenant Related Parties, Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (“Tenant Related Parties”) harmless
against and from all Losses which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties by any third party and arising out of or in connection with the acts or omissions (including violations of Law) of
Landlord or the Landlord Related Parties. 
  

	14.	Insurance. 

  
 Tenant shall maintain the following insurance (“Tenant’s Insurance”): (a) Commercial General Liability Insurance applicable to the
Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (b) Property/Business Interruption Insurance written on an All Risk or Special Perils form, with coverage for broad form water damage
including earthquake sprinkler leakage, at replacement cost value and with a replacement cost endorsement covering all of Tenant’s business and trade fixtures, equipment, movable partitions, furniture, merchandise and other personal property
within the Premises (“Tenant’s Property”) and any Leasehold Improvements performed by or for the benefit of Tenant; (c) Workers’ Compensation Insurance in amounts required by Law; and (d) Employers Liability Coverage of at
least $1,000,000.00 per occurrence. Any company writing Tenant’s insurance shall have an A.M. Best rating of not less than A-VIII. All Commercial General Liability Insurance policies shall name as additional insureds Landlord (or its successors
and assignees), the managing agent for the Building (or any successor), EOP Operating Limited Partnership, Equity Office Properties Trust and their respective members, principals, beneficiaries, partners, officers, directors, employees, and agents,
and other designees of Landlord and its successors as the interest of such designees shall appear. All policies of Tenant’s Insurance shall contain endorsements that the insurer(s) shall give Landlord and its designees at least 30 days’
advance written notice of any cancellation, termination, material change or lapse of insurance, provided that 10 days notice shall be sufficient as to non-payment of premiums by Tenant. Tenant shall provide Landlord with a certificate of insurance
evidencing Tenant’s Insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter upon the written request of Landlord as necessary to assure that Landlord always
has current certificates evidencing Tenant’s Insurance. Landlord shall maintain so called All Risk property insurance on the Building at replacement cost value as reasonably estimated by Landlord. 
  

	15.	Subrogation. 

  
 Landlord and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all rights of recovery, claims, actions or causes of
action against the other for any loss or damage with respect to Tenant’s Property, Leasehold Improvements, the Building, the Premises, or any contents thereof, including rights, claims, actions and causes of action based on negligence, which
loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by insurance. 
  

	16.	Casualty Damage. 

  
 16.01 If all or any portion of the Premises becomes untenantable by fire or other casualty to the Premises (collectively a “Casualty”),
Landlord, with reasonable promptness (Landlord shall use commercially efforts to deliver within 90 days after the date of the Casualty), shall cause a general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of
the amount of time required using standard working methods to Substantially Complete (as defined below) the repair and restoration of the Premises and any Common Areas necessary to provide access to the Premises (“Completion
Estimate”). If the Completion Estimate indicates that the Premises or any Common Areas necessary to provide access to the Premises cannot be made tenantable within 240 days from the date the repair is started, then either party shall have
the right to terminate this Lease upon written notice to the other within 10 days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was caused by the gross negligence or
intentional misconduct of Tenant or any Tenant Related Parties. In addition, Landlord, by notice to Tenant within 90 days after the date of the Casualty, shall have the right to terminate this Lease if: (1) the Premises have been materially damaged
and there is less than 15 months of the Term (as the same may have been 

  

 11 

 
extended or renewed, including pursuant to Tenant’s Renewal Option set forth in Exhibit F) remaining on the date of the Casualty; (2) any
Mortgagee requires that all of the insurance proceeds, or a material portion thereof, be applied to the payment of the mortgage debt; or (3) a material uninsured loss to the Building occurs, unless such loss would have been covered by the insurance
that Landlord is required to carry hereunder had Landlord in fact carried such insurance. Notwithstanding the foregoing, Landlord will not be entitled to terminate this Lease solely because there is less than 15 months of the Term remaining if
Tenant has an exercisable right to renew or extend the Term and Tenant, within 15 days after receipt of Landlord’s notice of termination, validly exercises such right; provided that the foregoing shall not prohibit Landlord from exercising its
right to terminate for any of the other reasons set forth herein. For purposes hereof, “Substantially Complete” shall mean the date that the repair and restoration of the Premises and any Common Areas necessary to provide access to
the Premises has been performed, other than any details of construction, mechanical adjustment or any other similar matter, the non-completion of which does not materially interfere with Tenant’s use of the Premises. 
  
 16.02 If this Lease is not terminated, Landlord shall promptly and
diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, restore the Premises and Common Areas. Such restoration shall be to substantially the same condition that existed prior to
the Casualty, except for modifications required by Law or any other modifications to the Common Areas deemed desirable by Landlord. Upon notice from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all property
insurance proceeds payable to Tenant under Tenant’s Insurance with respect to any Leasehold Improvements performed by or for the benefit of Tenant; provided if the estimated cost to repair such Leasehold Improvements exceeds the amount of
insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay
Landlord for any additional excess costs that are determined during the performance of the repairs. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the
repair thereof. Provided that Tenant is not in Default, during any period of time that all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall abate for the portion of the Premises that is
untenantable and not used by Tenant. 
  
 16.03 The provisions of
this Lease, including this Section 16, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises or the Project, and any Laws, including, without limitation.
Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any similar or successor Laws now or hereinafter in
effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises or the Project. 
  

	17.	Condemnation. 

  
 Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent
domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Project which would have a material adverse effect on
Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days after it first receives notice of the Taking. The termination shall be
effective on the date the physical taking occurs. If this Lease is not terminated, Base Rent and Tenant’s Pro Rata Share shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All
compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, however, Tenant may file a separate claim for Tenant’s Property and Tenant’s reasonable
relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore
the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure,
or any similar or successor Laws. 
  

	18.	Events of Default. 

  
 Each of the following occurrences shall be a “Default”: (a) Tenant’s failure to pay any portion of Rent when due, if the failure
continues for 5 days after written notice to Tenant (“Monetary Default”); (b) Tenant’s failure (other than a Monetary Default) to comply with any term, provision, condition or covenant of this Lease, if the failure is not cured
within 30 days after written notice to Tenant provided, however, if Tenant’s failure to comply cannot reasonably be cured within 30 days, Tenant shall be allowed additional time (not to exceed 120 days) as is reasonably necessary to cure the
failure so long as Tenant begins the cure within 30 days and diligently pursues the cure to completion; (c) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes an assignment for the benefit of creditors, admits
in writing its inability to pay its debts when due or forfeits or loses its right to 

  

 12 

 
conduct business; or (d) the leasehold estate is taken by process or operation of Law. All notices sent under this Section shall be in satisfaction of, and
not in addition to, notice required by Law. 
  

	19.	Remedies. 

  
 19.01 Upon the occurrence of any Default under this Lease, Landlord shall have the option to pursue any one or more of the following remedies without any
notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby specifically waives notice and demand for payment of Rent or other obligations, except for those notices
specifically required pursuant to the terms of Section 18 or this Section 19, and waives any and all other notices or demand requirements imposed by applicable law): 
  

	 	(a)	Terminate this Lease and Tenant’s right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the following: 

 

	 	(i)	The Worth at the Time of Award of the unpaid Rent which had been earned at the time of termination; 

  

	 	(ii)	The Worth at the Time of Award of the amount by which the unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such Rent loss
that Tenant affirmatively proves could have been reasonably avoided; 

  

	 	(iii)	The Worth at the Time of Award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such Rent loss that Tenant
affirmatively proves could be reasonably avoided; 

  

	 	(iv)	Any other amount necessary to compensate Landlord for all the detriment either proximately caused by Tenant’s failure to perform Tenant’s obligations under this Lease or
which in the ordinary course of things would be likely to result therefrom; and 

  

	 	(v)	All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time under applicable law. 

  
 The “Worth at the Time of Award” of the amounts referred to
in parts (i) and (ii) above, shall be computed by allowing interest at the lesser of a per annum rate equal to: (A) the greatest per annum rate of interest permitted from time to time under applicable law, or (B) the Prime Rate plus 5%. For purposes
hereof, the “Prime Rate” shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord In the State of California. The “Worth at the Time of
Award” of the amount referred to in part (iii), above, shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%; 
  

	 	(b)	Employ the remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect after Tenant’s breach and abandonment and recover Rent as it
becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations); or 

  

	 	(c)	Notwithstanding Landlord’s exercise of the remedy described in California Civil Code § 1951.4 in respect of an event or events of default, at such time thereafter as
Landlord may elect In writing, to terminate this Lease and Tenant’s right to possession of the Premises and recover an award of damages as provided above in Paragraph 19.01 (a). 

  
 19.02 The subsequent acceptance of Rent hereunder by Landlord shall not be
deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at
the time of acceptance of such Rent. No waiver by Landlord of any breach hereof shall be effective unless such waiver is in writing and signed by Landlord. 
  
 19.03 TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF
CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER LAWS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE LEASE TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF
TENANT’S BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. 
  

 13 

 19.04 No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any
other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in equity. In addition to other remedies
provided in this Lease, Landlord shall be entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or provisions of this Lease, or to any other
remedy allowed to Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an event of Default shall not be deemed or construed to constitute a waiver of such Default. 
  
 19.05 If Tenant is in Default of any of its non-monetary obligations under
the Lease, Landlord shall have the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 5% of the cost of the work performed by Landlord.

  
 19.06 This Section 19 shall be enforceable to the maximum
extent such enforcement is not prohibited by applicable law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion. 
  

	20.	Limitation of Liability. 

  
 NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE LESSER
OF (A) THE INTEREST OF LANDLORD IN THE PROPERTY, OR (B) THE EQUITY INTEREST LANDLORD WOULD HAVE IN THE PROPERTY IF THE PROPERTY WERE ENCUMBERED BY THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE VALUE OF THE PROPERTY, TENANT SHALL LOOK SOLELY TO
LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO
EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. NEITHER TENANT OR ANY TENANT RELATED PARTY SHALL BE LIABLE TO
LANDLORD FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE, EXCEPT TO THE EXTENT EXPRESSLY ALLOWED IN ARTICLE 22 (HOLDOVER) AND PROVIDED THAT TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE
FOREGOING SHALL NOT PREVENT LANDLORD FROM RECOVERING ANY AND ALL DAMAGES TO WHICH LANDLORD IS ENTITLED IN SUBSECTIONS 19(a)(i)-(iv) OF THIS LEASE FOLLOWING A “Default” BY TENANT HEREUNDER. LANDLORD AGREES, HOWEVER, THAT THE FOREGOING
EXCEPTION SHALL NOT PERMIT LANDLORD TO RECOVER FROM TENANT ANY REMOTE, INDIRECT OR INCIDENTAL DAMAGES RESULTING FROM ANY SUCH “Default” BY TENANT, INCLUDING BY WAY OF EXAMPLE FOR DECREASED VALUE OF THE BUILDING, LOSS OF A PROSPECTIVE
PURCHASER OR LENDER, CHANGE IN COST OF FUNDS OR OTHER COSTS OF BORROWING, OR CONSTRUCTION DELAY, BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES
(DEFINED IN SECTION 23 BELOW), NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. 
  

	21.	Relocation. 

  
 [Intentionally Omitted] 
  

	22.	Holding Over. 

  
 If Tenant fails to surrender all or any part of the Premises at the termination of this Lease, occupancy of the Premises after termination shall be that
of a tenancy at sufferance. Tenant’s occupancy shall be subject to all the terms and provisions of this Lease, and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to 150% of the
sum of the Base Rent and Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate
recovery of possession of the Premises by summary proceedings or otherwise. If Landlord is unable to deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as a result of Tenant’s holdover and Tenant
fails to vacate the Premises within 15 days after notice from Landlord, Tenant shall be liable for: (a) commercially reasonable damages Landlord suffers under any new lease as a result of delays in delivering a portion of the Premises to a new
tenant or in completing improvements to a portion of the Premises for a new tenant as a result of Tenant’s holdover, (b) losses attributable to the loss of a new tenant as a result of Tenant’s holdover, limited to (i) lost rents due to
downtime in which the space is not leased, (ii) additional marketing and leasing costs, and (iii) the differential in Rent of any replacement lease in comparison to 

  

 14 

 
the lease that was lost as a result of such holdover; provided, however, such damages shall not include indirect, non-tenancy related damages such as those
attributable to the loss of a prospective purchaser or lender or decreased value of the Building. Nothing herein contained shall provide for any other damages against Tenant as a result of its holdover except as specifically set forth in this
Article 22. 
  

	23.	Subordination to Mortgages; Estoppel Certificate. 

  
 Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon
the Premises, the Building or the Project, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit of a Mortgage shall be referred to
as a “Mortgagee”. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. As an alternative, a Mortgagee
shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease. Landlord and Tenant shall each, within 10 days after receipt
of a written request from the other, execute and deliver a commercially reasonable estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). Without limitation, such estoppel
certificate may include a certification as to the status of this Lease, the existence of any defaults and the amount of Rent that is due and payable. 
  
 Concurrent with its execution and delivery to Landlord of this Lease, Tenant shall execute and deliver to Landlord the Agreement of Subordination,
Non-Disturber and Attornment attached hereto as Exhibit I (the “SNDA”) with respect to the Ground Lease (as defined in the SNDA). Landlord shall make commercially reasonable efforts to provide to Tenant, or
cause Teachers (as defined in the SNDA) to provide to Tenant, a fully executed SNDA within 30 days following the date Tenant delivers to Landlord the SNDA executed by Tenant (the “SNDA Due Date”). If Landlord fails to
deliver a fully executed SNDA to Tenant by the SNDA Due Date, Tenant shall receive (i) one-half (1/2) day of Base Rent abatement with respect to the 8th and 9lh floors for every one (1) day after the SNDA Due Date and
prior to the date that is 14 days later (the “Delayed SNDA Date”) during which Landlord continues to fail to deliver a fully executed SNDA to Tenant, and (ii) one (1) day of Base Rent abatement with respect to the
8lh and 9lh floors (and with respect to any portion of the 7lh floor on which
Base Rent has then commenced, if any) for every one (1) day after the Delayed SNDA Date during which Landlord continues to fail to deliver a fully executed SNDA to Tenant. Notwithstanding the foregoing, Tenant shall not be entitled to any abatement
of Rent pursuant to the foregoing for any period following the termination of the Mortgage interests described in the SNDA. 
  

	24.	Notice. 

  
 All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by
hand or sent by registered or certified mail with return receipt requested or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Section 1. Each notice shall be deemed to have been received
on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S.
mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address. 
  

	25.	Surrender of Premises. 

  
 At the termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property from the Premises, and quit and
surrender the Premises to Landlord, broom clean, and in the order, condition and repair in which the Premises were delivered to Tenant hereunder, ordinary wear and tear and damage which Landlord is obligated to repair hereunder excepted. If Tenant
fails to remove any of Tenant’s Property within 2 days after termination of this Lease or Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store
Tenant’s Property remaining in the Premises after surrender. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the reasonable expenses and storage
charges incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within 30 days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and title to Tenant’s Property shall vest
in Landlord. 
  

	26.	Miscellaneous. 

  
 26.01 This Lease shall be interpreted and enforced in accordance with the Laws of the State of California and Landlord and Tenant hereby irrevocably
consent to the jurisdiction and proper venue of such state. If any term or provision of this Lease shall to any extent be void or unenforceable, the remainder of this Lease shall not be affected. If there is more than one Tenant or if Tenant is
comprised 

  

 15 

 
of more than one party or entity, the obligations imposed upon Tenant shall be Joint and several obligations of all the parties and entities, and requests or
demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities. Notices to any one person or entity shall be deemed to have been given to all persons and entities. Tenant represents and
warrants to Landlord that each individual executing this Lease on behalf of Tenant is authorized to do so on behalf of Tenant and that Tenant is not, and the entities or individuals constituting Tenant or which may own or control Tenant or which may
be owned or controlled by Tenant are not, among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists. Landlord represents and warrants to Tenant that each
individual executing this Lease on behalf of Landlord is authorized to do so on behalf of Landlord. 
  
 26.02 If either party institutes a suit against the other for violation of or to enforce any covenant, term or condition of this Lease, the prevailing
party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorneys’ fees. Landlord and Tenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Lease. Either
party’s failure to declare a default immediately upon its occurrence, or delay in taking action for a default, shall not constitute a waiver of the default, nor shall it constitute an estoppel. 
  
 26.03 Whenever a period of time is prescribed for the taking of an action by
Landlord or Tenant (other than the payment of the Security Deposit or Rent), the period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God,
shortages of labor or materials, war, terrorist acts, civil disturbances and other similar causes beyond the reasonable control of the performing party (“Force Majeure”). 
  
 26.04 Landlord shall have the right to transfer and assign, in whole or in
part, all of its rights and obligations under this Lease and in the Building and Project. Upon transfer Landlord shall be released from any obligations hereunder arising from and after the date of such transfer and Tenant agrees to look solely to
the successor in interest of Landlord for the performance of such obligations, provided that, any successor pursuant to a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or deed In lieu
thereof) shall have assumed Landlord’s obligations under this Lease, and further provided that Landlord and its successors, as the case may be, shall remain liable after their respective periods of ownership with respect to any sums due in
connection with a breach or default by such party that arose during such period of ownership by such party. 
  
 26.05 Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only and the delivery of it does not constitute an offer to Tenant or
an option. Tenant represents that it has dealt directly with and only with the Broker as a broker in connection with this Lease. Landlord agrees to pay a brokerage commission to Broker in accordance with the terms of a separate written commission
agreement to be entered into between Landlord and Broker. Tenant shall indemnify and hold Landlord and the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease.
Landlord shall indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease. Equity Office Properties Management Corp.
(“EOPMC”) is an affiliate of Landlord and represents only the Landlord in this transaction. Any assistance rendered by any agent or employee of EOPMC in connection with this Lease or any subsequent amendment or
modification hereto has been or will be made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent for Tenant. 
  
 26.06 Time is of the essence with respect to this Lease; provided, however, that failure of Landlord to provide Tenant with
any notification within the time periods prescribed in this Lease regarding adjustments in Base Rent, reimbursements for any Expenses or Taxes or any other charges provided for hereunder, shall not relieve Tenant of its obligation to make such
payments, which payments shall be made by Tenant at such time as required under this Lease. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or
which may continue to accrue after the expiration or termination of this Lease. 
  
 26.07 Tenant may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent and fully performs all of its covenants and agreements. This covenant shall be binding
upon Landlord and its successors only during its or their respective periods of ownership of the Building. 
  
 26.08 This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself any and all
rights not specifically granted to Tenant under this Lease. This Lease constitutes the entire agreement between the parties and supersedes all prior agreements and understandings related to the Premises, including all lease proposals, letters of
intent and other documents. Neither party is relying upon any warranty, statement or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and Tenant.

  

 16 

 Landlord and Tenant have executed this Lease as of the day and year first above written. 
  

							
	LANDLORD:
	
	CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership
		
	By:	 	EOM GP, L.L.C., a Delaware limited liability company, its general partner
			
	 	 	By:	 	Equity Office Management, L.L.C., a Delaware limited liability company, its non-member manager
				
	 	 	 	 	By:	 	 /s/ Mark Geisreiter

	 	 	 	 	 Name:
	 	 Mark Geisreiter

	 	 	 	 	 Title:
	 	 Senior Vice President

	
	TENANT:
	
	SALESFORCE.COM, INC., a Delaware corporation
		
	By:	 	/s/ David Schellhase
	 Name:
	 	 David Schellhase

	 Title:
	 	 VP & General Counsel

		
	By:	 	/s/ Steve Cakebread
	 Name:
	 	 Steve Cakebread

	 Title:
	 	 SVP & CFO

	
	 Tenant’s Tax ID Number (SSN or FEIN): 94-3320693

  

 17 

  
 EXHIBIT A-1

  
 OUTLINE AND LOCATION OF PREMISES 

 
 This Exhibit is attached to and made a part of the Lease by and between
CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market,
San Francisco, California. 
  
 

 
  

 1 

  
 EXHIBIT A-2

  
 LEGAL DESCRIPTION OF PROJECT 
  
 This Exhibit is attached to and made a part of the Lease by and between CA-ONE MARKET
LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San Francisco,
California. 
  
 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF
CALIFORNIA, COUNTY OF SAN FRANCISCO, CITY OF SAN FRANCISCO, AND IS DESCRIBED AS FOLLOWS: 
  
 PARCEL ONE: 
  
 BEGINNING
at the point of intersection of the Northwesterly line of Mission Street with the Southwesterly line of Steuart Street; thence North 44° 51’ 51” West along said Southwesterly line, 334.33 feet to a point in a line parallel with and
distant 334.33 feet Northwesterly, measured at right angles, from said Northwesterly line of Mission Street; thence South 45° 08’ 09” West along said parallel line 32 feet and 4-1/2 inches; thence North 44° 51’ 51” West 6
feet and 1-1/2 inches; thence South 45 ° 08’ 09” West 16 feet and 4 inches; thence North 44° 51’ 51” West 112 feet and 5-1/8 inches: thence South 45° 08’ 09” West 177 feet and 7-1/2 inches; thence South
44° 51’ 51” East 112 feet and 5-1/8 inches; thence South 45° 08’ 09” West 16 feet and 3-1/2 inches; thence South 44° 51’ 51” East 6 feet and 1-1/2 inches to a point in said parallel line; thence South 45
° 08’ 09” West along said parallel line 32 feet and 4-1/2 inches to a point in the Northeasterly line of Spear Street; thence South 44° 51’ 51” East along said Northeasterly line 334.33 feet to a point in said
Northwesterly line of Mission Street; thence North 45° 08’ 09” East along said Northwesterly line 275 feet to the point of beginning. 
  
 Assessor’s Lot 7, Block 3713. 
  
 PARCEL TWO: 
  
 Leasehold Estate as created by that certain lease Agreement (herein called “Ground Lease”) dated April 16, 1973, made by and between Southern
Pacific Land Company, a California corporation, as Lessor and One Market Plaza, a joint Venture composed of the Equitable Life Assurance Society of the United States, a New York corporation, and Southern Pacific Land Company, a California
corporation, as Lessee, upon the terms and conditions contained therein, a short form of which was recorded April 24, 1973 in Book B755, Page 597, Series No. V71530, Official Records; as amended by First Amendment to Lease dated as of September 29,
1995 and recorded October 3, 1995 in Book G479, Page 280, Series No. 95-F866002, Official Records. 
  
 The Lessee’s interest thereunder was assigned of record to ZML-One Market Limited Partnership, a Delaware limited partnership, by instrument recorded
November 22, 1994 in Book G263, Page 204, Series No. 94-F716286-00, Official Records. 
  
 Which Ground Lease demises and leases for a term commencing on April 16, 1973 and expiring on April 15, 2072 the following described land: 
  
 BEGINNING at the point of intersection of the Northwesterly line of Mission Street with die Southwesterly line of Steuart
Street; thence North 44° 51’ 51” West along said Southwesterly line 334.33 feet to a point in a line parallel with and distant 334.33 feet Northwesterly, measured at right angles, from said Northwesterly line of Mission Street; thence
South 45° 08’ 09” West along said parallel line 32 feet and 4- 1/2 inches; thence North 44°
51’ 51” West 6 feet and 1-1/2 inches; thence South 45° 08’ 09” West 16 feet and 4 inches; thence North 44° 51’ 51” West 112 feet and 5-1/8 inches; thence South 45° 08’ 09” West 

 
 LEGAL DESCRIPTION IS CONTINUED ON THE FOLLOWING PAGE 
  

 2 

 177 feet and 7-1/2 inches; thence South 44° 51’ 51” East 112 feet and 5-1/8 inches; thence
South 45° 08’ 09” West 16 feet and 3-1/2 inches; thence South 44° 51’ 51” East 6 feet and 1-1/2 inches to a point in said parallel line; thence South 45° 08’ 09” West along said parallel line 32 feet and
4-1/2 inches to a point in the Northeasterly line of Spear Street; thence South 44° 51’ 51” East along said Northeasterly line, 334.33 feet to a point in said Northwesterly line of Mission Street; thence North 45° 08’ 09”
East along said Northwesterly line 275 feet to the point of beginning. 
  
 Assessor’s Lot 7, Block 3713. 
  
 PARCEL
THREE: 
  
 Leasehold Estate as created by that certain Lease
Agreement (herein called “Lobby Lease”) dated April 16, 1973, made by and between Southern Pacific Transportation Company, a Delaware corporation, as Lessor, and One Market Plaza, a joint venture composed of the Equitable Life Assurance
Society of the United States, a New York corporation, and Southern Pacific Land Company, a California corporation, as Lessee, upon the terms and conditions contained therein, a short form of which recorded April 24, 1973 in Book B755, Page 592,
Series No. V71529, Official Records; as affected by First Amendment to Lobby Lease dated as of January 12, 1992. 
  
 The Lessee’s interest thereunder was assigned of record to ZML-One Market Limited Partnership, a Delaware limited partnership, by instrument recorded
November 22, 1994, Book G263, Page 205, Series No. 94-F716287-00, Official Records. 
  
 Which Lobby Lease demises and leases for a term commencing on July 15, 1976 and expiring on July 14, 2025, with five (5) ten year renewal options, certain portion of the ground floor of the South Pacific Building,
situated on the following described land: 
  
 BEGINNING at a
point on the Southwesterly line of Steuart Street that is distant North 44° 51’ 51” West 334.33 feet from the Northwesterly line of Mission Street; thence South 45° 08’ 09” West being parallel with and distant 334.33 feet
Northwesterly, measured at right angles, from said Northwesterly line of Mission Street 32 feet and 4-1/2 inches; thence North 44° 51’ 51” West 6 feet and 1-1/2 inches; thence South 45° 08’ 09” West 16 feet and 4 inches;
thence North 44° 51’ 51” West 112 feet and 5-1/8 inches; thence South 45° 08’ 09” West
177 feet 7-1/2 inches; thence South 44° 51’ 51” East 112 feet and 5-l/8 inches; thence South 45° 08’ 09” West 16 feet and 3-1/2 inches; thence South 44° 51’ 51” East 6 feet and 1-1/2 inches to a point in
said line that is parallel with and distant 334.33 feet Northwesterly, measured at right angles from said Northwesterly line of Mission Street; thence South 45° 08’ 09” West along said parallel line 32 feet and 4-1/2 inches to the
point on the Northeasterly line of Spear Street; thence North 44° 51’ 51” West along said Northeasterly line 216 feet to a point on the Southeasterly line of Market Street; thence North 45° 08’ 09” East along said Southeasterly line, 275 feet to a point in said Southwesterly line of Steuart Street; thence South 44° 51’
51” East along last said line 216 feet to the point of beginning. 
  
 LEGAL DESCRIPTION IS CONTINUED ON THE FOLLOWING PAGE 
  

 3 

 EXCEPTING THEREFROM as recaptured by Lessor that certain portion of the demised premises, defined and
described as the Cocorico Space in the aforesaid First Amendment to Lobby Lease. 
  
 TOGETHER WITH an easement to maintain and supplement as necessary the then currently existing wiring, piping, conduit, meters, detectors, electrical connections or equipment that serves and/or runs through the
Cocorico Space; and easements for access into the Cocorico Space and other portions of the Southern Pacific Building and for the right to enter the Cocorico Space and other portions of the Southern Pacific Building; as defined and described in the
aforesaid First Amendment To Lobby Lease. 
  
 Assessor’s Lot
6, Block 3713. 
  

 4 

  
 EXHIBIT B 

 
 EXPENSES AND TAXES 
  
 This Exhibit is attached to and made a part of the Lease by and between CA-ONE MARKET
LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San Francisco,
California. 
  
 1. Payments. 
  
 1.01 Tenant shall pay Tenant’s Pro Rata Share of the amount, if any, by
which Expenses (defined below) for each calendar year during the Term exceed Expenses for the Base Year (the “Expense Excess”) and also the amount, if any, by which Taxes (defined below) for each calendar year during the Term exceed
Taxes for the Base Year (the “Tax Excess”). If either Expenses or Taxes in any calendar year decrease below the amount of Expenses or Taxes for the Base Year, the amount of such decrease shall offset any increase in the other
category for that calendar year; provided that if following such offset the combination of Expenses and Taxes in any calendar year decreases below the combination of Expenses and Taxes for the Base Year, Tenant’s Pro Rata Share of Expenses or
Taxes, as the case may be, for that calendar year shall be $0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess and of the Tax Excess for each calendar year during the Term. On or before the first day of each month
commencing after the end of the Base Year, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of both the Expense Excess and Tax Excess. After its receipt of the
revised estimate. Tenant’s monthly payments shall be based upon the revised estimate. If Landlord does not provide Tenant with an estimate of the Expense Excess or the Tax Excess by January 1 of a calendar year, Tenant shall continue to pay
monthly installments based on the previous year’s estimate(s) until Landlord provides Tenant with the new estimate. 
  
 1.02 As soon as is practical following the end of each calendar year, Landlord shall furnish Tenant with a statement of the actual Expenses and Expense
Excess and the actual Taxes and Tax Excess for the prior calendar year (including the Base Year). If the estimated Expense Excess or estimated Tax Excess for the prior calendar year is more than the actual Expense Excess or actual Tax Excess, as the
case may be, for the prior calendar year, Landlord shall either provide Tenant with a refund or apply any overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before the determination of the
overpayment, Landlord shall refund any overpayment to Tenant after first deducting the amount of Rent due. If the estimated Expense Excess or estimated Tax Excess for the prior calendar year is less than the actual Expense Excess or actual Tax
Excess, as the case may be, for such prior year. Tenant shall pay Landlord, within 30 days after its receipt of the statement of Expenses or Taxes, any underpayment for the prior calendar year. The foregoing provisions regarding adjustments shall
survive the termination of the Lease. 
  
 2. Expenses. 
  
 2.01 “Expenses” means all costs and expenses incurred in
each calendar year in connection with operating, maintaining, repairing, and managing the Building and the Project which, except as provided in subsection (i) below, shall be determined in accordance with generally accepted accounting principles,
consistently applied (as such principles may from time to time be modified in accordance with property management practices of institutional owners of first class office buildings located in San Francisco other than Equity Office Properties).
Landlord agrees to act in a commercially reasonable manner in incurring Expenses, taking into consideration the class and the quality of the Building. Expenses include, without limitation: (a) all labor and labor related costs for personnel at or
below the level of general manager, including wages, salaries, bonuses, taxes, insurance, uniforms, training, retirement plans, pension plans and other employee benefits, provided that if any employee performs services in connection with the
Building and/or Project and other buildings and/or projects, costs associated with such employee shall to the extent included be proportionately included in Expenses based on the percentage of time such employee spends in connection with the
operation, maintenance and management of the Building and/or Project; (b) management fees; (c) the cost of equipping, staffing and operating an on-site or off-site management office for the Building, provided if the management office services one or
more other buildings or properties, the shared costs and expenses of equipping, staffing and operating such management office(s) shall be equitably prorated and apportioned between the Building and the other buildings or properties, and further
provided that Expenses attributable to such other buildings or properties shall be determined in accordance with the terms and conditions of this Exhibit B; (d) accounting costs; (e) the cost of services set forth in Section 7.01 of the Lease
and actually provided; (f) rental and purchase cost of parts, supplies, tools and equipment; (g) insurance premiums and deductibles; (h) electricity, gas and other utility costs; and (i) the amortized cost of capital improvements (as distinguished
from replacement parts or components installed in the ordinary course of business) which are: (1) performed primarily to reduce current or future operating expense costs or 

  

 1 

 
otherwise improve the operating efficiency of the Project, provided that Landlord, based on expert third party advice, reasonably believes that such
improvements will reduce operating expense costs or improve the operating efficiency of the Building, but only to the extent of actual savings in Expenses directly attributable to such capital improvement, as reasonably estimated by Landlord; or (2)
required to comply with any Laws that are enacted, or first interpreted to apply to the Project, after the date of this Lease. The cost of capital improvements shall be amortized by Landlord over the lesser of the Payback Period (defined below) or
the useful life of the capital improvement as reasonably determined by Landlord. The amortized cost of capital improvements may, at Landlord’s option, include actual or imputed interest at the rate that Landlord would reasonably be required to
pay to finance the cost of the capital improvement, but not to exceed Landlord’s cost of capital at the time of the expenditure. “Payback Period” means the reasonably estimated period of time that it takes for the cost savings
resulting from a capital improvement to equal the total cost of the capital improvement. Landlord, by itself or through an affiliate, shall have the right to directly perform, provide and be compensated for any services under this Lease, provided
that the cost does not exceed the cost for comparable third party companies offering comparable services in office buildings similar to the Building in class, size, age and location. If Landlord incurs Expenses for the Building or Project together
with one or more other buildings or properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned between the Building and Project and
the other buildings or properties. 
  
 2.02 Expenses shall not
include: the cost of capital improvements (except as set forth above); depreciation; principal payments of mortgage and other non-operating debts of Landlord; the cost of repairs or other work to the extent Landlord is reimbursed by insurance or
condemnation proceeds; costs in connection with leasing space in the Building, including brokerage commissions; lease concessions, rental abatements and construction allowances granted to specific tenants; costs incurred in connection with the sale,
financing or refinancing of the Building; fines, interest and penalties incurred due to the late payment of Taxes or Expenses; organizational expenses associated with the creation and operation of the entity which constitutes Landlord; or any
penalties or damages that Landlord pays to Tenant under this Lease or to other tenants in the Building under their respective leases, attorney’s fees and other expenses incurred in connection with negotiations or disputes with prospective
tenants or tenants or other occupants of the Building. Expenses also shall not include: 
  

	 	(a)	costs incurred by Landlord in connection with the correction of defects in design and construction of the Building or Property, 

  

	 	(b)	advertising and promotional expenditures, 

  

	 	(c)	Landlord’s charitable and political contributions, 

  

	 	(d)	reserves, 

  

	 	(e)	ground lease rental. 

  
 2.03 If at any time during a calendar year the Building is not at least 100% occupied or Landlord is not supplying services to at least 100% of the total
Rentable Square Footage of the Project, Expenses shall, at Landlord’s option, be determined as if the Building had been 100% occupied and Landlord had been supplying services to 100% of the Rentable Square Footage of the Project. If Expenses
for a calendar year are determined as provided in the prior sentence, Expenses for the Base Year shall also be determined in such manner. The extrapolation of Expenses under this Section shall be performed in accordance with the methodology
specified by the Building Owners and Managers Association. 
  
 2.04 Notwithstanding the foregoing, for purposes of computing Tenant’s Pro Rata Share of Expenses, the Controllable Expenses (defined below) shall not increase by more that 5% per calendar year on a compounding and cumulative basis
over the course of the Term. In other words, Controllable Expenses for the first calendar year after the Base Year shall not exceed 105% of the Controllable Expenses for the Base Year. By way of example, if Controllable Expenses were $10.00 per
rentable square foot for the Base Year, then Controllable Expenses for the first calendar year following the Base Year shall not exceed $10.50 per rentable square foot and Controllable Expenses for the second calendar year following the Base Year
shall not exceed $11.03 per rentable square foot. The term, “Controllable Expenses” shall mean all Expenses exclusive of the cost of insurance, utilities and capital improvements. 
  
 3. “Taxes” shall mean: (a) all real property taxes and other assessments on
the Building and/or Project, including, but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts, governmental charges, fees and assessments for police, fire, traffic mitigation or
other governmental service of purported benefit to the Project, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes and assessments and the Project’s share of any real estate taxes and
assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Project; (b) all personal property taxes for 

  

 2 

 
property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Project, provided if such property services one
or more other buildings or properties, the shared personal property taxes for such property shall be equitably prorated and apportioned between the Building and the other buildings or properties; and (c) all costs and fees incurred in connection
with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation, any costs incurred by Landlord for compliance, review and appeal of tax liabilities. Without limitation, Taxes shall not include any income,
capital levy, transfer, capital stock, gift, estate or inheritance tax. If a change in Taxes is obtained for any year of the Term during which Tenant paid Tenant’s Pro Rata Share of any Tax Excess, then Taxes for that year will be retroactively
adjusted and Landlord shall provide Tenant with a credit, if any, based on the adjustment. Likewise, if a change is obtained for Taxes for the Base Year, Taxes for the Base Year shall be restated and the Tax Excess for all subsequent years shall be
recomputed. Tenant shall pay Landlord the amount of Tenant’s Pro Rata Share of any such increase in the Tax Excess within 30 days after Tenant’s receipt of a statement from Landlord. The foregoing provisions regarding adjustments shall
survive termination of the Lease. 
  
 4. Audit Rights. Tenant, within 365
days after receiving Landlord’s statement of Expenses, may give Landlord written notice (“Review Notice”) that Tenant intends to review Landlord’s records of the Expenses for the calendar year to which the statement
applies. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location
other than the management office for the Building, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and shipping the records. If Tenant retains an agent to review Landlord’s records, the
agent must be with a CPA firm licensed to do business in the state where the Project is located. Tenant shall be solely responsible for all costs, expenses and fees incurred for the audit. However, notwithstanding the foregoing, if Landlord and
Tenant determine that Expenses for the Building for the year in question were less than stated by more than 5%, Landlord, within 30 days after its receipt of paid invoices therefor from Tenant, shall reimburse Tenant for the reasonable amounts paid
by Tenant to third parties in connection with such review by Tenant. Landlord shall either refund any overpayment by Tenant or apply such overpayment to the next installment(s) of Rent due, in accordance with Section 1.02 above. Within 90 days after
the records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any objection to Landlord’s statement of Expenses for that year. If
Tenant fails to give Landlord an Objection Notice within the 90 day period or fails to provide Landlord with a Review Notice within the 365 day period described above, Tenant shall be deemed to have approved Landlord’s statement of Expenses and
shall be barred from raising any claims regarding the Expenses for that year. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any statement of Expenses unless Tenant has paid and continues to pay all Rent when
due. Notwithstanding the foregoing, if any audit establishes that any line item of Expenses was improperly calculated, Tenant shall be entitled to review that particular line item for any preceding calendar year during the Term to determine whether
the error was also made in such prior calendar years, and if any overcharge for such line item is discovered, Tenant shall be entitled to a refund in the manner set forth herein. The records obtained by Tenant shall be treated as Confidential
Information (as defined in Section 7 of Exhibit F to the Lease). 
  

 3 

  
 EXHIBIT C 

 
 WORK LETTER 
  
 This Exhibit is attached to and made a part of the Lease by and between
CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San
Francisco, California. 
  
 As used in this Work Letter, the
“Premises” shall be deemed to mean the Initial Premises and the Additional Premises, as initially defined in the attached Lease. 
  

	1.	Alterations and Allowance. 

  

	 	A.	 Tenant, following the delivery of the Initial Premises by Landlord (or, with respect to the Additional Premises, following delivery of the applicable Additional
Premises by Landlord) and the full and final execution and delivery of the Lease to which this Exhibit is attached and all prepaid rental, letters of credit and security deposits required under such agreement, shall have the right to commence
construction of alterations and improvements in the applicable Premises (the “Initial Alterations”). Notwithstanding the foregoing, Tenant and its contractors shall not have the right to perform Initial Alterations in the Premises
unless and until Tenant has complied with all of the terms and conditions of Section 9 of the Lease, including, without limitation, approval by Landlord of the final plans for the Initial Alterations (including CAD drawings from Tenant’s
architect) and the contractors to be retained by Tenant to perform such Initial Alterations. Notwithstanding the foregoing, due to Tenant’s desire to occupy all or a portion of the Premises prior to December 15, 2004, Landlord agrees that
Tenant shall be entitled to complete performance of the Initial Alterations pursuant to a design/build framework, provided that the Building MEP engineers, Glumac International, shall review and approve Tenant’s design/build drawings when such
design/build drawings are at the following stages: (i) 50% complete drawings (i.e., indicating preliminary power requirements, identification of any special requirements; i.e., 24/7 air and AC tonnage, specialty lighting requirements and initial
plumbing layout); (ii) 90% complete drawings (complete drawing set issued to the City of San Francisco for permit) and (iii) final drawings. Glumac shall not disapprove any drawings to the extent such drawings are logically derived from and
consistent with the previously-approved, less-detailed drawings, unless and only to the extent that the more detailed drawings identify or raise concerns that were not reasonably identifiable in the previous drawings. Glumac International to review,
comment and/or reasonably approve said drawings within the following schedule: (i) within five (5) Business Days following receipt of the 50% complete drawings, (ii) within seven (7) Business Days following receipt of the 90% drawings, and (iii)
within ten (10) Business Days following receipt of the final drawings. Tenant shall contract with one of the following Landlord approved contractors: Turner Construction or BCCI, or any other mutually agreed upon contractor. In addition, Tenant
shall be required to use the Building’s life and safety subcontractor, Siemens, and Ed Rivera Consulting for all structural design and Dyna Electric for all riser connections. Tenant shall provide a list of proposed mechanical and plumbing
subcontractors for Landlord approval prior to entering into contracts with these design/build subcontractors. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with law,
functionality of design, the structural integrity of the design, the configuration of the premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event relieve
Tenant of the responsibility for such design. Landlord’s approval of the final plans for the Initial Alterations and the contractors to perform the Initial Alterations shall not be unreasonably withheld, conditioned or delayed. The parties
agree that Landlord’s approval of the general contractor to perform the Initial Alterations shall not be considered to be unreasonably withheld if any such general contractor (i) does not have trade references reasonably acceptable to Landlord,
(ii) does not maintain insurance as required pursuant to the terms of this Lease, (iii) does not have the ability to be bonded for the work in an amount of no less than 150% of the total estimated cost of the Initial Alterations, (iv) does not
provide current financial statements reasonably acceptable to Landlord, or (v) is not licensed as a contractor in the state/municipality in which the Premises is located. Tenant acknowledges the foregoing is not intended to be an exclusive list of
the reasons why Landlord may reasonably withhold its consent to a general contractor. If Tenant hires any third party to conduct work or improvements in the Premises or elsewhere in the Building or on the Property, Tenant shall (a) hire only
contractors that have hired or will hire union laborers and workers for such work and improvements and, (b) to the extent that such contractors hire subcontractor(s) to perform such work or improvements, Tenant and its contractor shall cause such
subcontractor(s) 

  

 1 

	 	 
to hire only union laborers and workers for such work and improvements. Tenant shall have no claim for damages against Landlord or any of the Landlord
Related Parties nor shall the Commencement Date of the Term be extended as a result of Tenant’s failure to abide by the foregoing provisions of this Section I.A. 

  
 Landlord and Tenant acknowledge that the 9th floor initial Premises are initially intended for fast track occupancy with temporary move-in plans. Dyna Electric shall be the single source for all riser
access and connections. Following the initial temporary occupancy of the 9th floor Premises, Tenant shall prepare
design/build plans for such Premises and adhere to the design/build procedures set forth above. 
  
 Landlord acknowledges that Tenant’s plans will include the following items of work and subject to the requirements set forth below the same are
hereby approved by Landlord: 
  

	 	1.	Subject to applicable code requirements and Landlord review and reasonable approval of Tenant’s plan, Landlord will allow Tenant to remove a mutually acceptable window on the
northern portion of the 7th floor, Spear Tower to create a functional entrance for ingress/egress to the roof of the
Annex Building adjoining the Building (Annex roof deck) for access to the Landmark Building adjoining the Annex Building. Tenant will be responsible for all costs relating to its design, approval, construction, installation, code compliance,
maintenance, damage and restoration to its original condition. Landlord will repair any roof penetrations caused by Tenant. Landlord shall consult with Tenant prior to commencing such repairs, and Tenant shall be responsible for Landlord’s
reasonable costs incurred in connection with such repairs. In addition, Tenant will observe and comply with San Francisco code ingress/egress and assembly requirements and will maintain the cleanliness (i.e. trash removal, deck sweeping) and
consistently tidy appearance of the Annex roof deck. Exhibit F of that certain Fourth Amendment dated May 5, 2000 to that certain lease by and between Landlord and TMG/One Market dated August 7, 1975 (the “TMG Lease”), which by this
reference are incorporated herein, contains the rules and regulations for the Annex roof deck. 

  

	 	2.	Subject to applicable code requirements and Landlord review and reasonable approval of Tenant’s plan, Landlord will allow Tenant to construct an interior code compliant
stairwell between the 7th, 8th and 9th floors, Spear Tower (the “Staircase”).

  

	 	3.	Subject to applicable code requirements and Landlord review and reasonable approval of Tenant’s plan, Landlord will allow Tenant to install supplemental HVAC to support their
data/LAN closets. 

  

	 	4.	Subject to applicable code requirements and Landlord review and reasonable approval of Tenant’s plans as described above, Initial Alterations consistent with Tenant’s
existing buildout in the adjacent Landmark Building as of the date of this Lease. 

  

	 	B.	 Landlord agrees to contribute the sum of $917,782.75 (the “Allowance”) toward the cost of performing the Initial Alterations in preparation of
Tenant’s occupancy of the Premises. The Allowance may only be used for hard costs in connection with the Initial Alterations, except that a maximum of $2.50 per rentable square foot of the entire Premises (or $136,982.50) may be used for
architectural design fees, consultant or permit fees. The Allowance shall be paid to Tenant or, at Tenant’s option provided that Tenant provides written notice to Landlord of Tenant’s election of such option prior to or concurrent with
Tenant’s request for payment, to the order of the general contractor that performs the Initial Alterations, in periodic disbursements within 30 days after receipt of the following documentation: (i) an application for payment and sworn
statement of contractor substantially in the form of AIA Document G-702 covering all work for which disbursement is to be made to a date specified therein: (ii) a certification from an AIA architect substantially in the form of the Architect’s
Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (iii) contractor’s, subcontractor’s and material supplier’s waivers of liens which shall cover all Initial Alterations for which
disbursement is being requested, together with all invoices as Landlord or Landlord’s Mortgagee may reasonably require; (iv) plans and specifications for the Initial Alterations for which reimbursement is being requested, together with a
certificate from an AIA architect that such plans and specifications comply in all material respects with all laws affecting the Building, Property and Premises; (vi) copies of all construction contracts for the Initial Alterations for which
reimbursement is being requested, together with copies of all change orders thereto, if any; and (vii) a request to disburse from Tenant containing an approval by Tenant of the work for which reimbursement is requested. Upon completion of the
Initial Alterations (or upon any portion 

  

 2 

	 	 
thereof to the extent such portion is constructed pursuant to a separate general contract), Tenant shall furnish Landlord with: (1) general contractor and
architect’s completion affidavits, (2) full and final waivers of lien, (3) receipted bills covering all labor and materials expended and used, and (4) the certification of Tenant and its architect that the Initial Alterations have been
installed in a good and workmanlike manner in accordance with the approved plans, and in accordance with applicable laws, codes and ordinances. In no event shall Landlord be required to disburse the Allowance more than one time per month.
Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the Allowance during the continuance of an uncured default under the Lease of which Tenant has been previously notified, or of which Tenant
is immediately notified by Landlord upon receipt of a disbursement request, and Landlord’s obligation to disburse shall only resume when and if such default is cured. Tenant shall deliver final, stamped as-built plans of the Initial Alterations
promptly following completion of the Initial Alterations. 

  

	 	C.	In no event shall the Allowance be used for the purchase of equipment, furniture or other items of personal property of Tenant. If Tenant does not submit a request for payment of
the entire Allowance to Landlord in accordance with the provisions contained in this Exhibit by the date which is six (6) months following Landlord’s delivery of the last portion of the Additional Premises to Tenant, any unused amount shall
accrue to the sole benefit of Landlord, it being understood that Tenant shall not be entitled to any credit, abatement or other concession in connection therewith. Tenant shall be responsible for all applicable state sales or use taxes, if any,
payable in connection with the Initial Alterations and/or Allowance. Landlord shall be entitled to deduct from the Allowance a construction management fee for Landlord’s oversight of the Initial Alterations in an amount equal to 2% of the
general contractor’s total invoice for the Initial Alterations, not to exceed $40,000.00 in the aggregate for the Initial Premises and the Additional Premises. 

  

	 	D.	Landlord shall provide Tenant with an allowance (the “Space Planning Allowance”) in an amount not to exceed $4,509.12 (i.e. a sum equal to Twelve Cents ($0.12) per
rentable square foot of the Initial Premises) to be applied toward preparation of the initial space plans for the Initial Alterations in the Premises and for the window removal/access work described in Section A.1 above, and of one (1) revision to
each of the foregoing (the “Space Planning Costs”). Landlord shall disburse the Space Planning Allowance, or applicable portion thereof, to Tenant within 30 days after the later to occur of (A) receipt of paid invoices from Tenant
with respect to Tenant’s actual Space Planning Costs, and (B) the Commencement Date. Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the Allowance during the continuance of an uncured
default under the Lease of which Tenant has been previously notified, or of which Tenant is immediately notified by Landlord upon receipt of a disbursement request, and Landlord’s obligation to disburse shall only resume when and if such
default is cured. In no event shall Landlord have any obligation to disburse any portion of the Space Planning Allowance after the date which is 6 months after the Commencement Date. 

  

	 	E.	Landlord shall provide path of travel information in support of Tenant’s permit application for the Initial Alterations provided that Tenant provides Landlord with at least 2
weeks advance notice of the date of permit submission. 

  

	II.	Landlord Work. 

  

	 	A.	Landlord, at its sole cost and expense (subject to the terms and provisions of Section 2 below) shall (if the same have not been previously completed) perform certain “warm
shell” improvements to the Premises (including the restrooms and elevator lobbies on the floors on which the Premises are located) in accordance with the following work list (the “Work List”) using Building standard methods,
materials and finishes. Any improvements required to cause the Premises to comply with the Work List, as reasonably determined by Landlord and Tenant during Tenant’s construction of the Initial Alterations, are hereinafter referred to as the
“Landlord Work”. Landlord shall enter into a direct contract for the Landlord Work with a general contractor selected by Landlord. In addition, Landlord shall have the right to select and/or approve of any subcontractors used in
connection with the Landlord Work. 

  
 WORK LIST

  

	 	1.	The existing primary and secondary electrical, mechanical, fire protection, and life safety systems distribution shall be in accordance with the Base Building design.

  

	 	2.	Men’s and Women’s rest rooms completed to a quality consistent with a first class office building and to conform to Title 24/ADA accessibility standards.

  

 3 

	 	3.	Path of travel In common area in conformity with Title 24/ADA accessibility standards. 

  

	 	4.	The Premises shall be clean and free from any debris. 

  

	 	5.	All exterior windows will have existing shades or curtains in good working order. 

  

	 	6.	Existing fully operational life safety system with smoke detectors, fire alarm speakers, fire extinguishers and cabinets in common areas, exit lights, and emergency circuitry in
full compliance with Building Regulations for Base Building design and ADA. 

  

	 	7.	The Base Building heating, ventilating and air conditioning system (HVAC) shall comply with the state and local building codes, the standards established by the American Society of
Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE) for high-rise office buildings, or standard customarily adopted for Class A high-rise office buildings. 

  

	 	8.	Landlord will provide 5.5 watts/rsf total; 1.5 watts/rsf for lighting and 4 watts/rsf for other services. 

  

	 	9.	Landlord shall complete currently contracted waterproofing repair to the Annex roof deck by November 30, 2004. 

  

	 	B.	All other work and upgrades requested by Tenant in writing, subject to Landlord’s approval, shall be at Tenant’s sole cost and expense, plus any applicable state sales or
use tax thereon, payable upon demand as Additional Rent. 

  

	 	C.	Landlord’s supervision or performance of any work for or on behalf of Tenant shall not be deemed to be a representation by Landlord that such work complies with applicable
insurance requirements, building codes, ordinances, Laws or regulations or that the improvements constructed will be adequate for Tenant’s use. Landlord and Tenant agree to cooperate with each other in order to enable the Landlord Work and
Initial Alterations to be performed in a timely manner. Tenant shall give Landlord reasonable notice of Tenant’s commencement of construction of the Initial Alterations and shall keep Landlord informed from time to time of Tenant’s
schedule for completion of its Initial Alterations to enable Landlord to complete the Landlord Work by the applicable Tenant Completion Date (as defined in Section 3.01 of the Lease). Notwithstanding anything herein to the contrary, any delay in the
completion of the Landlord Work or inconvenience suffered by Tenant during the performance of the Landlord Work shall not subject Landlord to any liability for any loss or damage resulting therefrom or entitle Tenant to any credit, abatement or
adjustment of Rent or other sums payable under the Lease. 

  

	III.	Miscellaneous. 

  

	 	A.	Landlord and Tenant agree to cooperate with each other in order to enable the Landlord Work to be performed in a timely manner and with as little inconvenience to the performance of
the Initial Alterations by Tenant as is reasonably possible. In no event shall the construction of the Initial Alterations cause a dangerous situation for Landlord in the performance of the Landlord Work, Tenant or their respective contractors or
employees, or unreasonably hamper or otherwise prevent Landlord from proceeding with the completion of Landlord’s Work at the earliest possible date. 

  

	 	B.	Tenant agrees to accept the Premises in its “as-is” condition and configuration, it being agreed that Landlord shall not be required to perform any work except as
expressly provided in the Lease or this Work Letter or, except as provided above with respect to the Allowance and the Space Planning Allowance, incur any costs in connection with the construction or demolition of any improvements in the Premises.

  

	 	C.	This Work Letter shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise,
or to any portion of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided In the Lease or
any amendment or supplement to the Lease. 

  

	 	D.	Landlord will, consistent with its obligation to other tenants in the Building, if appropriate and necessary, make the freight/construction elevator reasonably available to Tenant
in connection with the construction of the Initial Alterations at no cost to Tenant. 

  

 4 

  
 EXHIBIT D 

 
 COMMENCEMENT LETTER 
 (EXAMPLE) 
  
 This Exhibit is attached to and made a part of the Lease by and between CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware
corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San Francisco, California. 
  

			
	 Date
	 	 ____________________________________

		
	 Tenant
	 	 ____________________________________

	 Address
	 	 ____________________________________

	 	 	 ____________________________________

	 	 	 ____________________________________

  

	Re:	Commencement Letter with respect to that certain Lease dated as of the              day of
                    ,             , by and between CA-ONE MARKET LIMITED
PARTNERSHIP, a Delaware limited partnership, as Landlord, and SALESFORCE.COM, INC., a Delaware corporation, as Tenant, for 37,576 rentable square feet on the 8th and 9th floors of the
Spear Tower in the Building located at One Market, San Francisco, California. 

  
 Dear
                                         ;

  
 In accordance with the terms and conditions of the above
referenced Lease, Tenant accepts possession of the Premises and agrees: 
  

	 	1.	The Commencement Date of the Lease is
                                        
        ; 

  

	 	2.	The Termination Date of the Lease is
                                        
               . 

  
 Please acknowledge your acceptance of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement Letter in
the space provided and returning 2 fully executed counterparts to my attention. This Commencement Letter shall be deemed accepted by Tenant if not executed and returned to Landlord by Tenant within 30 days after the date that Landlord delivers this
Commencement Letter to Tenant for execution. 
  

	
	 Sincerely,

	
	  
	 Authorized Signatory

  

			
	Agreed and Accepted:
		
	Tenant:	 	 SALESFORCE.COM, INC.

		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 
	 Date:
	 	 

  

 1 

  
 EXHIBIT E 

 
 BUILDING RULES AND REGULATIONS 
  
 This Exhibit is attached to and made a part of the Lease by and between CA-ONE MARKET
LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San Francisco,
California. 
  
 The following rules and regulations shall apply,
where applicable, to the Premises, the Building, the parking facilities (if any), the Project and the appurtenances. In the event of a conflict between the following rules and regulations and the remainder of the terms of the Lease, the remainder of
the terms of the Lease shall control. Capitalized terms have the same meaning as defined in the Lease. 
  

	1.	Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and
from the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenant’s employees to loiter in Common Areas or elsewhere about the Building or Project.

  

	2.	Plumbing fixtures and appliances shall be used only for the purposes for which designed and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed in the
fixtures or appliances. Damage resulting to fixtures or appliances by Tenant, its agents, employees or invitees shall be paid for by Tenant and Landlord shall not be responsible for the damage. 

  

	3.	No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those of such color, size, style and in such places as are
first approved in writing by Landlord. Tenant shall be entitled to one identification sign at the elevator lobby for each floor or portion of a floor that it occupies during the Term from time to time, provided that such elevator lobby signage may
not be exclusive to Tenant on any multi-tenant floor. All tenant Identification and suite numbers at the entrance to the Premises, as well as on the walls of the elevator lobbies on floors in which the Premises are located shall be installed by
Landlord, at Tenant’s cost and expense, using the standard graphics for the Building. Landlord will provide one (1) Building standard listing on the ground floor tenant directory located in the Spear Tower lobby. Landlord will also allow a
reasonable number of entries in the electronic touchcom directory located in the Spear Tower and Steuart Tower lobbies. Except In connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted
into any part of the Premises or Building except by the Building maintenance personnel without Landlord’s prior approval, which approval shall not be unreasonably withheld, conditioned or delayed. 

  

	4.	Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants and no other directory
shall be permitted unless previously consented to by Landlord in writing. 

  

	5.	Subject to Tenant’s right to a Secured Area as provided in Section 10 of the Lease, Tenant shall not place any lock(s) on any door in the Premises or Building without
Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed, and Landlord shall have the right at all times to retain and use keys or other access codes or devices to all locks within and into the
Premises in case of emergency. A reasonable number of keys to the locks on the exterior doors in the Premises shall be furnished by Landlord to Tenant at Tenant’s cost and Tenant shall not make any duplicate keys. All keys shall be returned to
Landlord at the expiration or early termination of the Lease. 

  

	6.	All contractors, contractor’s representatives and installation technicians performing work in the Building shall be subject to Landlord’s prior approval, which approval
shall not be unreasonably withheld, conditioned or delayed and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time. In the case of conflict between these rules
and regulations and the Lease, the terms of the Lease shall prevail. 

  

	7.	 Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators,
stairways, lobby areas or loading dock areas, shall be restricted to hours reasonably designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity, which approval shall not be
unreasonably withheld, conditioned or delayed. If approved by Landlord, the activity shall be under the supervision of Landlord and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to
any persons resulting from the activity. If equipment, property, or personnel of Landlord or of any other party is damaged or 

  

 1 

	 	 
injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage, loss or injury.

  

	8.	Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises, which approval shall not be unreasonably withheld,
conditioned or delayed. Damage to the Building by the installation, maintenance, operation, existence or removal of Tenant’s Property shall be repaired at Tenant’s sole expense. 

  

	9.	Corridor doors, when not in use, shall be kept closed. 

  

	10.	Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any way with other tenants or persons
having business with them; (2) solicit business or distribute or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the Building that might, in
Landlord’s reasonable opinion, constitute a nuisance. 

  

	11.	No animals, except those assisting handicapped persons, shall be brought into the Building or kept in or about the Premises. 

  

	12.	No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building or about the Project, except for those substances as are
typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. Tenant shall not, without Landlord’s prior written consent, use, store, install,
spill, remove, release or dispose of, within or about the Premises or any other portion of the Project, any asbestos-containing materials or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions
of 42 U.S.C. Section 9601 et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall comply with all Laws pertaining to and governing the use of these materials by Tenant and shall remain solely liable for
the costs of abatement and removal. 

  

	13.	Tenant shall not use, or permit any part of the Premises to be used for lodging, sleeping or for any illegal purpose. 

  

	14.	Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute or interfere with
Landlord’s or any other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall take the actions necessary to resolve the Labor
Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work to resume. Tenant shall have no
claim for damages against Landlord or any of the Landlord Related Parties nor shall the Commencement Date of the Term be extended as a result of the above actions. If Tenant hires any third party to conduct work or improvements in the Premises or
elsewhere in the Building or on the Property, Tenant shall (a) hire only contractors that have hired or will hire union laborers and workers for such work and improvements and, (b) to the extent that such contractors hire subcontractor(s) to perform
such work or improvements, Tenant and its contractor shall cause such subcontractor(s) to hire only union laborers and workers for such work and improvements. Tenant shall have no claim for damages against Landlord or any of the Landlord Related
Parties nor shall the Commencement Date of the Term be extended as a result of Tenant’s failure to abide by the foregoing provisions of this Section 14. 

  

	15.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that would overload the electrical system beyond its
capacity for proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electric or gas heating devices, without Landlord’s prior
written consent. 

  

	16.	Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales,
amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant’s employees and invitees. 

  

	17.	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord. 

  

	18.	Landlord may from time to time adopt reasonable systems and procedures for the security and safety of the Building and the Project, its occupants, entry, use and contents. Tenant,
its agents, employees, contractors, guests and invitees shall comply with Landlord’s reasonable systems and procedures. 

  

 2 

	19.	Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the reputation of the
Building or its desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately. 

  

	20.	Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Common Areas, unless a portion of the Common Areas have been declared
a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right to designate the Building (including the Premises) as
a non-smoking building. 

  

	21.	Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform exterior
appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun. 

  

	22.	Deliveries to and from the Premises shall be made only at the times in the areas and through the entrances and exits reasonably designated by Landlord. Tenant shall not make
deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is inconsistent with good business practice. 

 

	23.	The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work may be done at any time when the offices are vacant. Windows, doors and fixtures
may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service. 

  

 3 

  
 EXHIBIT F 

 
 ADDITIONAL PROVISIONS 
  
 This Exhibit is attached to and made a part of the Lease by and between
CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San
Francisco, California. 
  

	1.	Asbestos Notification. Tenant acknowledges that Tenant has received the asbestos notification letter attached to this Lease as Exhibit H hereto, disclosing the
existence of asbestos in the Building. As part of Tenant’s obligations under this Lease, Tenant agrees to comply with the California “Connelly Act” and other applicable Laws, including providing copies of Landlord’s asbestos
notification letter to all of Tenant’s “employees” and “owners”, as those terms are defined in the Connelly Act and other applicable Laws. 

  

	2.	Letter of Credit. 

  

	 	(a)	General Provisions. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord, as collateral for the full performance by Tenant of all
of its obligations under this Lease and for all losses and damages Landlord may suffer as a result of Tenant’s failure to comply with one or more provisions of this Lease, including, but not limited to, any post lease termination damages under
section 1951.2 of the California Civil Code, a standby, unconditional, irrevocable, transferable letter of credit (the “Letter of Credit”) in the form of Exhibit “J” hereto and containing the terms required herein,
in the face amount of $225,000.00 (the “Letter of Credit Amount”), naming Landlord as beneficiary, issued (or confirmed) by a financial institution reasonably acceptable to Landlord (provided that Landlord hereby approves Wells
Fargo Bank as an acceptable financial institution), permitting multiple and partial draws thereon, and otherwise in form acceptable to Landlord in its sole discretion. Tenant shall cause the Letter of Credit to be continuously maintained in effect
(whether through replacement, amendment, renewal, amendment or extension) in the Letter of Credit Amount through the date (the “Final LC Expiration Date”) that is 100 days after the scheduled expiration date of the Term or any
renewal Term. If the Letter of Credit held by Landlord expires earlier than the Final LC Expiration Date (whether by reason of a stated expiration date or a notice of termination or non-renewal given by the issuing bank), Tenant shall deliver a new
or amended Letter of Credit or certificate of renewal or extension to Landlord not later than 30 days prior to the expiration date of the Letter of Credit then held by Landlord. Any renewal, amended or replacement Letter of Credit shall comply with
all of the provisions of this Section 2, shall be irrevocable, transferable and shall remain in effect (or be automatically renewable) through the Final LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as
may be acceptable to Landlord in its sole discretion. 

  

	 	(b)	Drawings under Letter of Credit. Upon Tenant’s Default under the Lease, Landlord may, without prejudice to any other remedy provided in this Lease or by law, draw
on the Letter of Credit and use all or part of the proceeds as set forth in Section 2(c) below. In addition, if Tenant fails to furnish such renewal or replacement at least 30 days prior to the stated expiration date of the Letter of Credit then
held by Landlord, Landlord may draw upon such Letter of Credit and hold the proceeds thereof (and such proceeds need not be segregated) in accordance with the terms of this Section 2. 

  

	 	(c)	 Use of Proceeds by Landlord. The proceeds of the Letter of Credit shall constitute Landlord’s sole and separate property (and not Tenant’s
property or the property of Tenant’s bankruptcy estate) and Landlord may immediately upon any draw permitted under the Lease (and without notice to Tenant except as may be expressly provided in the Lease) apply or offset the proceeds of the
Letter of Credit: (i) against any Rent payable by Tenant under this Lease that is not paid when due following any applicable notice and cure periods; (ii) against all losses and damages that Landlord has suffered or that Landlord reasonably
estimates that it may suffer as a result of Tenant’s failure to comply with one or more provisions of this Lease, including any damages arising under section 1951.2 of the California Civil Code following termination of the Lease, to the extent
permitted by this Lease; (iii) against any costs incurred by Landlord permitted to be reimbursed pursuant to the Lease (including attorneys’ fees); and (iv) against any other amount that Landlord may spend or become obligated to spend by reason
of Tenant’s Default for which Landlord shall be entitled to seek reimbursement in accordance with the Lease. Provided Tenant has performed all of its obligations under this Lease, Landlord agrees to pay to Tenant by the Final LC Expiration Date
the amount of any 

  

 1 

	 	 
proceeds of the Letter of Credit received by Landlord and not applied as allowed above; provided, that if prior to the Final LC Expiration Date a voluntary
petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Federal Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of
Credit proceeds until either all preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed, in each case pursuant to a final
court order not subject to appeal or any stay pending appeal. 

  

	 	(d)	Additional Covenants of Tenant. If, as result of any application or use by Landlord of all or any part of the Letter of Credit, the amount of the Letter of
Credit plus any cash proceeds previously drawn by Landlord and not applied pursuant to Section 2(c) above shall be less than the Letter of Credit Amount (subject to any reduction permitted in accordance with Section 2(f) below), Tenant shall, within
five days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency (or a replacement or amended letter of credit in the total Letter of Credit Amount), and any such additional (or replacement or amended)
letter of credit shall comply with all of the provisions of this Section 2, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in this Lease, the same shall constitute an Default by Tenant. Tenant
further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or
attempted encumbrance. 

  

	 	(e)	Nature of Letter of Credit. Landlord and Tenant (1) acknowledge and agree that in no event or circumstance shall the Letter of Credit or any renewal thereof or
substitute therefor or any proceeds thereof be deemed to be or treated as a “security deposit” under any Law applicable to security deposits in the commercial context including Section 1950.7 of the California Civil Code, as such section
now exist or as may be hereafter amended or succeeded (“Security Deposit Laws”), (2) acknowledge and agree that the Letter of Credit (including any renewal thereof or substitute therefor or any proceeds thereof) is not
intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and (3) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or
arising from the Security Deposit Laws. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code and all other provisions of Law, now or hereafter in effect, which (i) establish the time frame by which Landlord must refund
a security deposit under a lease, and/or (ii) provide that Landlord may claim from the Security Deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it
being agreed that Landlord may, in addition, claim those sums specified in this Section 2 above and/or those sums reasonably necessary to compensate Landlord for any loss or damage caused by Tenant’s breach of this Lease or the acts or omission
of Tenant or any other Tenant Related Parties, including any damages Landlord suffers following termination of the Lease, all to the extent Landlord is entitled to recover the same from Tenant pursuant to the terms of the Lease.

  

	 	(f)	 Reduction in Letter of Credit Amount. Provided no more than one (1) Default has occurred hereunder prior to the effective date of the applicable
reduction request and further provided that Tenant is not in default at the time of such request, Tenant may request in writing that Landlord approve a reduction in the Letter of Credit Amount as follows: (i) to $168,750.00, at any time after the
last day of the 18th month of the Term; and (ii) to $112,500.00, at any time after the last day of the
36th month of the Term. Landlord shall approve such reduction if the foregoing conditions have been met, provided
that Tenant provides to Landlord documentation reasonably acceptable to Landlord as set forth in Tenant’s most recent 10-Q statements filed with the Securities and Exchange Commission (or similar documentation reasonably acceptable to Landlord)
indicating that for the two (2) fiscal quarters immediately preceding the date upon which Tenant has requested the applicable reduction (i) Tenant’s tangible net worth was at least $100,000,000.00, and (ii) Tenant’s ratio of current assets
to current liabilities was at least 1.20%. Landlord shall respond to Tenant’s request within 30 days of Landlord’s receipt of the documentation required in the preceding sentence. Any reduction in the Letter of Credit Amount shall be
accomplished by Tenant providing Landlord with a substitute letter of credit or amendment thereto in the reduced amount. In no event shall the Letter of Credit Amount be reduced below $112,500.00 during the initial Term. Notwithstanding anything in
the foregoing to the contrary, if Tenant is not entitled to a reduction because more than one (1) Default has occurred, and one or more of those previous Defaults was a Monetary Default, then up to a maximum of one (1) previous Monetary Default
shall not 

  

 2 

	 	 
be counted as a Default solely for purposes of this paragraph 2(f) if Tenant cured such Monetary Default within 5 days after the expiration of the 5-day cure
period set forth in Section 18(a) of the Lease and Landlord accepted such cure, provided that nothing herein shall require Landlord to accept a late cure of any Default. 

  

	3.	Renewal Option. 

  

	 	A.	Grant of Option; Conditions. Tenant shall have the right to extend the Term (the “Renewal Option”) for (i) the entire Premises, (ii) two (2) full floors consisting
of floors 7 and 8 or floors 8 and 9, or (iii) Suites 700/725 and 775 for one (1) additional period of 5 years commencing on the day following the Termination Date of the initial Term and ending on the 5th anniversary of the Termination Date (the “Renewal Term”), if: 

  

	 	1.	Landlord receives notice of exercise (“Initial Renewal Notice”) not less than 10 full calendar months prior to the expiration of the initial Term and not more than
15 full calendar months prior to the expiration of the initial Term, which Renewal Notice shall specify the portion of the Premises that Tenant desires to renew, in accordance with Section A above; and 

  

	 	2.	Tenant is not in Default under the Lease at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice (as defined below); and

  

	 	3.	The Lease has not been assigned (other than pursuant to a Permitted Transfer, as defined in Section 11.04 of the Lease) prior to the date that Tenant delivers its Initial Renewal
Notice or prior to the date Tenant delivers its Binding Notice. 

  
 If Tenant’s Renewal Notice indicates that Tenant desires to renew a floor of the Premises of which more than 25% is sublet (other than pursuant to a Permitted Transfer, as defined in Section 11.04 of the Lease)
at the time that Tenant delivers its Initial Renewal Notice, then Tenant’s Renewal Notice shall not be effective as to such floor unless Tenant represents in Tenant’s Renewal Notice that Tenant intends to occupy at least 75% of such sublet
floor within six (6) months following the commencement of the Renewal Term. Nothing in the foregoing shall allow Tenant to renew only the 7th and 9th floor of the Premises if Tenant’s Renewal Notice purports to renew the
7th, 8th and 9th floor Premises but is ineffective with respect to the 8th floor Premises pursuant to the foregoing. In such event, Tenant’s Renewal Notice shall be null and void and Tenant shall
have no further right to the Renewal Option. 
  

	 	B.	Terms Applicable to Premises During Renewal Term. 

  

	 	1.	The initial Base Rent rate per rentable square foot for the Premises during the Renewal Term shall equal the Prevailing Market (hereinafter defined) rate per rentable square foot
for the Premises. Base Rent during the Renewal Term shall increase, if at all, in accordance with the increases assumed in the determination of Prevailing Market rate. Base Rent attributable to the Premises shall be payable in monthly installments
in accordance with the terms and conditions of Section 4 of the Lease. 

  

	 	2.	Tenant shall pay Additional Rent (i.e. Taxes and Expenses) for the Premises during the Renewal Term in accordance with Section 4 of the Lease, and the manner and method in which
Tenant reimburses Landlord for Tenant’s share of Taxes and Expenses and the Base Year, if any, applicable to such matter, shall be some of the factors considered in determining the Prevailing Market rate for the Renewal Term.

  

	 	C.	 Initial Procedure for Determining Prevailing Market. Within 30 days after receipt of Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of
the applicable Base Rent rate and Base Year for the Premises for the Renewal Term. Tenant, within 15 days after the date on which Landlord advises Tenant of the applicable Base Rent rate for the Renewal Term, shall either (i) give Landlord final
binding written notice (“Binding Notice”) of Tenant’s exercise of its Renewal Option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (the “Rejection
Notice”). If Tenant fails to provide Landlord with either a Binding Notice or Rejection Notice within such 15 day period, Tenant’s Renewal Option shall be null and void and of no further force and effect. If Tenant provides Landlord
with a Binding Notice, Landlord and Tenant shall enter into the Renewal Amendment (as defined below) upon the terms and conditions set forth herein. If Tenant provides Landlord with a Rejection Notice, Landlord and Tenant shall work together in good
faith to agree upon the Prevailing 

  

 3 

	 	 
Market rate for the Premises during the Renewal Term. When Landlord and Tenant have agreed upon the Prevailing Market rate for the Premises, such agreement
shall be reflected in a written agreement between Landlord and Tenant, whether in a letter or otherwise, and Landlord and Tenant shall enter into the Renewal Amendment in accordance with the terms and conditions hereof. Notwithstanding the
foregoing, if Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within 45 days after the date Tenant provides Landlord with the Rejection Notice, Tenant, by written notice to Landlord (the “Arbitration
Notice”) within 10 Business Days after the expiration of such 45 day period, shall have the right to have the Prevailing Market rate determined in accordance with the arbitration procedures described in Section D below. If Landlord and
Tenant are unable to agree upon the Prevailing Market rate for the Premises within the 45 day period described and Tenant fails to timely exercise its right to arbitrate, Tenant’s Renewal Option shall be deemed to be null and void and of no
further force and effect. 

  

	 	D.	Arbitration Procedure. 

  

	 	1.	If Tenant provides Landlord with an Arbitration Notice, Landlord and Tenant, within 10 Business Days after the date of the Arbitration Notice, shall each simultaneously submit to
the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the Premises during the Renewal Term (collectively referred to as the “Estimates”). If the higher of such Estimates is not more than 105% of
the lower of such Estimates, then Prevailing Market rate shall be the average of the two Estimates. If the Prevailing Market rate is not resolved by the exchange of Estimates, then, within 7 days after the exchange of Estimates, Landlord and Tenant
shall each select an appraiser to determine which of the two Estimates most closely reflects the Prevailing Market rate for the Premises during the Renewal Term. Each appraiser so selected shall be certified as an MAI appraiser or as an ASA
appraiser and shall have had at least 5 years experience within the previous 10 years as a real estate appraiser working in the San Francisco, California financial district, with working knowledge of current rental rates and practices. For purposes
hereof, an “MAI” appraiser means an individual who holds an MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no
successor organization, the organization and designation most similar), and an “ASA” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers
(or its successor organization, or, in the event there is no successor organization, the organization and designation most similar). 

  

	 	2.	Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market
rate for the Premises. The Estimate chosen by such appraisers shall be binding on both Landlord and Tenant as the Base Rent rate and Base Year for the Premises during the Renewal Term. If either Landlord or Tenant fails to appoint an appraiser
within the 7 day period referred to above, the appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two Estimates most closely reflects the Prevailing Market
within 20 days after their appointment, then, within 10 days after the expiration of such 20 day period, the two appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser (i.e. arbitrator) has been
selected as provided for above, then, as soon thereafter as practicable but in any case within 14 days, the arbitrator shall make his determination of which of the two Estimates most closely reflects the Prevailing Market rate and such Estimate
shall be binding on both Landlord and Tenant as the Base Rent rate and Base Year for the Premises. If the arbitrator believes that expert advice would materially assist him, he may retain one or more qualified persons to provide such expert advice.
The parties shall share equally in the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such
appraiser, counsel or expert. 

  

	 	3.	 If the Prevailing Market rate has not been determined by the commencement date of the Renewal Term, Tenant shall pay Base Rent upon the terms and conditions in
effect during the last month of the initial Term for the Premises until such time as the Prevailing Market rate has been determined. Upon such determination, the Base Rent for the Premises shall be retroactively adjusted to the commencement of the
Renewal Term for the Premises. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of 

  

 4 

	 	 
such underpayment within 30 days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit
such overpayment against the next installment of Base Rent due under the Lease and, to the extent necessary, any subsequent installments, until the entire amount of such overpayment has been credited against Base Rent. 

 

	 	E.	Renewal Amendment. If Tenant is entitled to and properly exercises its Renewal Option, Landlord shall prepare an amendment (the “Renewal Amendment”) to
reflect changes in the Base Rent, Term, Termination Date, Base Year and other appropriate terms. The Renewal Amendment shall be sent to Tenant within a reasonable time after Landlord’s receipt of the Binding Notice or other written agreement by
Landlord and Tenant regarding the Prevailing Market rate, and Tenant shall execute and return the Renewal Amendment to Landlord within 15 days after Tenant’s receipt of same, but, upon final determination of the Prevailing Market rate
applicable during the Renewal Term as described herein, an otherwise valid exercise of the Renewal Option shall be fully effective whether or not the Renewal Amendment is executed. 

  

	 	F.	Definition of Prevailing Market. For purposes of this Renewal Option, “Prevailing Market” shall mean the arms length fair market annual rental rate per
rentable square foot and base year under renewal leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder for space comparable to the Premises in the Building and office buildings
comparable to the Building in the San Francisco, California financial district area. The determination of Prevailing Market shall take into account any material economic differences between the terms of this Lease and any comparison lease or
amendment, such as rent abatements, allowances, leasing commissions (so long as Landlord is not paying a leasing commission in connection with the renewal), construction costs and other concessions and the manner, if any, in which the landlord under
any such lease is reimbursed for operating expenses and taxes. The determination of Prevailing Market shall also take into consideration any reasonably anticipated changes in the Prevailing Market rate from the time such Prevailing Market rate is
being determined and the time such Prevailing Market rate will become effective under this Lease. 

  

	4.	Ground Floor Identity Signage. 

  

	 	A.	If, at any time during the Term, as it may be extended. Tenant (or its successor in interest by a Permitted Transfer) leases and occupies at least 140,000 rentable square feet of
office space from Landlord, then upon Tenant’s written request and at Tenant’s sole cost and expense, Landlord shall install one (1) non-exclusive sign identifying Tenant on the ground floor lobby wall of the Spear Tower, the exact
location of such sign to be determined in Landlord’s reasonable judgment. Tenant acknowledges and agrees that if signage rights are granted to Tenant pursuant to this Section 4, and at any time thereafter Tenant ceases to lease and occupy the
required minimum number of rentable square feet from Landlord), such signage rights will be of no further force and effect, and all such signage must be removed in accordance with the provisions of Section 4.C below. 

  

	 	B.	Any such signage (i) must be in full compliance with applicable Laws, and any costs related to achieving such compliance are for the sole account of Tenant; and (ii) is subject to
the prior approval of Landlord, which approval will not be unreasonably withheld, conditioned or delayed, and which shall be based upon reasonably detailed drawings submitted by Tenant to Landlord, including without limitation the size, material,
shape and lettering to be used, and (iii) is subject to any required approvals from any governmental or municipal authorities, including without limitation the City and County of San Francisco. All such signage shall conform to the standards of
design, motif, and decor as established from time to time by Landlord for signage in the Building, and shall be designed, constructed, installed, insured and maintained at all times by Tenant in good condition, operating order and repair. Tenant
shall also be responsible for all signage costs and expenses, including, but not limited to, design, governmental and municipal permits and approvals, permits, construction, installation, insurance, and on-going maintenance. Tenant shall reimburse
Landlord for any reasonable costs associated with Landlord’s review and supervision as provided herein, including, but not limited to, engineers and professional consultants. 

  

	 	C.	 Upon expiration or earlier termination of the Term (including, without limitation. Landlord’s termination of the Lease due to a Tenant Default), Tenant shall,
at its sole cost and expense, remove any and all such signage and shall restore the areas surrounding such signage to their condition immediately prior to the installation of such signage. Landlord shall have the right, without notice to Tenant and
without any liability for damage to the Premises or Building reasonably caused thereby, to remove any signage displayed or affixed in or to the Building or any part thereof outside the Premises which Landlord 

  

 5 

	 	 
determines to be in violation of the provisions of this Section 4. If any damage is done to Tenant’s signage or to the Building due to the installation
of such signage, Tenant shall commence to repair such damage within 10 days after such damage occurs, and upon Tenant’s failure to commence such repair work within such 10 day period or failure thereafter to diligently prosecute such work to
completion. Landlord may, after notice to Tenant, repair such damage and Tenant shall pay Landlord, as Additional Rent and upon demand. Landlord’s costs and expenses in connection therewith. 

  

	 	D.	Notwithstanding the provisions of this Section 4, Tenant shall not be entitled to any ground floor identity signage rights whatsoever, regardless of the circumstances, if (i) Tenant
has previously assigned its interest in this Lease (except in connection with a Permitted Transfer); or (ii) Tenant no longer leases and occupies 140,000 rentable square feet in the Building (except in connection with a Permitted Transfer).

  

	5.	Tenant’s Additional Space Needs in the Building. Landlord shall make a reasonable effort to meet with Tenant periodically during the Lease Term, as it may be
extended, to discuss Tenant’s space needs in the Building. Landlord shall also make a reasonable effort to notify Tenant of any space which becomes available in Tenant’s elevator bank, floors 7 – 18 of the Spear Tower. Landlord’s
reasonable efforts are merely intended to make Tenant aware of any potential availability of space and are not an offer to lease additional space, nor is Landlord’s agreement to make such reasonable efforts a binding agreement to Lease
additional space to Tenant. 

  

	6.	Roof Space for Dish/Antenna. 

  

	 	A.	Tenant shall have the right during the Term to lease space on the roof of the Spear Tower or the Steuart Tower for the purpose of installing (in accordance with Section 9 of the
Lease), operating and maintaining a thirty-six (36) inch dish/antenna or other communication device approved by the Landlord (the “Dish/Antenna”); provided that if Tenant does not install the Dish/Antenna within the first 12 months
of the Term, then Tenant’s rights shall be subject to the availability of space on such roofs at the time that Tenant desires to install the Dish/Antenna. Tenant’s rights to install the Dish/Antenna are in consideration for payments of Two
Hundred Dollars ($200.00) per month (the “Dish/Antenna Payments”), commencing as of the date Tenant installs the Dish/Satellite through the initial Term. The Dish/Antenna Payments for the Renewal Term, if any, shall be determined as
part of the Prevailing Market rate determination. The Dish/Antenna Payments shall constitute Additional Rent under the terms of the Lease and Tenant shall be required to make these payments in strict compliance with the terms of Section 4 of the
Lease. The exact location of the space on the roof to be leased by Tenant shall be designated by Landlord and shall not exceed four (4) square feet (the “Roof Space”). Landlord reserves the right to relocate the Roof Space as
reasonably necessary during the Term at Landlord’s sole cost and expense and not as an Expense. Landlord’s designation shall take into account Tenant’s use of the Dish/Antenna. Notwithstanding the foregoing, Tenant’s right to
install the Dish/Antenna shall be subject to the approval rights of Landlord and Landlord’s architect and/or engineer with respect to the plans and specifications of the Dish/Antenna, the manner in which the Dish/Antenna is attached to the roof
of the Building and the manner in which any cables are run to and from the Dish/Antenna. The Dish/Antenna must be tagged with weatherproof labels showing manufacturer, model, frequency range, and name of Tenant. In addition, the cable between the
Dish/Antenna and Tenant’s suite must be tagged in the telecom closet on each floor with a label showing Tenant’s name, phone number and suite number. The precise specifications and a general description of the Dish/Antenna along with all
documents Landlord reasonably requires to review the installation of the Dish/Antenna (the “Plans and Specifications”) shall be submitted to Landlord for Landlord’s written approval no later than 20 days before Tenant commences
to install the Dish/Antenna. Tenant shall be solely responsible for obtaining all necessary governmental and regulatory approvals and for the cost of installing, operating, maintaining and removing the Dish/Antenna. Tenant shall notify Landlord upon
completion of the installation of the Dish/Antenna. If Landlord determines that the Dish/Antenna equipment does not comply with the approved Plans and Specifications, that the Building has been damaged during installation of the Dish/Antenna or that
the installation was defective. Landlord shall notify Tenant of any noncompliance or detected problems and Tenant immediately shall cure the defects. If the Tenant fails to immediately cure the defects, Tenant shall pay to Landlord upon demand the
cost, as reasonably determined by Landlord, of correcting any defects and repairing any damage to the Building caused by such installation. If at any time Landlord, in its sole discretion, deems it necessary, Tenant shall provide and install, at
Tenant’s sole cost and expense, appropriate aesthetic screening, reasonably satisfactory to Landlord, for the Dish/Antenna (the “Aesthetic Screening”). 

  

 6 

	 	B.	Landlord agrees that Tenant, upon reasonable prior written notice to Landlord, shall have access to the roof of the Building and the Roof Space for the purpose of installing,
maintaining, repairing and removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, all of which shall be performed by Tenant or Tenant’s authorized representative or contractors, which shall be approved by Landlord, at
Tenant’s sole cost and risk. It is agreed, however, that only authorized engineers, employees or properly authorized contractors of Tenant, FCC (defined below) inspectors, or persons under their direct supervision will be permitted to have
access to the roof of the Building and the Roof Space. Tenant further agrees to exercise firm control over the people requiring access to the roof of the Building and the Roof Space in order to keep to a minimum the number of people having access to
the roof of the Building and the Roof Space and the frequency of their visits. 

  

	 	C.	It is further understood and agreed that the installation, maintenance, operation and removal of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, is not
permitted to damage the Building or the roof thereof, or interfere with the use of the Building and roof by Landlord. Tenant agrees to be responsible for any damage caused to the roof or any other part of the Building, which may be caused by Tenant
or any of its agents or representatives. 

  

	 	D.	Tenant agrees to install only equipment of types and frequencies which will not cause unreasonable Interference to Landlord or existing tenants of the Building. In the event
Tenant’s equipment causes such interference. Tenant will change the frequency on which it transmits and/or receives and take any other steps necessary to eliminate the interference. If said interference cannot be eliminated within a reasonable
period of time, in the judgment of Landlord, then Tenant agrees to remove the Dish/Antenna from the Roof Space. 

  

	 	E.	Tenant shall, at its sole cost and expense, and at its sole risk, install, operate and maintain the Dish/Antenna in a good and workmanlike manner, and in compliance with all
Building, electric, communication, and safety codes, ordinances, standards, regulations and requirements, now in effect or hereafter promulgated, of the Federal Government, including, without limitation, the Federal Communications Commission (the
“FCC”), the Federal Aviation Administration (“FAA”) or any successor agency of either the FCC or FAA having jurisdiction over radio or telecommunications, and of the state, city and county in which the Building is located. Under
this Lease, the Landlord and its agents assume no responsibility for the licensing, operation and/or maintenance of Tenant’s equipment. Tenant has the responsibility of carrying out the terms of its FCC license in all respects. The Dish/Antenna
shall be connected to Landlord’s power supply in strict compliance with all applicable Building, electrical, fire and safety codes. Neither Landlord nor its agents shall be liable to Tenant for any stoppages or shortages of electrical power
furnished to the Dish/Antenna or the Roof Space because of any act. omission or requirement of the public utility serving the Building, or the act or omission of any other tenant, invitee or licensee or their respective agents, employees or
contractors, or for any other cause beyond the reasonable control of Landlord, and Tenant shall not be entitled to any rental abatement for any such stoppage or shortage of electrical power. Neither Landlord nor its agents shall have any
responsibility or liability for the conduct or safety of any of Tenant’s representatives, repair, maintenance and engineering personnel while in or on any part of the Building or the Roof Space. 

  

	 	F.	The Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, shall remain the personal property of Tenant, and shall be removed by Tenant at its own expense at the
expiration or earlier termination of this Lease or Tenant’s right to possession hereunder. Tenant shall repair any damage caused by such removal, including the patching of any holes to match, as closely as possible, the color surrounding the
area where the equipment and appurtenances were attached. Tenant agrees to maintain all of the Tenant’s equipment placed on or about the roof or in any other part of the Building in proper operating condition and maintain same in satisfactory
condition as to appearance and safety in Landlord’s sole discretion. Such maintenance and operation shall be performed in a manner to avoid any interference with any other tenants or Landlord. Tenant agrees that at all times during the Term, it
will keep the roof of the Building and the Roof Space free of all trash or waste materials produced by Tenant or Tenant’s agents, employees or contractors. 

  

	 	G.	 In light of the specialized nature of the Dish/Antenna, Tenant shall be permitted to utilize the services of its choice for installation, operation, removal and
repair of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, subject to the reasonable approval of Landlord. Notwithstanding the foregoing, Tenant must provide Landlord with prior written notice of any such installation,
removal or repair and coordinate such work with Landlord in order to avoid voiding or otherwise adversely affecting any 

  

 7 

	 	 
warranties granted to Landlord with respect to the roof. If necessary, Tenant, at its sole cost and expense, shall retain any contractor having a then
existing warranty in effect on the roof to perform such work (to the extent that it involves the roof), or, at Tenant’s option, to perform such work in conjunction with Tenant’s contractor. In the event the Landlord contemplates roof
repairs that could affect Tenant’s Dish/Antenna, or which may result in an interruption of the Tenant’s telecommunication service, Landlord shall formally notify Tenant at least 30 days in advance (except in cases of an emergency) prior to
the commencement of such contemplated work in order to allow Tenant to make other arrangements for such service. 

  

	 	H.	Tenant shall not allow any provider of telecommunication, video, data or related services (“Communication Services”) to locate any equipment on the roof of the
Building or in the Roof Space for any purpose whatsoever, nor may Tenant use the Roof Space and/or Dish/Antenna to provide Communication Services to an unaffiliated tenant, occupant or licensee of another building, or to facilitate the provision of
Communication Services on behalf of another Communication Services provider to an unaffiliated tenant, occupant or licensee of the Building or any other building. 

  

	 	I.	[intentionally omitted] 

  

	 	J.	Tenant specifically acknowledges and agrees that the terms and conditions of Section 13 of the Lease (Indemnity and Waiver of Claims) shall apply with full force and effect to the
Roof Space and any other portions of the roof accessed or utilized by Tenant, its representatives, agents, employees or contractors. 

  

	 	K.	If Tenant defaults under any of the terms and conditions of this Section or the Lease, and Tenant fails to cure said default within the time allowed by Section 18 of the Lease,
Landlord shall be permitted to exercise all remedies provided under the terms of the Lease, including to the extent so permitted removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and restoring the Building and the
Roof Space to the condition that existed prior to the installation of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any. If Landlord removes the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, as a result
of an uncured default, Tenant shall be liable for all reasonable costs and expenses Landlord incurs in removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and repairing any damage to the Building, the roof of the
Building and the Roof Space caused by the installation, operation or maintenance of the Dish/Antenna, the appurtenances, and the Aesthetic Screening, if any. 

  

	7.	Confidentiality. 

  
 A. Neither party will, without the prior written consent of the other party, disclose any Confidential Information of the other party to any third party,
except as expressly provided herein. Information will be considered “Confidential Information” of a party if either (i) it is disclosed by the party to the other party in tangible form and is conspicuously marked
“Confidential”, “Proprietary” or the like; or (ii) contains the disclosing party’s customer lists, customer information, technical information, pricing information, pricing methodologies, or information regarding the
disclosing party’s business planning or business operations. In addition, subject to Section 7.B below, any financial information furnished by Tenant shall be deemed Confidential Information. 
  
 B. Other than the terms and conditions of this Lease, information will not be
deemed Confidential Information hereunder if such information (i) is known on a non-confidential basis to the receiving party prior to receipt from the disclosing party; (ii) becomes known (independently of disclosure by the disclosing party) to the
receiving party on a non-confidential basis directly or indirectly from a third party; (iii) becomes publicly known or otherwise ceases to be secret or confidential, except through a breach of the Lease by the receiving party; or (iv) is
independently developed by the receiving party. 
  
 C. Each party
will secure and protect the Confidential Information of the other party in a manner consistent with the steps taken to protect its own trade secrets and confidential information, but not less than a reasonable degree of care. Neither party shall
engage in any securities trading which is any manner implicated by Confidential Information of the other party hereto. Each party may disclose the other party’s Confidential Information where (i) the disclosure is required by applicable law or
regulation or by an order of a court or other governmental body having jurisdiction after giving reasonable notice to the other party with, to the extent practicable, adequate time for such other party to seek a protective order; (ii) if disclosure
is advisable under any applicable securities laws regarding public disclosure of business information; or (iii) the disclosure is reasonably necessary and is to that party’s or its Affiliates’ employees, officers, directors, attorneys,
accountants and other advisors, or the disclosure is otherwise necessary for a party to exercise its rights and perform its obligations under this Lease, so long as in all cases the disclosure is no broader than reasonably necessary and the
disclosing party notifies the recipient of the confidential nature of the information disclosed. Notwithstanding anything to the contrary contained in this Section 7 or in Section 10 of the Lease, in no event shall Landlord or any Landlord Related
Parties be liable for injury or damage to or interference with Tenant’s business (including, without limitation, loss of profits or other revenues, loss of business opportunity, loss of goodwill or loss of use) or any other consequential,
special or indirect damages in connection with the failure of any third party to whom Landlord discloses Confidential Information pursuant to clause (iii) above to comply with the terms hereof, provided that Landlord has obtained a confidentiality
agreement consistent with the terms of this Section 7 from such third party for the benefit of Tenant, in which event Tenant shall look solely to such third party in the event of an unauthorized disclosure by such third party. 
  

 8 

  
 EXHIBIT G 

 
 PARKING AGREEMENT 
  
 This Exhibit (the “Parking Agreement”) is attached to and made a
part of the Lease by and between CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the
Building located at One Market, San Francisco, California. 
  

	1.	During the Term, Tenant shall be entitled to lease from Landlord and Landlord agrees to lease to Tenant a total of 26 parking spaces (the “Spaces”) for the use of
Tenant and its employees. Tenant shall be entitled to reduce the number of Spaces it leases upon thirty (30) days advance written notice; provided, however, that if at any time during the Term Tenant leases less than all of the Spaces described
herein from Landlord, then at such time as Tenant desires to increase the number of Spaces actually leased by Tenant, Landlord’s obligation to lease such additional number of the Spaces to Tenant shall be subject to the then current
availability of such spaces in the applicable Garage. Of the 26 Spaces allotted to Tenant, 6 shall be located in the on site parking garage (the “On-site Garage”) and 20 shall be located in the off site parking garage located at 75
Howard Street (the “Off-site Garage”). No deductions or allowances shall be made for days when Tenant or any of its employees does not utilize the parking facilities or for Tenant utilizing less than all of the Spaces. Tenant shall
not have the right to lease or otherwise use more than the number of reserved and unreserved Spaces set forth above. 

  

	2.	Tenant shall pay Landlord or a third party designated by Landlord, as Additional Rent in accordance with Section 4 of the Lease, the monthly charges established from time to time by
Landlord for parking. The initial charge for such parking spaces is $475.00 per month for each On-site Garage Space leased by Tenant hereunder and $375.00 per month for each non- reserved Off-site Garage Space leased by Tenant hereunder, or $475.00
per month for each reserved Off-site Garage Space leased by Tenant hereunder. No deductions from the monthly charge shall be made for days on which the Spaces are not used by Tenant. 

  

	3.	Except for particular spaces and areas designated by Landlord for reserved parking, all parking shall be on an unreserved, first-come, first-served basis. 

 

	4.	Landlord shall have the right from time to time to designate the location of the Spaces and to promulgate reasonable non-discriminatory rules and regulations regarding the On-site
Garage, the Off-site Garage, the Spaces and the use thereof, including, but not limited to, rules and regulations controlling the flow of traffic to and from various parking areas, the angle and direction of parking and the like. Tenant shall comply
with and cause its employees to comply with all such rules and regulations as well as all reasonable additions and amendments thereto. 

  

	5.	Tenant shall not store or permit its employees to store any automobiles in the On-site Garage or in the Off-site Garage without the prior written consent of Landlord. Except for
emergency repairs, Tenant and its employees shall not perform any work on any automobiles while located in the On-site Garage, in the Off-site Garage, or on the Project. If it is necessary for Tenant or its employees to leave an automobile in the
On-site Garage or in the Off-site Garage overnight, Tenant shall provide Landlord with prior notice thereof designating the license plate number and model of such automobile. 

  

	6.	Provided that Landlord provides reasonable advance notice to Tenant, or, at Landlord’s option, to the users of the parking spaces provided herein, Landlord or the owner of the
Off-Site Garage (as the case may be) shall have the right to temporarily close the On-site Garage or Off-site Garage, or certain areas therein in order to perform necessary repairs, maintenance and improvements to the On-site Garage or the Off-site
Garage. Landlord shall have a right to terminate this Lease as to the Off-site Garage Spaces on 30 days’ prior notice to Tenant should Landlord or the owner of the Off-Site Garage (as the case may be) cease to own or operate the Off-site
Garage, or if Landlord or the owner of the Off-Site Garage (as the case may be) decides to remodel, remove, demolish or redevelop the Off-site Garage or any substantial portion thereof. 

  

	7.	Tenant shall not assign or sublease any of the Spaces without the consent of Landlord, except in connection with a Permitted Transfer or other Transfer approved by Landlord under
the Lease. Landlord shall have the right to terminate this Parking Agreement with respect to any Spaces that Tenant desires to sublet or assign. 

  

	8.	Landlord may elect to provide parking cards or keys to control access to the On-site Garage or Off-site Garage. In such event, Landlord shall provide Tenant with one card or key for
each Space that Tenant is leasing hereunder, provided that Landlord shall have the right to require Tenant or its employees to place a deposit on such access cards or keys and to pay a fee for any lost or damaged cards or keys.

  

 1 

	9.	TENANT ACKNOWLEDGES AND AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, LANDLORD SHALL NOT BE RESPONSIBLE FOR ANY LOSS OR DAMAGE TO TENANT OR TENANT’S PROPERTY (INCLUDING,
WITHOUT LIMITATIONS, ANY LOSS OR DAMAGE TO TENANT’S AUTOMOBILE OR THE CONTENTS THEREOF DUE TO THEFT, VANDALISM OR ACCIDENT) ARISING FROM OR RELATED TO TENANT’S USE OF THE SPACES OR EXERCISE OF ANY RIGHTS UNDER THIS PARKING AGREEMENT,
WHETHER OR NOT SUCH LOSS OR DAMAGE RESULTS FROM LANDLORD’S ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION. THE LIMITATION ON LANDLORD’S LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT APPLY HOWEVER TO LOSS OR DAMAGE ARISING DIRECTLY FROM
LANDLORD’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. 

  

	10.	Without limiting the provisions of this Parking Agreement, Tenant hereby voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action for
personal injury or property damage occurring to Tenant arising as a result of parking in the Spaces, or any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not prosecute any claim for
personal injury or property damage against Landlord or any of its officers, agents, servants or employees for any said causes of action. It is the intention of Tenant by this instrument, to exempt and relieve Landlord from liability for personal
injury or property damage caused by negligence, but not for gross negligence or willful misconduct. 

  

	11.	The provisions of Section 20 of the Lease are hereby incorporated by reference as if fully recited. 

  

	12.	If Tenant shall default under this Parking Agreement, the operator shall have the right to remove any vehicles hereunder which shall have been involved or shall have been owned or
driven by parties involved in causing such default, without liability therefor whatsoever. In addition, if Tenant shall default under this Parking Agreement, Landlord shall have the right to cancel this Parking Agreement on 15 days’ written
notice, unless within such 15 day period, Tenant cures such default. If Tenant defaults with respect to the same material term or condition under this Parking Agreement more than 3 times during any 12 month period, and Landlord notifies Tenant
thereof promptly after each such default, the next default of such material term or condition during the succeeding 12 month period, shall, at Landlord’s election, constitute an incurable default. 

  
 Tenant acknowledges that Tenant has read the provisions of this Parking
Agreement, has been fully and completely advised of the potential dangers incidental to parking in the Spaces and is fully aware of the legal consequences of agreeing to this instrument. 
  

 2 

  
 EXHIBIT H 

 
 ASBESTOS NOTIFICATION 
  
 This Exhibit is attached to and made a part of the Lease by and between
CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San
Francisco, California. 
  
 As you may know, asbestos, because of
its insulating and fire-resistant properties, was historically used in some construction materials. California’s Connelly Act, as well as federal OSHA and some other California rules, now require building owners and landlords to make certain
notifications regarding known asbestos-containing materials (“ACM”) and presumed ACMs (“PACM”). PACM consists of certain older construction materials which commonly contained asbestos. This Exhibit is designed to
provide you with the required ACM and PACM notifications. 
  
 ACM 
  
 Our asbestos survey(s) for the
Building did note the presence, location or quantity of ACM in the Building as follows: vinyl floor tile, linoleum sheeting, built-up roofing material, associated tar and transite paneling located on the cooling towers, and rope sealant around
duct penetrations. 
  
 PACM 
  
 PACM consists of thermal system insulation and surfacing material found in
buildings constructed prior to 1981, and asphalt or vinyl flooring installed prior to 1981. “Surfacing material” means material that is sprayed-on, troweled-on or otherwise applied to surfaces (such as acoustical plaster on ceilings
and fireproofing materials on structural members, or other materials on surfaces for acoustical, fireproofing, and other purposes). Because this Building was constructed prior to 1981, PACM may be present. 
  
 The fact that our survey(s) may identify such materials as PACM does not
necessarily mean that no other PACM exists in the Building. Please be advised that if any thermal system insulation, asphalt or vinyl flooring or surfacing material, of the type described above, are found to be present in the Building, such
materials must be considered PACM unless properly tested and shown otherwise. 
  
 Because of the presence of ACM and the potential presence of PACM in the Building, we are providing you with the following warning, which is commonly known as a California Proposition 65 warning: 
  
 WARNING: This Building contains asbestos, a chemical known to the State
of California to cause cancer. 
  
 In addition, you should be
aware that there are certain potential health risks that may result from exposure to asbestos. Because we are not physicians, scientists or industrial hygienists, we have no special knowledge of the health impact of exposure to asbestos. However, we
hired an environmental consulting firm to prepare an asbestos Operations and Maintenance Plan (“O&M Plan”) to address asbestos matters at the Building. The O&M Plan is designed to minimize the potential for a release of
asbestos fibers and outlines a schedule of actions to be undertaken with respect to asbestos. The written O&M Plan is available for your review at our Building Management Office during regular business hours, and a copy of the O&M Plan will
be provided to you upon request. 
  
 In general, the written
O&M Plan describes the risks associated with asbestos exposure and how to prevent such exposure. The O&M Plan describes those risks as follows: asbestos is not a significant health concern unless asbestos fibers are released and inhaled. If
inhaled, asbestos fibers can accumulate in the lungs and, as exposure increases, the risk of disease (such as asbestosis and cancer) increases. However, measures to minimize exposure and consequently minimize the accumulation of fibers, reduces the
risk of adverse health effects. 
  
 The O&M Plan is designed
to safely manage the ACM and PACM in the Building and to avoid the inadvertent disturbance of such ACM or PACM. To that end, the O&M Plan provides for the training of building housekeeping and maintenance personnel so that they can conduct their
work without causing a release of asbestos fibers. As part of the O&M Plan, we maintain records of all asbestos-related activities and the results of any asbestos survey, sampling or monitoring conducted in the Building. 
  
 The written O&M Plan describes a number of activities which should be
avoided in order to prevent a release of asbestos fibers in the Building. In particular, you should be aware that some of the activities which may present a health risk by causing an airborne release of asbestos fibers include 

  

 1 

 
moving, drilling, boring or otherwise disturbing ACM or PACM. Consequently, such activities should not be attempted by any person not qualified to handle ACM
or PACM. In other words, you must obtain the approval of Building management prior to engaging in any such activities. Please contact the Property Manager for more information in this regard. In addition, please contact the Property Manager if you
notice any deterioration or disturbance of ACM or PACM. Also, note that the identification of ACM and PACM in this Exhibit is based on actual knowledge and assumptions that the law requires us to make: such materials do not necessarily comprise all
asbestos in the Building. 
  
 Please be aware that you may have
certain obligations under California and federal laws with regard to the ACM and PACM in the Building, including obligations to notify your own employees, contractors, subtenants, agents and others of the presence of ACM and PACM. You are solely
responsible for complying with all such applicable laws. 
  
 Please contact the Property Manager if you have any questions regarding the contents of this Exhibit. 
  

 2 

  
 EXHIBIT I 

 
 AGREEMENT OF SUBORDINATION, NON-DISTURBER AND ATTORNMENT

  
 THIS AGREEMENT made the
         day of                     , 200  , by and among CA-ONE MARKET
LIMITED PARTNERSHIP, a Delaware limited partnership (hereinafter called “Ground Lessor”), SALESFORCE.COM, INC., a Delaware corporation (hereinafter called “Tenant”) and TEACHERS INSURANCE AND ANNUITY
ASSOCIATION OF AMERICA, a New York corporation, having its principal office and post office address at 730 Third Avenue, New York, New York 10017 (hereinafter called “Teachers”); 
  
 WITNESSETH: 
  
 WHEREAS, Ground Lessor is the owner in fee simple of those certain
premises situate, lying and being in the City of San Francisco, County of San Francisco, State of California, as more particularly described in Exhibit A attached hereto; and 
  
 WHEREAS, under the terms of a certain lease dated April 16, 1973, (hereinafter called “Ground
Lease”), a short form of which has been recorded on April 24,1973, Book B755 at Page 597, Series No. V71530 and an Assignment and Assumption of Tenant’s Interest in Lease recorded November 22,1994, Book G263, Page 204, Series No.
94-F716286-00, Official Records, San Francisco County, State of California, amended by First Amendment to Lease Agreement recorded October 3, 1995 in Reel G479, Image 280, Ground Lessor did lease, let and demise the Demised Premises to CA-ONE
MARKET LIMITED PARTNERSHIP, a Delaware limited partnership (hereinafter called “Landlord”) for a term of 99 years commencing April 16, 1973, and continuing to and including April 15, 2072, upon the terms and conditions therein more
particularly set forth; 
  
 WHEREAS, Teachers is the owner
and holder of a certain promissory note dated September 29, 1995, secured by a Deed of Trust and Assignment of Rents and Fixture Filing Statement of even date therewith, recorded on October 3, 1995, as Document F866003, in the Official Records
aforesaid, constituting a first lien upon the fee simple estate in the Demised Premises as well as upon the leasehold estate created by said Ground Lease; 
  
 WHEREAS, under the terms of a certain lease and amendments, if any described in that certain Lease by and between CA-ONE MARKET LIMITED
PARTNERSHIP, a Delaware limited partnership and Tenant dated                     ,
             (hereinafter called “Sublease”), Landlord did lease, let and demise, subject to said Ground Lease, a portion of the Demised Premises as therein more
particularly described; 
  
 WHEREAS, the parties hereto
desire to establish additional rights of quiet and peaceful possession for the benefit of Tenant under said Sublease and further to define the terms, covenants and conditions precedent for such additional rights. 
  
 NOW, THEREFORE, in consideration of the respective demises and of the
sum of One Dollar ($1.00) and other good and valuable consideration, each to the other in hand paid, it is hereby mutually covenanted and agreed as follows: 
  
 That Ground Lessor does hereby represent, covenant and warrant: 
  

	 	(a)	That said Ground Lease is in full force and effect and unmodified. 

  

	 	(b)	That there is no existing default under the provisions of said Ground Lease or in the performance of any of the terms, covenants, conditions or warranties thereof on the part of
either Ground Lessor or Landlord to be observed and performed thereunder. 

  
 That Ground Lessor consents to and approves the within Sublease. 
  
 That in the event of the cancellation or termination of said Ground Lease or of the surrender thereof, whether voluntary, involuntary or by operation of
law, prior to the expiration date of said Sublease, including any extensions and renewals of said Sublease now provided thereunder, and subject to the observance and performance by Tenant of all of the terms, covenants and conditions of said
Sublease on the part of Tenant to be observed and performed, Ground Lessor does hereby covenant and warrant as follows: 
  

	 	(a)	The quiet and peaceful possession of Tenant under said Sublease; 

  

	 	(b)	 That the Sublease shall continue in full force and effect and Ground Lessor shall recognize the Sublease and the Tenant’s rights thereunder and will thereby
establish 

  

 1 

	 	 
direct privity of estate and contract as between Ground Lessor and Tenant, with the same force and effect and with the same relative priority in time and
right as though the Sublease were originally made directly from Ground Lessor in favor of Tenant, but not in respect of any amendment to such Sublease not previously approved in writing by Ground Lessor; 

  

	 	(c)	To assume such of the obligations on the part of the Landlord under the Sublease which are deemed to run with the land for so long as Ground Lessor shall be the owner in fee of said
Demised Premises; 

  
 provided, however, Ground Lessor shall not in
any way or to any extent be liable to Tenant; unless Landlord and Ground Lessor are the same entity or affiliated entities: 
  

	 	(1)	For any past act or default on the part of the original or any prior landlord under said Sublease and Tenant shall have no right to assert same or any damages arising therefrom as
an offset or defense against Ground Lessor; 

  

	 	(2)	For the commencement or completion of any construction or any contribution toward construction or installation of any improvements upon the demised premises required under said
Sublease, or any expansion or rehabilitation of existing improvements thereon, or for restoration of improvements following any casualty not required to be insured under such Sublease or for the costs of any restoration in excess of the proceeds
recovered under any insurance required to be carried under such Sublease; 

  

	 	(3)	For any prepayment of rent or deposit, rental security or any other sums deposited with the original or any prior landlord under such Sublease and not delivered to Ground Lessor; or

  

	 	(4)	For any restriction on competition beyond the Demised Premises. 

  
 That in the event of the cancellation or termination of said Ground Lease or of the surrender thereof, whether voluntary, involuntary or by operation of
law, prior to the expiration date of said Sublease, including any extensions and renewals of said Sublease now provided thereunder. Tenant hereby covenants and agrees to make full and complete attornment to Ground Lessor, for the balance of the term
of the Sublease, including any extensions and renewals thereof, now provided thereunder, upon the same terms, covenants and conditions as therein provided, so as to establish direct privity of estate and contract as between Ground Lessor and Tenant
and with the same force and effect and relative priority in time and right as though the Sublease were originally made directly from Ground Lessor to Tenant, and Tenant will thereafter make all rent payments directly to Ground Lessor, and

  
 That Teachers and Tenant do hereby covenant and agree that
said Mortgage or Deed of Trust shall be and the same is hereby made SUBORDINATE to said Sublease and to the recognition and attornment agreements provided for in the third and fourth grammatical paragraphs hereof with the same force and effect as if
said Sublease had been executed, delivered and recorded and said recognition and attornment agreements aforesaid had been effected in each case prior to the execution, delivery and recording of said Mortgage or Deed of Trust. 
  
 EXCEPT, HOWEVER, that this Subordination shall not affect nor be
applicable to and does hereby expressly exclude: 
  

	 	(a)	The prior right and claim under and the prior lien of said Mortgage or Deed of Trust in, to and upon any award or other compensation heretofore or hereafter to be made for any
taking by eminent domain of any part of the Demised Premises, and as to the right of disposition thereof in accordance with the provisions of said Mortgage or Deed of Trust, 

  

	 	(b)	The prior right and claim under and the prior lien of said Mortgage or Deed of Trust, in, to and upon any proceeds payable under all policies of fire and rent insurance upon the
Demised Premises and as to the right of disposition thereof in accordance with the terms of said Mortgage or Deed of Trust, and 

  

	 	(c)	Any lien, right, power or interest, if any, which may have arisen or intervened in the period between the recording of said Mortgage or Deed of Trust and the execution of said
Sublease or the effective date of the recognition and attornment agreements aforesaid, whichever is later, and any lien or judgment which may arise at any time under the terms of said Sublease. 

  
 Tenant shall not subordinate the Sublease to any other mortgage or deed of
trust so long as the Mortgage or Deed of Trust now held or to be held by Teachers remains in effect. 
  

 2 

 Ground Lessor and Landlord agree that the Ground Lease shall not be modified, amended, canceled,
terminated or surrendered without the express prior written consent of Teachers. 
  
 This Subordination may not be modified except by an agreement in writing signed by the parties hereto. 
  
 That the terms, covenants and conditions hereof shall inure to the benefit of and be binding upon the respective parties hereto, their respective heirs,
executors, administrators, successors and assigns. 
  
 IN
WITNESS WHEREOF, the parties hereto have caused this writing to be signed, sealed and delivered in their respective names and behalf, and, if a corporation, by its officers duly authorized, on the day and year first above written. 
  

							
	GROUND LESSOR:
	
	CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership
		
	 By:
	 	 EOM GP, L.L.C., a Delaware limited liability
 company, its general partner

			
	 	 	 By:
	 	 Equity Office Management, L.L.C., a
 Delaware limited liability company, its
 non-member manager

				
	 	 	 	 	 By:
	 	 
				
	 	 	 	 	 Name:
	 	 
				
	 	 	 	 	 Title:
	 	 

  

							
	LANDLORD:
	
	CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership
		
	 By:
	 	 EOM GP, L.L.C., a Delaware limited liability
 company, its general partner

			
	 	 	 By:
	 	 Equity Office Management, L.L.C., a
 Delaware limited liability company, its
 non-member manager

				
	 	 	 	 	 By:
	 	 
				
	 	 	 	 	 Name:
	 	 
				
	 	 	 	 	 Title:
	 	 

  

			
	
	TENANT:
	
	SALESFORCE.COM, INC., a Delaware
		
	 By:
	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 
		
	 By:
	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 

  

 3 

			
	LENDER:
	
	TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation
		
	By:	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 
		
	By:	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 

  

 4 

 NOTARY ACKNOWLEDGMENT 
 (Ground Lessor) 
  
 State of
                                        
     ) 
 County of
                                         )

  
 On
                        , before me,
                                        
                                        
                                        
            , personally appeared
                                        
                                        
                                         of
EQUITY OFFICE MANAGEMENT, L.L.C., a Delaware limited liability company, the non-member manager of EOM GP, L.L.C., a Delaware limited liability company, the general partner of CA-One Market Limited Partnership, a Delaware limited partnership

  

			
	 personally known to me - OR -
	  	proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within Instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
		
	 	  	WITNESS my hand and official seal.
	 	  	____________________________________________________________________________
	 	  	 Notary Public

  
 My Commission
Expires:                                      
           
  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY SIGNER 
  
 Though statute
does not require the Notary to fill in the data below, doing so may prove invaluable to persons relying on the document. 
  
 (check one) 
  

			
	  ̈
	  	INDIVIDUAL
	 x
	  	CORPORATE OFFICER
	  ̈
	  	TITLE: ________________________
	  ̈
	  	PARTNER(S) LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER: ________________________

  
 SIGNER IS REPRESENTING:

 Name of Person(s) or Entity(ies) 
  
 CA-One Market Limited Partnership, a Delaware limited partnership (“Ground Lessor”) 
  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
 Non-Disturber and Attornment Agreement
 NUMBER OF PAGES _________________

	 	  	DATE OF DOCUMENT _______________

  

			
	 SIGNER(S) OTHER THAN NAMED ABOVE:
	  	 
		
	 LANDLORD:
	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	 LENDER:
	  	Teachers insurance and Annuity Association of America, a New York corporation
		
	 TENANT:
	  	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 5 

 NOTARY ACKNOWLEDGMENT 
 (Landlord) 
  

					
	 State of
	  	___________________________)	  	 
	 County of
	  	___________________________)	  	 

  
 On
                                    , before me,
                                        
                                        
                                    , personally appeared
                                        
                 of EQUITY OFFICE MANAGEMENT, L.L.C., a Delaware limited liability company, the non-member manager of EOM GP, L.L.C., a Delaware limited liability
company, the general partner of CA-One Market Limited Partnership, a Delaware limited partnership 
  

			
	 personally known to me - OR -
	  	proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
		
	 	  	WITNESS my hand and official seal.
	 	  	______________________________________________________________________________
	 	  	Notary Public

  
 My Commission Expires:
_________________________________________ 
  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  
 (check one) 
  

			
	  ̈
	  	INDIVIDUAL
	 x
	  	CORPORATE OFFICER
	  ̈
	  	TITLE: ________________________
	  ̈
	  	PARTNER(S) LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER: _________________________

  
 SIGNER IS REPRESENTING:

 Name of Person(s) or Entity(ies) 
  
 CA-One Market Limited Partnership, a Delaware limited partnership (“Landlord”) 
  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
 Non-Disturber and Attornment Agreement
 NUMBER OF PAGES _______________

	 	  	DATE OF DOCUMENT ______________

  

			
	 SIGNER(S) OTHER THAN NAMED ABOVE:

		
	GROUND LESSOR:	 	CA-One Market Limited Partnership, a Delaware limited partnership
		
	LENDER:	 	Teachers Insurance and Annuity Association of America, a New York corporation
		
	TENANT:	 	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 6 

 NOTARY ACKNOWLEDGMENT 
 (LENDER) 
  

					
	 State of
	  	___________________________)	  	 
	 County of
	  	___________________________)	  	 

  
 On
                                    , before me,
                                        
                                        
                                    , personally appeared
                                        
                     of TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation personally known to me - OR - proved
to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  

			
	 	  	WITNESS my hand and official seal.
	 	  	______________________________________________________________________________
	 	  	Notary Public

  
 My Commission Expires:
_________________________________________ 
  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  
 (check one) 
  

			
	  ̈
	  	INDIVIDUAL
	  ̈
	  	CORPORATE OFFICER
	  ̈
	  	TITLE: ________________________
	  ̈
	  	PARTNER(S) LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER: _________________________

  
 SIGNER IS REPRESENTING:

 Name of Person(s) or Entity(ies) 
  
 Teachers Insurance and Annuity Association of America, a New York corporation (“Lender”) 
  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
 Non-Disturber and Attornment Agreement
 NUMBER OF PAGES _______________

	 	  	DATE OF DOCUMENT ______________

  

			
	 SIGNER(S) OTHER THAN NAMED ABOVE:

		
	LANDLORD:	 	CA-One Market Limited Partnership, a Delaware limited partnership
		
	GROUND LESSOR:	 	CA-One Market Limited Partnership, a Delaware limited partnership
		
	TENANT:	 	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 7 

 NOTARY ACKNOWLEDGMENT 
 (TENANT) 
  

					
	 State of
	  	                                      
                  )	  	 
	 County of
	  	                                      
                  )	  	 

  
 On
                    , before me,
                                        
                                        
                    , personally appeared
                                        
                     of Salesforce.com, Inc., a Delaware corporation personally known to me - OR - proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  

			
	 	 	WITNESS my hand and official seal.

			
	 	 	 
	 	 	Notary Public

  

			
	 My Commission Expires:
	 	_______________________________

  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  

			
	(check one)	  	 
		
	  ̈
	  	INDIVIDUAL
	  ̈
	  	CORPORATE OFFICER
	  ̈
	  	TITLE:                                     
   
	  ̈
	  	PARTNER(S)        LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER:                                     
   

  

	
	SIGNER IS REPRESENTING:
	
	Name of Person(s) or Entity(ies)
	_______________________, a(n) ____________________________ (“Tenant”)

  

 OPTIONAL SECTION 
  

			
	 THIS CERTIFICATE MUST BE
	  	TITLE OR TYPE OF DOCUMENT: Subordination
	 ATTACHED TO THE DOCUMENT
	  	Non-Disturber and Attornment Agreement
	 DESCRIBED AT RIGHT:
	  	NUMBER OF PAGES    
                        
	 	  	DATE OF DOCUMENT                         
		
	SIGNER(S) OTHER THAN NAMED ABOVE:	  	 
		
	LENDER:	  	Teachers Insurance and Annuity Association of America, a New York corporation
		
	LANDLORD:	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	GROUND LESSOR:	  	CA-One Market Limited Partnership, a Delaware limited partnership

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 8 

 EXHIBIT A 
  

LEGAL DESCRIPTION 
  
 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN FRANCISCO, CITY OF SAN FRANCISCO, AND IS DESCRIBED AS FOLLOWS: 
  
 BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHWESTERLY LINE OF MISSION STREET WITH
THE SOUTHWESTERLY LINE OF STEUART STREET; THENCE NORTH 44 DEGREES 51’ 51” WEST ALONG SAID SOUTHWESTERLY LINE, 334.33 FEET TO A POINT IN A LINE PARALLEL WITH AND DISTANT 334.33 FEET NORTHWESTERLY, MEASURED AT RIGHT ANGLES, FROM SAID
NORTHWESTERLY LINE OF MISSION STREET; THENCE SOUTH 45 DEGREES 08’ 09” WEST ALONG SAID PARALLEL LINE 32 FEET AND 4-1/2 INCHES; THENCE NORTH 44 DEGREES 51’ 51” WEST 6 FEET AND 1-1/2 INCHES; THENCE SOUTH 45 DEGREES 08’ 09”
WEST 16 FEET AND 4 INCHES; THENCE NORTH 44 DEGREES 51’ 51” WEST 112 FEET AND 5-1/8 INCHES; THENCE SOUTH 45 DEGREES 08’ 09” WEST 177 FEET AND 7-1/2 INCHES; THENCE SOUTH 44 DEGREES 51’ 51” EAST 112 FEET AND 5-1/8 INCHES;
THENCE SOUTH 45 DEGREES 08’ 09” WEST 16 FEET AND 3-1/2 INCHES; THENCE SOUTH 44 DEGREES 51’ 51” EAST 6 FEET AND 1-1/2 INCHES TO A POINT IN SAID PARALLEL LINE; THENCE SOUTH 45 DEGREES 09’ 09” WEST ALONG SAID PARALLEL LINE
32 FEET AND 4-1/2 INCHES TO A POINT IN THE NORTHEASTERLY LINE OF SPEAR STREET; THENCE SOUTH 44 DEGREES 51’ 51” EAST ALONG SAID NORTHEASTERLY LINE, 334.33 FEET TO A POINT IN SAID NORTHWESTERLY LINE OF MISSION STREET; THENCE NORTH 45 DEGREES
08’ 09” EAST ALONG SAID NORTHWESTERLY LINE 274 FEET TO THE POINT OF BEGINNING. 
  

 9 

  
 EXHIBIT J 

 
 LETTER OF CREDIT FORM 
  
 This Exhibit is attached to and made a part of the Lease by and between CA-ONE MARKET
LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and SALESFORCE.COM, INC., a Delaware corporation (“Tenant”) for space in the Spear Tower in the Building located at One Market, San Francisco,
California. 
  
 ___________________________ 
 [Name of Financial Institution] 
  
 Irrevocable Standby 
 Letter of Credit 
 No. _____________________________ 
 Issuance Date: _____________________ 
 Expiration Date: ____________________ 
 Applicant: ________________________ 
  
 Beneficiary 
  
 CA-One Market Limited Partnership 
 One Market,
Spear Tower 
 Suite 600 
 San Francisco, California 94105

 Attention: 
  
 Ladies/Gentlemen: 
  
 We hereby
establish our Irrevocable Standby Letter of Credit in your favor for the account of the above referenced Applicant in the amount of
                                        
         U.S. Dollars
($                                ) available for payment at sight by your draft
drawn on us when accompanied by the following documents: 
  

	1.	An original copy of this Irrevocable Standby Letter of Credit. 

  

	2.	Beneficiary’s dated statement purportedly signed by an authorized signatory or agent reading: “This draw in the amount of
                                        
U.S. Dollars ($                                ) under your Irrevocable Standby
Letter of Credit No.
                                        
represents funds due and owing to us pursuant to the terms of that certain lease by and between
                                        
    , as landlord, and                                 , as
tenant, and/or any amendment to the lease or any other agreement between such parties related to the lease.” 

  
 It is a condition of this Irrevocable Standby Letter of Credit that it will be considered automatically renewed for a one year period upon the expiration
date set forth above and upon each anniversary of such date, unless at least 30 days prior to such expiration date or applicable anniversary thereof, we notify you in writing, by certified mail return receipt requested or by recognized overnight
courier service, that we elect not to so renew this Irrevocable Standby Letter of Credit. A copy of any such notice shall also be sent, in the same manner, to: Equity Office Properties Trust, 2 North Riverside Plaza, Suite 2100, Chicago, Illinois
60606, Attention: Treasury Department. In addition to the foregoing, we understand and agree that you shall be entitled to draw upon this Irrevocable Standby Letter of Credit in accordance with 1 and 2 above in the event that we elect not to renew
this Irrevocable Standby Letter of Credit and, in addition, you provide us with a dated statement purportedly signed by an authorized signatory or agent of Beneficiary stating that the Applicant has failed to provide you with an acceptable
substitute irrevocable standby letter of credit in accordance with the terms of the above referenced lease. We further acknowledge and agree that: (a) upon receipt of the documentation required herein, we will honor your draws against this
Irrevocable Standby Letter of Credit without inquiry into the accuracy of Beneficiary’s signed statement and regardless of whether Applicant disputes the content of such statement; (b) this Irrevocable Standby Letter of Credit shall permit
partial draws and, in the event you elect to draw upon less than the full stated amount hereof, the stated amount of this Irrevocable Standby Letter of Credit shall be automatically reduced by the amount of such partial draw; and (c) you shall be
entitled to transfer your interest In this Irrevocable Standby Letter of Credit from time to time and more than one time without our approval and without charge. In the event of a transfer, we reserve the right to require reasonable evidence of such
transfer as a condition to any draw hereunder. 
  
 This
Irrevocable Standby Letter of Credit is subject to the Uniform Customs and Practice for Documentary Credits (1993 revision) ICC Publication No. 500. 
  
 We hereby engage with you to honor drafts and documents drawn under and in compliance with 

  

 1 

 
the terms of this Irrevocable Standby Letter of Credit. 
  
 All communications to us with respect to this Irrevocable Standby Letter of Credit must be addressed to our office located at
                                        
                                 to the attention of
                                        
                    . 
  

	
	 Very truly yours,

	
	 
	 
	
	[name]
	 
	
	[title]
	 

  

 2 

  
 AGREEMENT OF
SUBORDINATION, NON-DISTURBER AND ATTORNMENT 
  
 THIS
AGREEMENT made the 9th day of November 2004, by and among CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware
limited partnership (hereinafter called “Ground Lessor”), SALESFORCE.COM, INC., a Delaware corporation (hereinafter called “Tenant”) and TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York
corporation, having its principal office and post office address at 730 Third Avenue, New York, New York 10017 (hereinafter called “Teachers”); 
  
 WITNESSETH: 
  
 WHEREAS, Ground Lessor is the owner in fee simple of those certain premises situate, lying and being in the City of San Francisco, County of San
Francisco, State of California, as more particularly described in Exhibit A attached hereto; and 
  
 WHEREAS, under the terms of a certain lease dated April 16, 1973, (hereinafter called “Ground Lease”), a short form of which has
been recorded on April 24, 1973, Book B755 at Page 597, Series No. V71530 and an Assignment and Assumption of Tenant’s Interest in Lease recorded November 22, 1994, Book G263, Page 204, Series No. 94-F716286-00, Official Records, San Francisco
County, State of California, amended by First Amendment to Lease Agreement recorded October 3, 1995 in Reel G479, Image 280, Ground Lessor did lease, let and demise the Demised Premises to CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited
partnership (hereinafter called “Landlord”) for a term of 99 years commencing April 16, 1973, and continuing to and including April 15, 2072, upon the terms and conditions therein more particularly set forth; 
  
 WHEREAS, Teachers is the owner and holder of a certain promissory note
dated September 29, 1995, secured by a Deed of Trust and Assignment of Rents and Fixture Filing Statement of even date therewith, recorded on October 3, 1995, as Document F866003, in the Official Records aforesaid, constituting a first lien upon the
fee simple estate in the Demised Premises as well as upon the leasehold estate created by said Ground Lease; 
  
 WHEREAS, under the terms of a certain lease and amendments, if any described in that certain Lease by and between CA-ONE MARKET LIMITED
PARTNERSHIP, a Delaware limited partnership and Tenant dated November 9, 2004 (hereinafter called
“Sublease”), Landlord did lease, let and demise, subject to said Ground Lease, a portion of the Demised Premises as therein more particularly described; 
  
 WHEREAS, the parties hereto desire to establish additional rights of quiet and peaceful possession for the benefit of
Tenant under said Sublease and further to define the terms, covenants and conditions precedent for such additional rights. 
  
 NOW, THEREFORE, in consideration of the respective demises and of the sum of One Dollar ($1.00) and other good and valuable consideration,
each to the other in hand paid, it is hereby mutually covenanted and agreed as follows: 
  
 That Ground Lessor does hereby represent, covenant and warrant: 
  

	 	(a)	That said Ground Lease is in full force and effect and unmodified. 

  

	 	(b)	That there is no existing default under the provisions of said Ground Lease or in the performance of any of the terms, covenants, conditions or warranties thereof on the part of
either Ground Lessor or Landlord to be observed and performed thereunder. 

  
 That Ground Lessor consents to and approves the within Sublease. 
  
 That in the event of the cancellation or termination of said Ground Lease or of the surrender thereof, whether voluntary; involuntary or by operation of
law, prior to the expiration date of said Sublease, including any extensions and renewals of said Sublease now provided thereunder, and subject to the observance and performance by Tenant of all of the terms, covenants and conditions of said
Sublease on the part of Tenant to be observed and performed, Ground Lessor does hereby covenant and warrant as follows: 
  

	 	(a)	The quiet and peaceful possession of Tenant under said Sublease; 

  

	 	(b)	 That the Sublease shall continue in full force and effect and Ground Lessor shall recognize the Sublease and the Tenant’s rights thereunder and will thereby
establish 

  

 1 

	 	 
direct privity of estate and contract as between Ground Lessor and Tenant, with the same force and effect and with the same relative priority in time and
right as though the Sublease were originally made directly from Ground Lessor in favor of Tenant, but not in respect of any amendment to such Sublease not previously approved in writing by Ground Lessor; 

  

	 	(c)	To assume such of the obligations on the part of the Landlord under the Sublease which are deemed to run with the land for so long as Ground Lessor shall be the owner in fee of said
Demised Premises; 

  
 provided, however, Ground Lessor shall not in
any way or to any extent be liable to Tenant; unless Landlord and Ground Lessor are the same entity or affiliated entities: 
  

	 	(1)	For any past act or default on the part of the original or any prior landlord under said Sublease and Tenant shall have no right to assert same or any damages arising therefrom as
an offset or defense against Ground Lessor; 

  

	 	(2)	For the commencement or completion of any construction or any contribution toward construction or installation of any improvements upon the demised premises required under said
Sublease, or any expansion or rehabilitation of existing improvements thereon, or for restoration of improvements following any casualty not required to be insured under such Sublease or for the costs of any restoration in excess of the proceeds
recovered under any insurance required to be carried under such Sublease; 

  

	 	(3)	For any prepayment of rent or deposit, rental security or any other sums deposited with the original or any prior landlord under such Sublease and not delivered to Ground Lessor; or

  

	 	(4)	For any restriction on competition beyond the Demised Premises. 

  
 That in the event of the cancellation or termination of said Ground Lease or of the surrender thereof, whether voluntary, involuntary or by operation of
law, prior to the expiration date of said Sublease, including any extensions and renewals of said Sublease now provided thereunder, Tenant hereby covenants and agrees to make full and complete attornment to Ground Lessor, for the balance of the term
of the Sublease, including any extensions and renewals thereof, now provided thereunder, upon the same terms, covenants and conditions as therein provided, so as to establish direct privity of estate and contract as between Ground Lessor and Tenant
and with the same force and effect and relative priority in time and right as though the Sublease were originally made directly from Ground Lessor to Tenant, and Tenant will thereafter make all rent payments directly to Ground Lessor, and

  
 That Teachers and Tenant do hereby covenant and agree that
said Mortgage or Deed of Trust shall be and the same is hereby made SUBORDINATE to said Sublease and to the recognition and attornment agreements provided for in the third and fourth grammatical paragraphs hereof with the same force and effect as if
said Sublease had been executed, delivered and recorded and said recognition and attornment agreements aforesaid had been effected in each case prior to the execution, delivery and recording of said Mortgage or Deed of Trust. 
  
 EXCEPT, HOWEVER, that this Subordination shall not affect nor
be applicable to and does hereby expressly exclude: 
  

	 	(a)	The prior right and claim under and the prior lien of said Mortgage or Deed of Trust in, to and upon any award or other compensation heretofore or hereafter to be made for any
taking by eminent domain of any part of the Demised Premises, and as to the right of disposition thereof in accordance with the provisions of said Mortgage or Deed of Trust, 

  

	 	(b)	The prior right and claim under and the prior lien of said Mortgage or Deed of Trust, in, to and upon any proceeds payable under all policies of fire and rent insurance upon the
Demised Premises and as to the right of disposition thereof in accordance with the terms of said Mortgage or Deed of Trust, and 

  

	 	(c)	Any lien, right, power or interest, if any, which may have arisen or intervened in the period between the recording of said Mortgage or Deed of Trust and the execution of said
Sublease or the effective date of the recognition and attornment agreements aforesaid, whichever is later, and any lien or judgment which may arise at any time under the terms of said Sublease. 

  
 Tenant shall not subordinate the Sublease to any other mortgage or deed of
trust so long as the Mortgage or Deed of Trust now held or to be held by Teachers remains in effect. 
  

 2 

 Ground Lessor and Landlord agree that the Ground Lease shall not be modified, amended, canceled,
terminated or surrendered without the express prior written consent of Teachers. 
  
 This Subordination may not be modified except by an agreement in writing signed by the parties hereto. 
  
 That the terms, covenants and conditions hereof shall inure to the benefit of and be binding upon the respective parties hereto, their respective heirs,
executors, administrators, successors and assigns. 
  
 IN
WITNESS WHEREOF, the parties hereto have caused this writing to be signed, sealed and delivered in their respective names and behalf, and, if a corporation, by its officers duly authorized, on the day and year first above written.

  

							
	GROUND LESSOR:
	
	 CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited
 partnership

		
	By:	 	EOM GP, L.L.C., a Delaware limited liability company, its general partner
			
	 	 	 By:
	 	Equity Office Management, L.L.C., a Delaware limited liability company, its non-member manager
				
	 	 	 	 	 By:
	 	 /s/ Mark Geisreiter

				
	 	 	 	 	 Name:
	 	 Mark Geisreiter

				
	 	 	 	 	 Title:
	 	 Senior Vice President

	
	LANDLORD:
	
	CA-ONE MARKET LIMITED PARTNERSHIP, a Delaware limited partnership
		
	 By:
	 	EOM GP, L.L.C., a Delaware limited liability company, its general partner
			
	 	 	 By:
	 	Equity Office Management, L.L.C., a Delaware limited liability company, its non-member manager
				
	 	 	 	 	 By:
	 	 /s/ Mark Geisreiter

				
	 	 	 	 	 Name:
	 	 Mark Geisreiter

				
	 	 	 	 	 Title:
	 	 Senior Vice President

	
	TENANT:
	
	SALESFORCE.COM, INC., a Delaware corporation
		
	 By:
	 	 /s/ David Schellhase

		
	 Name:
	 	 David Schellhase

		
	 Title:
	 	 VP & General Counsel

		
	 By:
	 	 /s/ Steve Cakebread

		
	 Name:
	 	 Steve Cakebread

		
	 Title:
	 	 SVP & CFO

  

 3 

			
	LENDER:
	
	TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation
		
	By:	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 
		
	By:	 	 
		
	 Name:
	 	 
		
	 Title:
	 	 

  

 4 

  
 NOTARY ACKNOWLEDGMENT

 (Ground Lessor) 
  

					
	State of	    	California	  	)
	County of	    	San Francisco	  	)

  
 On November 15, 2004,
before me, Anastasiya A. Randall, personally appeared Mark Geisreiter of EQUITY OFFICE MANAGEMENT, L.L.C., a Delaware limited liability company, the non-member manager of EOM GP, L.L.C., a Delaware limited liability company, the general partner
of CA-One Market Limited Partnership, a Delaware limited partnership 
  

			
	personally known to me - OR -	  	proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
		
	[NOTARY STAMP APPEARS HERE]	  	 WITNESS my hand and official seal.
  
 /s/ Anastasiya A. Randall

	 	  	Notary Public

  

			
	My Commission Expires: January 14, 2006

  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  

			
	(check one)	  	 
		
	 ̈	  	INDIVIDUAL
	x	  	CORPORATE OFFICER
	 ̈	  	TITLE: _________________
	 ̈	  	PARTNER(S) LIMITED GENERAL
	 ̈	  	ATTORNEY-IN-FACT
	 ̈	  	TRUSTEE(S)
	 ̈	  	GUARDIAN/CONSERVATOR
	 ̈	  	OTHER: _________________

  
 SIGNER IS REPRESENTING:

  
 Name of Person(s) or Entity(ies)

  

	
	CA-One Market Limited Partnership, a Delaware limited partnership (“Ground Lessor”)

  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
 Non-Disturber and Attornment Agreement

	 	  	NUMBER OF PAGES __________
	 	  	DATE OF DOCUMENT __________
		
	SIGNER(S) OTHER THAN NAMED ABOVE:	  	 
		
	 LANDLORD:
	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	 LENDER:
	  	Teachers Insurance and Annuity Association of America, a New York corporation
		
	 TENANT:
	  	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 5 

  
 NOTARY ACKNOWLEDGMENT

 (Landlord) 
  

					
	State of	  	California	 	)
	County of	  	San Francisco	 	)

  
 On November 15, 2004
before me, Anastasiya A. Randall, personally appeared Mark Geisreiter of EQUITY OFFICE MANAGEMENT, L.L.C., a Delaware limited liability company, the non-member manager of EOM GP, L.L.C., a Delaware limited liability company, the general partner
of CA-One Market Limited Partnership, a Delaware limited partnership 
  

			
	 personally known to me - OR -
	 	 proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
 subscribed to the within instrument and acknowledged to me that he/she/they executed the
 same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
 instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the
 instrument.

	[NOTARY STAMP APPEARS HERE]	 
	 	 
	 	 
		
	 	 	WITNESS my hand and official seal.
	 	 	 /s/ Anastasiya A. Randall

	 	 	Notary Public

  

	
	My Commission Expires: January 14, 2006

  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  
 (check one) 
  

			
	  ̈
	  	INDIVIDUAL
	 x
	  	CORPORATE OFFICER
	  ̈
	  	TITLE:                                     
                   
	  ̈
	  	PARTNER(S) LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER:
                                        
            

  
 SIGNER IS REPRESENTING:

  
 Name of Person(s) or Entity(ies) 
  

	
	CA-One Market Limited Partnership, a Delaware limited partnership (“Landlord”)

  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT
DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
Non-Disturber and Attornment Agreement
 NUMBER OF PAGES
                        

	 	  	DATE OF DOCUMENT                         
		
	SIGNER(S) OTHER THAN NAMED ABOVE:	  	 
		
	GROUND LESSOR:	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	LENDER:	  	Teachers Insurance and Annuity Association of America, a New York corporation
		
	TENANT:	  	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 6 

  
 NOTARY ACKNOWLEDGMENT

 (LENDER) 
  

			
	State of	  	                                      
      )
	County of	  	                                      
      )

  
 On
                            , before
me,                                       
                                        
                                        
 , personally appeared
                                        
                                        
                             of TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York
corporation personally known to me - OR - proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  

			
	 	  	WITNESS my hand and official seal.
		
	 	  	

	 	  	Notary Public

  

	
	 My Commission Expires:
                                        
                                        
                

  

 OPTIONAL SECTION 
  
 CAPACITY CLAIMED BY
SIGNER 
  
 Though statute does not require the Notary to fill
in the data below, doing so may prove invaluable to persons relying on the document. 
  
 (check one) 
  

			
	  ̈
	  	INDIVIDUAL
	  ̈
	  	CORPORATE OFFICER
	  ̈
	  	TITLE:                                     
                   
	  ̈
	  	PARTNER(S) LIMITED GENERAL
	  ̈
	  	ATTORNEY-IN-FACT
	  ̈
	  	TRUSTEE(S)
	  ̈
	  	GUARDIAN/CONSERVATOR
	  ̈
	  	OTHER:
                                        
            

  
 SIGNER IS REPRESENTING:

  
 Name of Person(s) or Entity(ies) 
  

	
	Teachers Insurance and Annuity Association of America, a New York corporation (“Lender”)

  

 OPTIONAL SECTION 
  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT
DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
Non-Disturber and Attornment Agreement
 NUMBER OF PAGES
                        

	 	  	DATE OF DOCUMENT                         
		
	SIGNER(S) OTHER THAN NAMED ABOVE:	  	 
		
	LANDLORD:	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	GROUND LESSOR:	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	TENANT:	  	Salesforce.com, Inc., a Delaware corporation

  
 Though the data requested here is
not required by law, it could prevent fraudulent reattachment of this form. 
  

 7 

 NOTARY ACKNOWLEDGMENT 
 (TENANT) 
  

					
	 State of
	  	California	  	)
	 County of
	  	San Francisco	  	)

  
 On 11/4/04, before me,
Grace Gillen, Notary, personally appeared David Schellhase of Salesforce.com, Inc., a Delaware corporation proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) are subscribed to the within instrument and acknowledged
to me that she/they executed the same in her/their authorized capacity(ies), and that by her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
  

			
	[NOTARY STAMP APPEARS HERE]	 	 WITNESS my hand and official seal.

	 	 /s/ Grace Gillen

	 	 	Notary Public

  
 My Commission Expires: 7/9/08

                                       
                                        
                                        
                                        
                                        
                                        
                    
 OPTIONAL SECTION

  
 CAPACITY CLAIMED BY SIGNER 
  
 Though statute does not require the Notary to fill in the data below, doing
so may prove invaluable to persons relying on the document. 
  
 (check one)

  

			
	  ̈
	 	INDIVIDUAL
	  ̈
	 	CORPORATE OFFICER
	  ̈
	 	TITLE:
                                        
                    
	  ̈
	 	PARTNER(S)    LIMITED GENERAL
	  ̈
	 	ATTORNEY-IN-FACT
	  ̈
	 	TRUSTEE(S)
	  ̈
	 	GUARDIAN/CONSERVATOR
	  ̈
	 	OTHER:
                                        
                

  
 SIGNER IS REPRESENTING:

  
 Name of Person(s) or Entity(ies) 
                                       
                  , a(n)
                                        
                                 (“Tenant”) 
  
                                       
                                        
                                        
                                        
                                        
                                        
                    
 OPTIONAL SECTION

  

			
	THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED AT RIGHT:	  	 TITLE OR TYPE OF DOCUMENT: Subordination
 Non-Disturber and Attornment Agreement
 NUMBER OF PAGES
                                
 DATE OF DOCUMENT
                            

		
	SIGNER(S) OTHER THAN NAMED ABOVE:	  	 
		
	LENDER:	  	Teachers Insurance and Annuity Association of America, a New York corporation
		
	LANDLORD:	  	CA-One Market Limited Partnership, a Delaware limited partnership
		
	GROUND LESSOR:	  	CA-One Market Limited Partnership, a Delaware limited partnership

  
 Though the data requested here is not required by law, it could prevent fraudulent reattachment of this form. 
  

 8 

 EXHIBIT A 
  

LEGAL DESCRIPTION 
  
 THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF SAN FRANCISCO, CITY OF SAN FRANCISCO, AND IS DESCRIBED AS FOLLOWS: 
  
 BEGINNING AT THE POINT OF INTERSECTION OF THE NORTHWESTERLY LINE OF MISSION STREET WITH
THE SOUTHWESTERLY LINE OF STEUART STREET; THENCE NORTH 44 DEGREES 51’ 51” WEST ALONG SAID SOUTHWESTERLY LINE, 334.33 FEET TO A POINT IN A LINE PARALLEL WITH AND DISTANT 334.33 FEET NORTHWESTERLY, MEASURED AT RIGHT ANGLES, FROM SAID
NORTHWESTERLY LINE OF MISSION STREET; THENCE SOUTH 45 DEGREES 08’ 09” WEST ALONG SAID PARALLEL LINE 32 FEET AND 4-1/2 INCHES; THENCE NORTH 44 DEGREES 51’ 51” WEST 6 FEET AND 1-1/2 INCHES; THENCE SOUTH 45 DEGREES 08’ 09”
WEST 16 FEET AND 4 INCHES; THENCE NORTH 44 DEGREES 51’ 51” WEST 112 FEET AND 5-1/8 INCHES; THENCE SOUTH 45 DEGREES 08’ 09” WEST 177 FEET AND 7-1/2 INCHES; THENCE SOUTH 44 DEGREES 51’ 51” EAST 112 FEET AND 5-1/8 INCHES;
THENCE SOUTH 45 DEGREES 08’ 09” WEST 16 FEET AND 3-1/2 INCHES; THENCE SOUTH 44 DEGREES 51’ 51” EAST 6 FEET AND 1-1/2 INCHES TO A POINT IN SAID PARALLEL LINE; THENCE SOUTH 45 DEGREES 09’ 09” WEST ALONG SAID PARALLEL LINE
32 FEET AND 4-1/2 INCHES TO A POINT IN THE NORTHEASTERLY LINE OF SPEAR STREET; THENCE SOUTH 44 DEGREES 51’ 51” EAST ALONG SAID NORTHEASTERLY LINE, 334.33 FEET TO A POINT IN SAID NORTHWESTERLY LINE OF MISSION STREET; THENCE NORTH 45 DEGREES
08’ 09” EAST ALONG SAID NORTHWESTERLY LINE 274 FEET TO THE POINT OF BEGINNING. 
  

 8Asset Purchase Agreement

Table of Contents

 Exhibit 10.1 
  

  
  
 DAIRY FARMERS OF AMERICA INC. 
  
 as Seller, 
  
 MID-AM CAPITAL, L.L.C., 
  
 as an Affiliate of Seller, 
  
 EAGLE FAMILY FOODS HOLDINGS, INC. 
  
 as Parent

  
 and 
  
 EAGLE FAMILY FOODS, INC. 
  
 as Buyer 
  

  
 ASSET PURCHASE AGREEMENT 
  

  

Dated as of November 18, 2004 
  

  

Table of Contents

 
TABLE OF CONTENTS 
  

					
	 	 	 	  	Page

	 RECITALS
	 	 	  	1
			
	 SECTION 1.
	 	
DEFINITIONS.	  	1
			
	 SECTION 2.
	 	
PURCHASE AND SALE OF THE PURCHASED PROPERTY AND INVESTMENT.	  	7
			
	 SECTION 2.1.
	 	
Transfer of Assets	  	7
	 SECTION 2.2.
	 	
Investment	  	7
	 SECTION 2.3.
	 	
Purchase Price	  	8
	 SECTION 2.4.
	 	
Closing Date.	  	8
	 SECTION 2.5.
	 	
Completion Date.	  	8
	 SECTION 2.6.
	 	
Subsequent Documentation	  	8
	 SECTION 2.7.
	 	
Assumed Liabilities and Excluded Liabilities.	  	8
			
	 SECTION 3.
	 	
CLOSING AND FINAL TRANSFER.	  	10
			
	 SECTION 3.1.
	 	
The Closing	  	10
	 SECTION 3.2.
	 	
The Final Transfer	  	10
			
	 SECTION 4.
	 	
REPRESENTATIONS AND WARRANTIES OF THE SELLER AND MID-AM.	  	10
			
	 SECTION 4.1.
	 	
Corporate Organization	  	10
	 SECTION 4.2.
	 	
Qualification to Do Business	  	11
	 SECTION 4.3.
	 	
Authorization and Validity of Agreement	  	11
	 SECTION 4.4.
	 	
No Conflict or Violation	  	11
	 SECTION 4.5.
	 	
Consents and Approvals	  	11
	 SECTION 4.6.
	 	
Tax Matters	  	12
	 SECTION 4.7.
	 	
Real Property.	  	12
	 SECTION 4.8.
	 	
Equipment and Machinery	  	13
	 SECTION 4.9.
	 	
Licenses, Permits and Governmental Approvals	  	14
	 SECTION 4.10.
	 	
Compliance with Law; Licenses	  	14
	 SECTION 4.11.
	 	
Litigation	  	14
	 SECTION 4.12.
	 	
Contracts.	  	15
	 SECTION 4.13.
	 	
Employee Plans.	  	16
	 SECTION 4.14.
	 	
Insurance	  	17
	 SECTION 4.15.
	 	
Employees and Labor Matters.	  	17
	 SECTION 4.16.
	 	
Environmental Matters	  	18
	 SECTION 4.17.
	 	
Microbial Matter	  	19
	 SECTION 4.18.
	 	
Offering Exemption; Knowledge and Experience; Economic Risk	  	19
	 SECTION 4.19.
	 	
Limitations on Disposition	  	19
	 SECTION 4.20.
	 	
Investment Purpose	  	20
	 SECTION 4.21.
	 	
Compliance with Law	  	20
	 SECTION 4.22.
	 	
Survival	  	20

Table of Contents

					
	 SECTION 5.
	 	
REPRESENTATIONS AND WARRANTIES OF THE PARENT AND THE BUYER.	  	20
			
	 SECTION 5.1.
	 	
Corporate Organization	  	20
	 SECTION 5.2.
	 	
Qualification to Do Business	  	21
	 SECTION 5.3.
	 	
Financial Statements; SEC Filings.	  	21
	 SECTION 5.4.
	 	
Authorization and Validity of Agreement	  	21
	 SECTION 5.5.
	 	
No Conflict or Violation	  	22
	 SECTION 5.6.
	 	
Compliance with Law; Licenses	  	22
	 SECTION 5.7.
	 	
Litigation	  	22
	 SECTION 5.8.
	 	
Capitalization	  	22
	 SECTION 5.9.
	 	
Valid Issuance	  	23
	 SECTION 5.10.
	 	
Consents and Approvals	  	23
	 SECTION 5.11.
	 	
Private Offering	  	23
	 SECTION 5.12.
	 	
Brokerage	  	23
	 SECTION 5.13.
	 	
Employee Plans.	  	23
	 SECTION 5.14.
	 	
Insurance	  	25
	 SECTION 5.15.
	 	
Labor Relations	  	25
	 SECTION 5.16.
	 	
Environmental Matters.	  	25
	 SECTION 5.17.
	 	
Tax Matters.	  	26
	 SECTION 5.18.
	 	
Intellectual Property	  	26
	 SECTION 5.19.
	 	
Absence of Certain Changes or Events	  	26
	 SECTION 5.20.
	 	
Contracts.	  	27
	 SECTION 5.21.
	 	
Survival	  	28
			
	 SECTION 6.
	 	
COVENANTS OF THE SELLER.	  	28
			
	 SECTION 6.1.
	 	
Conduct of Business Before the Closing Date.	  	28
	 SECTION 6.2.
	 	
Conduct of Business Before the Completion Date	  	29
	 SECTION 6.3.
	 	
Actions Before Closing Date and Completion Date	  	29
	 SECTION 6.4.
	 	
Consents and Approvals	  	30
	 SECTION 6.5.
	 	
Access to Properties and Records	  	30
	 SECTION 6.6.
	 	
Negotiations	  	30
	 SECTION 6.7.
	 	
Further Assurances	  	30
	 SECTION 6.8.
	 	
Reasonable Commercial Efforts	  	30
	 SECTION 6.9.
	 	
Notice of Breach	  	30
	 SECTION 6.10.
	 	
Assignment of Contracts and Warranties	  	31
	 SECTION 6.11.
	 	
Surveys	  	31
	 SECTION 6.12.
	 	
Title Affidavits	  	31
	 SECTION 6.13.
	 	
Environmental Studies	  	31
	 SECTION 6.14.
	 	
Resale of Shares.	  	31
	 SECTION 6.15.
	 	
Confidentiality	  	32
	 SECTION 6.16.
	 	
Supplements to Schedules	  	32
	 SECTION 6.17.
	 	
Transaction Bonus Plan	  	32
			
	 SECTION 7.
	 	
COVENANTS OF THE PARENT AND THE BUYER.	  	33
			
	 SECTION 7.1.
	 	
Conduct of Business Before the Closing Date 	  	33

Table of Contents

					
	 SECTION 7.2.
	 	
Conduct of Business Before the Completion Date	  	33
	 SECTION 7.3.
	 	
Actions Before Closing Date and Completion Date	  	33
	 SECTION 7.4.
	 	
Consents and Approvals	  	33
	 SECTION 7.5.
	 	
Access to Properties and Records	  	33
	 SECTION 7.6.
	 	
Negotiations	  	33
	 SECTION 7.7.
	 	
Further Assurances	  	34
	 SECTION 7.8.
	 	
Reasonable Commercial Efforts	  	34
	 SECTION 7.9.
	 	
Notice of Breach	  	34
			
	 SECTION 8.
	 	
EMPLOYEES AND EMPLOYEE PLANS.	  	34
			
	 SECTION 8.1.
	 	
Offer of Employment	  	34
	 SECTION 8.2.
	 	
Employee Benefits	  	34
	 SECTION 8.3.
	 	
Liability	  	35
	 SECTION 8.4.
	 	
Seller’s Cooperation in Hiring of Employees	  	35
	 SECTION 8.5.
	 	
Rights	  	35
			
	 SECTION 9.
	 	
TAXES.	  	35
			
	 SECTION 9.1.
	 	
Allocation of Purchase Price and Purchase Price Allocation Forms	  	35
	 SECTION 9.2.
	 	
Indemnification Payments	  	36
			
	 SECTION 10.
	 	
INDEMNIFICATION AND ARBITRATION.	  	36
			
	 SECTION 10.1.
	 	
Indemnification by the Seller	  	36
	 SECTION 10.2.
	 	
Procedures for Indemnification by the Seller	  	37
	 SECTION 10.3.
	 	
Indemnification by the Parent and/or the Buyer	  	37
	 SECTION 10.4.
	 	
Procedures for Indemnification by the Parent and/or Buyer	  	38
	 SECTION 10.5.
	 	
Successors and Assigns	  	39
	 SECTION 10.6.
	 	
Arbitration.	  	39
			
	 SECTION 11.
	 	
CONDITIONS TO OBLIGATIONS OF THE SELLER AND MID-AM TO CONSUMMATE CLOSING.	  	40
			
	 SECTION 11.1.
	 	
Representations and Warranties of the Parent and Buyer	  	40
	 SECTION 11.2.
	 	
Performance of the Obligations of the Parent and Buyer	  	40
	 SECTION 11.3.
	 	
Governmental Consents and Approvals	  	40
	 SECTION 11.4.
	 	
Third Party Consents and Approvals	  	40
	 SECTION 11.5.
	 	
No Violation of Orders	  	41
	 SECTION 11.6.
	 	
Opinion of Counsel	  	41
	 SECTION 11.7.
	 	
Charter Amendment	  	41
	 SECTION 11.8.
	 	
Execution of Certain Documents	  	41
	 SECTION 11.9.
	 	
Election of Director	  	41
	 SECTION 11.10.
	 	
Parent and Buyer Closing Documents	  	41
	 SECTION 11.11.
	 	
Legal Matters	  	42
			
	 SECTION 12.
	 	
CONDITIONS TO OBLIGATIONS OF THE PARENT AND THE BUYER TO CONSUMMATE CLOSING.	  	42
			
	 SECTION 12.1.
	 	
Representations and Warranties of the Seller	  	42
	 SECTION 12.2.
	 	
Performance of the Obligations of the Seller	  	42
	 SECTION 12.3.
	 	
Governmental Consents and Approvals	  	43

Table of Contents

					
	 SECTION 12.4.
	 	
Third Party Consents and Approvals	  	43
	 SECTION 12.5.
	 	
No Violation of Orders	  	43
	 SECTION 12.6.
	 	
Opinion of Counsel	  	43
	 SECTION 12.7.
	 	
Transaction Documents	  	43
	 SECTION 12.8.
	 	
Seller Closing Documents	  	43
	 SECTION 12.9.
	 	
Legal Matters	  	44
	 SECTION 12.10.
	 	
Title Policy	  	44
			
	 SECTION 13.
	 	
CONDITIONS PRECEDENT TO CONSUMMATION OF FINAL TRANSFER.	  	44
			
	 SECTION 13.1.
	 	
Conditions to Obligations of the Seller	  	44
	 SECTION 13.2.
	 	
Conditions to Obligations of the Buyer	  	45
			
	 SECTION 14.
	 	
TERMINATION.	  	45
			
	 SECTION 14.1.
	 	
Conditions of Termination	  	45
	 SECTION 14.2.
	 	
Effect of Termination	  	45
			
	 SECTION 15.
	 	
MISCELLANEOUS.	  	45
			
	 SECTION 15.1.
	 	
Successors and Assigns	  	45
	 SECTION 15.2.
	 	
Governing Law; Jurisdiction	  	46
	 SECTION 15.3.
	 	
Expenses	  	46
	 SECTION 15.4.
	 	
Transfer Taxes	  	46
	 SECTION 15.5.
	 	
Severability	  	46
	 SECTION 15.6.
	 	
Notices	  	46
	 SECTION 15.7.
	 	
Amendments; Waivers	  	47
	 SECTION 15.8.
	 	
Public Announcements	  	47
	 SECTION 15.9.
	 	
Entire Agreement	  	47
	 SECTION 15.10.
	 	
Parties in Interest	  	48
	 SECTION 15.11.
	 	
Scheduled Disclosures	  	48
	 SECTION 15.12.
	 	
Section and Paragraph Headings	  	48
	 SECTION 15.13.
	 	
Counterparts	  	48
	 Exhibits:

	
	 Exhibit A - Second Amended and Restated Certificate of Incorporation

	 Exhibit B-1 - Contribution and Exchange Agreement

	 Exhibit B-2 - Contribution and Exchange Agreement

	 Exhibit C - Milk Supply Agreement

	 Exhibit D - Amended and Restated Registration Rights Agreement

	 Exhibit E - Amended and Restated Stockholders Agreement

	 Exhibit F - Tolling Agreement

	 Exhibit G - Transition and Facilities Agreement

Table of Contents

 ASSET PURCHASE AGREEMENT 
  
 THIS ASSET PURCHASE AGREEMENT, dated as of November 18, 2004, by and among Dairy Farmers of America Inc., a Kansas
cooperative marketing association (the “Seller”), Mid-Am Capital, L.L.C., a Delaware limited liability company and Affiliate of the Seller (“Mid-Am”), Eagle Family Foods Holdings, Inc., a Delaware corporation (the
“Parent”) and Eagle Family Foods, Inc., a Delaware corporation and wholly owned subsidiary of the Parent (the “Buyer”). 
  
 W I T N E S S E T H: 
  
 WHEREAS, the Seller desires to sell to the Buyer, and the Buyer desires to purchase from the Seller, the Purchased Property
(as hereinafter defined) pursuant to the terms and conditions set forth herein; 
  
 WHEREAS, the Seller desires to make an investment in the Parent of $16 million pursuant to the terms and conditions set forth herein; and 
  
 WHEREAS, the Parent desires to issue the Shares (as hereinafter defined) to the Seller pursuant to the terms and conditions
set forth herein; 
  
 NOW, THEREFORE, in consideration of the
foregoing and the respective covenants and agreements hereinafter contained, the parties hereto hereby agree as follows: 
  
 
SECTION 1. DEFINITIONS. 
  
 As
used in this Agreement (including the recitals and Schedules hereto), the following terms shall have the following meanings (such meanings to be applicable equally to both singular and plural forms of the terms defined): 
  
 “Affiliate” shall mean, as to any Person, any other Person
which directly or indirectly controls, or is under common control with, or is controlled by, such Person. As used in this definition, “control” (including, with its correlative meanings, “controlled by” and “under common
control with”) shall mean possession, directly or indirectly, of the power to direct or cause the direction of management or policies (whether through ownership of securities or partnership or other ownership interests) of such Person;

  
 “Agreement” shall mean this Asset Purchase
Agreement, by and among the Parent, the Buyer and the Seller, and all exhibits and schedules hereto; 
  
 “Allocation Statement” shall have the meaning set forth in Section 9.1 hereof; 
  
 “Assigned Contracts” shall mean all the Seller’s rights
in, to and under the Contracts; 
  
 “Assumed
Liabilities” shall have the meaning set forth in Section 2.7(a) hereof; 
  

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 “Business” shall mean all the business activities and operations of the Seller in
connection with the manufacturing by the Seller of dairy-based powder products at the Plant and the operation of the Plant; 
  
 “Business Day” shall mean days other than Saturdays, Sundays and other legal holidays or days on which the banks in New York, New York
are closed; 
  
 “Buyer” shall have the meaning
set forth in the Preamble hereto; 
  
 “Buyer Employee
Benefit Plans” shall have the meaning set forth in Section 5.13(a) hereof; 
  
 “Buyer ERISA Affiliate” shall have the meaning set forth in Section 5.13(c) hereof; 
  
 “Buyer Indemnitees” shall have the meaning set forth in Section 10.1 hereof; 
  
 “Buyer Losses” shall have the meaning set forth in Section
10.1 hereof; 
  
 “Buyer Material Adverse Effect”
shall mean a material adverse effect on (i) the business, operations, assets, properties or condition (financial or otherwise) of the Parent and its Subsidiaries taken as a whole or (ii) the ability of the Parent or the Buyer to consummate the
transactions contemplated hereby, resulting from the act or inaction of a Person other than the Parent or its Subsidiaries, which act or inaction causes the timely consummation of the transactions contemplated hereby to be substantially delayed or
rendered commercially unreasonable; 
  
 “Buyer Transaction
Documents” shall mean the Transaction Documents, the Registration Rights Agreement, the Stockholders Agreement and the Contribution and Exchange Agreements. 
  
 “Charter Amendment” shall mean the Second Amended and Restated Certificate of Incorporation of the Parent,
substantially in the form attached hereto as Exhibit A. 
  
 “Closing” shall have the meaning set forth in Section 3.1 hereof; 
  
 “Closing Date” shall have the meaning set forth in Section 3.1 hereof; 
  
 “Code” shall mean the Internal Revenue Code of 1986, as amended; 
  
 “Completion Date” shall have the meaning set forth in Section 3.2 hereof; 
  
 “Common Stock Shares” shall have the meaning set forth in
Section 2.3 hereof; 
  
 “Contracts” shall have
the meaning set forth in Section 4.12 hereof; 
  
 “Contribution and Exchange Agreements” shall mean those certain Contribution and Exchange Agreements, by and between the Parent and each of Warburg, Pincus Ventures, L.P. and GE Investment Private Placement Partners II and
Craig Steinke, substantially in the form attached hereto as Exhibits B-1 and B-2. 
  

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 “Documents and Records” shall mean the copies of all documents referred to in the Title
Commitments; 
  
 “Dispute” shall have the meaning
set forth in Section 10.6(a) hereof; 
  
 “Eagle Material
Contract” shall have the meaning set forth in Section 5.20 hereof. 
  
 “Environmental Laws” shall have the meaning set forth in Section 4.16 hereof; 
  
 “Equipment and Machinery” shall mean (i) all the equipment, machinery, furniture, computers, laptops, servers and related hardware,
facsimile machines, duplicating machines, fixtures and improvements, supplies, tangible property and vehicles owned or leased by the Seller on the Closing Date and used by the Seller primarily in connection with the operation of the Plant, (ii) all
the replacements for any of the foregoing owned or leased by the Seller, and (iii) any rights of the Seller to the warranties (to the extent assignable) and licenses received from manufacturers and Seller of the aforesaid items; 
  
 “ERISA” shall mean the Employee Retirement Income Security
Act of 1974, as amended; 
  
 “Exchange Act” shall
mean the Securities Exchange Act of 1934, as amended and all rules and regulations promulgated thereunder; 
  
 “Excluded Assets” shall have the meaning set forth in Section 2.1(d) hereof; 
  
 “Excluded Liabilities” shall have the meaning set forth in
Section 2.7(b) hereof; 
  
 “Files and Records”
shall mean all files and records, whether in hard copy, electronic or magnetic format or otherwise, of the Seller specifically relating to the Purchased Property, including, without limitation, the following types of files and records specifically
relating to equipment maintenance records, equipment warranty information, Plant plans, specifications and drawings and all files and records relating to Transferred Employees, correspondence with federal, state and local governmental agencies
relating to the Business and the Purchased Property and related files and records of the Seller; 
  
 “Final Transfer” shall have the meaning set forth in Section 2.2 hereof; 
  
 “Financial Statements” shall have the meaning set forth in Section 5.3 hereof; 
  
 “GAAP” shall mean United States generally accepted
accounting principles as in effect on the date on which the document or calculation to which it refers relates, applied on a consistent basis throughout the periods covered thereby; 
  

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 “Government” shall mean any agency, division, subdivision, audit group or procuring
office of the Government of the United States, any state of the United States or any foreign government, including the employees or agents thereof; 
  
 “Governmental Entity” shall mean any Federal, state or foreign governmental or public body, court, agency or regulatory authority;

  
 “Hazardous Materials” shall have the meaning
set forth in Section 4.16 hereto; 
  
 “Intangible
Assets” shall mean all intangible personal property rights, relating to the Business and/or the Purchased Property; 
  
 “Intellectual Property” shall have the meaning set forth in Section 5.18 hereof; 
  
 “Investment” shall have the meaning set forth in Section 2.2
hereto; 
  
 “Lien” shall mean any mortgage,
pledge, security interest, encumbrance, lien (statutory or other) or conditional sale agreement; 
  
 “Listed Employees” shall have the meaning set forth in Section 8.1 hereof; 
  
 “Material Adverse Effect” shall mean a material adverse effect on (i) the business operations, assets,
properties or condition (financial or otherwise) of any of the Purchased Property or the Business or (ii) the ability of the Seller to consummate the transactions contemplated hereby, resulting from the act or inaction of a Person other than the
Seller, which act or inaction causes the timely consummation of the transactions contemplated hereby to be substantially delayed or rendered commercially unreasonable; 
  
 “Material Contracts” shall have the meaning set forth in Section 4.12(a) hereof; 
  
 “Mid-Am” shall have the meaning set forth in the Preamble
hereto; 
  
 “Mid-Am Material Adverse Effect”
shall mean a material adverse effect on (i) the business operations, assets, properties or condition (financial or otherwise) of any of the Purchased Property or the Business or (ii) the ability of Mid-Am to consummate the transactions contemplated
hereby, resulting from the act or inaction of a Person other than Mid-Am, which act or inaction causes the timely consummation of the transactions contemplated hereby to be substantially delayed or rendered commercially unreasonable; 
  
 “Milk Supply Agreement” shall mean that certain Milk Supply
Agreement, by and between the Buyer and the Seller, substantially in the form attached hereto as Exhibit C; 
  
 “Multiemployer Plan” shall have the meaning set forth in Section (3)(37) of ERISA; 
  
 “Other Contracts” shall mean all Equipment and Machinery
leases, all Material Contracts and all other contracts, commitments and agreements to which the Seller is a party and which are related to the Purchased Property or the operation of the Plant, but excluding Seller Employee Benefit Plans; 

 

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 “Owned Real Property” shall have the meaning set forth in Section 4.7(a) hereof and
include all improvements, fixtures and all other appurtenances thereto and rights in respect thereof; 
  
 “Parent” shall have the meaning set forth in the Preamble hereto; 
  
 “Parent/Buyer Events of Breach” shall have the meaning set forth in Section 10.3 hereof; 
  
 “Permits” shall have the meaning set forth in Section 4.9
hereof; 
  
 “Permitted Liens” shall mean and
include the items listed on Schedule 4.7(a) hereof; 
  
 “Person” shall mean and include any individual, corporation, limited liability company, partnership, joint venture, association, joint-stock company, trust, any other unincorporated organization or Government; 

 
 “Plant” shall mean the manufacturing facility of the
Seller, located at 255 Montoya Road, El Paso, Texas 79932; 
  
 “Preferred Stock Shares” shall have the meaning set forth in Section 2.3 hereof; 
  
 “Purchased Property” shall have the meaning set forth in Section 2.1 hereof; 
  
 “Proceeding” shall have the meaning set forth in Section
10.2 hereof; 
  
 “Refurbishment” shall mean the
improvements to the Owned Real Property to be made by the Buyer after the Closing Date and prior to the Completion Date, as more fully described on Schedule 1.1 hereto; 
  
 “Registration Rights Agreement” shall mean that certain Amended and Restated Registration Rights Agreement,
by and among the Parent, the Seller and the other parties signatory thereto, substantially in the form attached hereto as Exhibit D; 
  
 “SEC” shall mean the Securities Exchange Commission. 
  
 “SEC Reports” shall mean any Annual Report on Form 10-K, Quarterly Report on Form 10-Q, Current Report on
Form 8-K together with any amendments required to be made with respect thereto, required to be filed with the SEC by the Parent since January 1, 2002 and prior to the date hereof.; 
  
 “Securities Act” shall mean the Securities Act of 1933, as amended and all rules and regulations
promulgated thereunder; 
  
 “Seller” shall have
the meaning set forth in the Preamble hereto; 
  

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 “Seller Employee Benefit Plans” shall have the meaning set forth in Section
4.13(a) hereof; 
  
 “Seller ERISA Affiliate”
shall have the meaning set forth in Section 4.13(c) hereof; 
  
 “Seller Indemnitees” shall have the meaning set forth in Section 10.3 hereof; 
  
 “Seller Losses” shall have the meaning set forth in Section 10.3 hereof; 
  
 “Seller Transaction Documents” shall mean the Transaction Documents, the Registration Rights Agreement and
the Stockholders Agreement; 
  
 “Seller’s Events of
Breach” shall have the meaning set forth in Section 10.1 hereof; 
  
 “Shares” shall have the meaning set forth in Section 2.3 hereof; 
  
 “Stockholders Agreement” shall mean that certain Amended and Restated Stockholders’ Agreement by and among the Parent, the Seller
and the other parties signatory thereto, substantially in the form attached hereto as Exhibit E; 
  
 “Subsidiary” shall mean a corporation of which a Person owns, directly or indirectly, more than 50% of the voting stock; 
  
 “Surveys” shall have the meaning set forth in Section 6.12
hereof; 
  
 “Taxes” shall mean all federal,
state, local or foreign taxes, including, but not limited to, income, gross income, gross receipts, capital, production, excise, employment, sales, use, transfer, transfer gain, ad valorem, premium, profits, license, capital stock, franchise,
severance, stamp, withholding, Social Security, employment, unemployment, disability, worker’s compensation, payroll, utility, windfall profit, custom duties, personal property, real property, environmental, registration, alternative or add-on
minimum, estimated and other taxes, governmental fees or like charges of any kind whatsoever, including any interest, penalties or additions thereto whether disputed or not; 
  
 “Tax Returns” shall mean any return, report, information return or other document (including any related or
supporting information) filed or required to be filed with any governmental body in connection with the determination, assessment, collection or administration of any Taxes; 
  
 “Title Commitment” shall have the meaning set forth in Section 4.7(g) hereof; 
  
 “Title Insurance Company” shall have the meaning set forth
in Section 4.7(g) hereof; 
  

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 “Tolling Agreement” shall mean that certain Tolling Agreement by and between the Buyer
and the Seller, substantially in the form attached hereto as Exhibit F; 
  
 “Transaction Documents” shall mean this Agreement, the Milk Supply Agreement, the Tolling Agreement, the Transition Agreement, all exhibits and schedules hereto and thereto, and all other agreements,
instruments, certificates and other documents to be entered into or delivered by any party in connection with the transactions contemplated to be consummated pursuant to any of the foregoing; 
  
 “Transferred Employees” shall have the meaning set forth in
Section 8.1 hereof; 
  
 “Transition Agreement”
shall mean that certain Transition and Facilities Agreement, by and between the Buyer and the Seller, substantially in the form attached hereto as Exhibit G; and 
  
 “Voting Stock” shall mean securities of any class or classes of a corporation the holders of which are
ordinarily, in the absence of contingencies, entitled to elect a majority of the corporate directors (or persons performing similar functions). 
  
 
SECTION 2. PURCHASE AND SALE OF THE PURCHASED PROPERTY AND INVESTMENT. 
  
 
SECTION 2.1. Transfer of Assets. Subject to the terms and conditions herein set forth, the Seller shall sell, convey, transfer, assign and deliver to the Buyer, free and clear of any Lien, except the Permitted
Liens, and the Buyer shall purchase and accept from the Seller, on the Closing Date, the following (collectively, the “Purchased Property”): 
  

(a) all of the Seller’s right, title and interest to the Owned Real Property, Assigned Contracts, Equipment and Machinery, Files and Records
(other than Files and Records for Transferred Employees, which shall not be transferred and delivered until the Completion Date), Intangible Assets and Permits; 
  

(b) all of the Seller’s claims, refunds, causes of action, choses in action, rights of recovery and rights of setoff of any kind relating to the
Purchased Property; 
  
 (c) to the extent transferable, all
telephone numbers (including without limitation, toll free numbers), fax numbers and similar numbers relating to the Plant; and 
  
 (d) all other assets, properties, and rights of every kind, other than those assets set forth on Schedule 2.1(d) (collectively, the
“Excluded Assets”), used primarily in connection with the operation of the Plant, on the Closing Date located at the Plant, whether or not specifically referred to in this Agreement. 
  
 
SECTION 2.2. Investment. Subject to the terms and conditions herein set forth, the Seller shall make a cash investment in the Parent of $10 million and Mid-Am shall make a cash investment in the Parent of $6
million (together, the “Investment”), of which up to $14 million shall be contributed by the Parent to the Buyer to be used by the Buyer to effect the Refurbishment and the remainder of which shall be used for general working
capital purposes. 
  

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SECTION 2.3. Purchase Price. In consideration of the Investment and the sale and transfer of the Purchased Property, the Parent shall issue (i) 1,048,091 shares of its common stock, par value $.01 (the
“Common Stock Shares”) to Seller and (ii) 150 shares of its Series I Non-Voting Preferred Stock, par value $.01 per share (the “Preferred Stock Shares” and, together with the Common Stock Shares, the
“Shares”) to Mid-Am. 
  
 
SECTION 2.4. Closing Date. 
  
 (a) The sale, transfer, assignment and delivery by the Seller of the Purchased Property to the Buyer, as herein provided, shall be effected on the Closing Date by deeds, bills of sale, endorsements, assignments and other instruments of
transfer and conveyance satisfactory in form and substance to counsel for the Buyer. 
  
 (b) On the Closing Date, the Parent shall deliver to the Seller (i) upon receipt by wire transfer of $16 million in immediately available funds, one or more certificate(s) representing the Common Stock Shares,
registered in the name of the Seller, and one or more certificate(s) representing the Preferred Stock Shares, registered in the name of the Seller. 
  
 (c) On the Closing Date, the Buyer shall deliver to the Seller an executed instrument of assumption of liabilities with respect to the Assumed Liabilities
set forth in Section 2.7(a) hereof. 
  
 
SECTION 2.5. Completion Date. 
  
 (a) On the Completion Date, the Buyer shall execute and deliver to the Seller an instrument of assumption of liabilities with respect to the Assumed Liabilities set forth in Section 2.7(a)(ii) hereof. 
  
 (b) On the Completion Date, the Seller shall deliver the Files and Records
relating to the Transferred Employees. 
  
 
SECTION 2.6. Subsequent Documentation. The Seller shall, at any time and from time to time after the Closing Date, upon the request of the Buyer and at the expense of the Seller, do, execute, acknowledge and
deliver, or cause to be done, executed, acknowledged and delivered, all such further deeds, assignments, transfers and conveyances as may be required for the better assigning, transferring, granting, conveying and confirming to the Buyer or its
successors and assigns, or for aiding and assisting in collecting and reducing to possession, any or all of the Purchased Property. 
  
 
SECTION 2.7. Assumed Liabilities and Excluded Liabilities. 
  
 (a) Assumption of Liabilities. As additional consideration for the Purchased Property, the Buyer shall assume and the Buyer hereby agrees to pay,
perform and discharge when due: 
  

	 	(i)	from and after the Closing Date, all obligations of the Seller arising pursuant to the terms of the Contracts set forth on Schedule 2.7(a)(i) and subject to the terms and
conditions of the Transition Agreement (other than liabilities relating to any breach or default of any such Contract prior to the Closing Date); 

  

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	 	(ii)	from and after the Completion Date, all obligations and liabilities of the Seller arising pursuant to the terms of the Contracts set forth on Schedule 2.7(a)(ii) (other than
liabilities relating to any breach or default of any such Contract prior to the Completion Date); 

  

	 	(iii)	all obligations of the Buyer arising after the Closing Date, subject to Sections 2.7(b) and 10 hereof, and subject to the terms and conditions of the Transition Agreement,
(collectively, with (i) and (ii) the “Assumed Liabilities”). 

  
 (b) Excluded Liabilities. Anything in this Agreement to the contrary notwithstanding, the Seller shall be responsible for all of the liabilities and obligations not hereby expressly assumed by the Buyer and the
Buyer shall not assume, or in any way be liable or responsible for, any liabilities or obligations of the Seller except as specifically provided by Section 2.7(a) herein (the “Excluded Liabilities”). Without limiting the generality
of the foregoing, the Buyer shall not assume any of the following: 
  

	 	(i)	any liability or obligation under Contracts, Other Contracts or other agreements to which the Seller is a party or by or to which the Seller or any of its assets, properties or
rights is bound or subject which is not reflected on Schedule 2.7(a)(i) or Schedule 4.12; 

  

	 	(ii)	any liability or obligation arising out of or relating to any items on Schedule 2.7(b); 

  

	 	(iii)	any liability or obligation arising out of (i) the conduct of the Business, whether prior to or after the Closing Date and prior to the Completion Date pursuant to the terms and
conditions of the Transition Agreement; (ii) the employment or termination of employment by the Seller of any of Seller’s employees, whether before or after the Closing Date or Completion Date and whether or not such employees become
Transferred Employees; (iii) the retention by the Seller of any agents or contractors, whether before or after the Closing Date or Completion Date; or (iv) any workers’ compensation claims filed by any employee or former employee or other
service provider of the Seller in connection with any employment with or service to the Seller, whether prior to or after the Closing Date and prior to the Completion Date; 

  

	 	(iv)	any liabilities related to (i) income Taxes of the Seller, (ii) Taxes attributable to the transfer of the Purchased Property pursuant to this Agreement, (ii) all other Taxes
attributable to periods ending on or prior to the Closing Date or prior to the Completion Date pursuant to the terms of the Transition Agreement, and (iii) Taxes of any other Person pursuant to an agreement or otherwise; 

  

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	 	(v)	any liability or obligation arising under Environmental Laws attributable to any acts, omissions, or conditions occurring prior to the Closing Date, including, but not limited to,
any liability or obligation with respect to the release, handling, discharge, treatment, storage, generation, disposal, or presence of Hazardous Materials, other than any liability or obligation arising under Environmental Laws and relating to
matters disclosed on Schedule 4.16 in which case Buyer shall assume such liabilities and obligations but only to the extent such liabilities and obligations are directly due to any action taken by Buyer after the Closing Date based on a comparative
negligence standard; 

  

	 	(vi)	any liability unrelated to the Purchased Property; 

  

	 	(vii)	any liability for Taxes imposed on the Seller; 

  

	 	(viii)	any liability or obligation of the Seller under any Seller Employee Benefit Plan; and 

  

	 	(ix)	fees or expenses of the Seller incurred with respect to the transactions contemplated herein. 

  
 
SECTION 3. CLOSING AND FINAL TRANSFER. 
  
 
SECTION 3.1. The Closing. The closing of the sale and purchase of the Purchased Property, the transfer of certain Assumed Liabilities pursuant to Section 2.7(a) hereof and the Investment (the
“Closing”) shall take place at the offices of Willkie Farr & Gallagher LLP at 787 Seventh Avenue, New York, New York 10019 at 10:00 a.m. on November [      ], or at such other place and time
as may be mutually agreed to by the parties hereto (the “Closing Date”). 
  
 
SECTION 3.2. The Final Transfer. The consummation of the transfer of the remaining Assumed Liabilities pursuant to Section 2.7(a) hereof and Files and Records relating to the Transferred Employees, to be
transferred upon satisfaction of the conditions set forth in Section 13 hereof (the “Final Transfer”), shall take place at the offices of Willkie Farr & Gallagher LLP at 787 Seventh Avenue, New York, New York 10019 at 10:00 a.m.
on the third Business Day following the date on which all such conditions have been satisfied or waived (the “Completion Date”). 
  
 
SECTION 4. REPRESENTATIONS AND WARRANTIES OF THE SELLER AND MID-AM. 
  
 The Seller and/or Mid-Am hereby represents and warrants to the Parent and the Buyer as follows: 
  
 
SECTION 4.1. Corporate Organization. Each of the Seller and Mid-Am, as the case may be, is a corporation and limited liability company, as the case may be, duly organized, validly existing and in good standing
under the laws of the jurisdiction of its incorporation, and has all requisite corporate or limited liability company power and authority, as the case may be, to own its properties and assets and to conduct its businesses as now conducted. Copies of
the 
  

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 Articles of Incorporation and By-laws of the Seller and Certificate of Formation and [Operating Agreement] of Mid-Am,
with all amendments thereto to the date hereof, have been furnished to the Buyer or its representatives, and such copies are accurate and complete as of the date hereof. 
  
 
SECTION 4.2. Qualification to Do Business. Each of the Seller and Mid-Am is duly qualified to do business as a foreign corporation in the state of Texas and is in good standing in every jurisdiction in which
the character of the properties owned or leased by it or the nature of the business conducted by it makes such qualification necessary, except where such lack of qualification would not be reasonably likely to have a Material Adverse Effect or a
Mid-Am Material Adverse Effect, as the case may be. 
  
 
SECTION 4.3. Authorization and Validity of Agreement. Each of the Seller and Mid-Am has all requisite corporate and limited liability company power and authority, as the case may be, to enter into the Seller
Transaction Documents to which it is a party and to carry out its obligations thereunder. The execution and delivery of the Seller Transaction Documents to which the Seller and Mid-Am are each respectively a party and the performance of the
obligations of the Seller and Mid-Am, respectively, thereunder have been duly authorized by all necessary corporate action by the Board of Directors and stockholders of the Seller and the members of Mid-Am, respectively, and no other corporate or
limited liability company proceedings on the part of the Seller or Mid-Am are necessary to authorize such execution, delivery and performance. This Agreement has been duly executed by the Seller and Mid-Am and constitutes their valid and binding
obligation, enforceable against each of the Seller and Mid-Am in accordance with its terms, except as may be limited by applicable bankruptcy, insolvency, moratorium or similar laws of general application relating to or affecting creditors’
rights generally and except for the limitations imposed by general principles of equity. 
  
 
SECTION 4.4. No Conflict or Violation. The execution, delivery and performance by each of the Seller and Mid-Am of the Seller Transaction Documents to which it is a party does not and will not (i) violate or
conflict with any provision of the Articles of Incorporation or By-laws of the Seller or Certificate of Formation or [Operating Agreement] of Mid-Am, as applicable, (ii) violate any provision of law, or any order, judgment or decree of any court or
other governmental or regulatory authority, nor (iii) violate nor will result in a breach of or constitute (with due notice or lapse of time or both) a default under, where such violation, breach or default would be reasonably likely to have a
Material Adverse Effect, any contract, lease, loan agreement, mortgage, security agreement, trust indenture or other agreement or instrument to which the Seller or Mid-Am is a party or by which the Seller or Mid-Am is bound or to which any of its
properties or assets are subject, nor will result in the creation or imposition of any Lien upon any of the Purchased Property, nor will result in the cancellation, modification, revocation or suspension of any of the Licenses or Permits where such
cancellation, modification, revocation or suspension would be reasonably likely to have a Material Adverse Effect or a Mid-Am Material Adverse Effect. 
  
 
SECTION 4.5. Consents and Approvals. Schedule 4.5 sets forth a true and complete list of each consent, waiver, authorization or approval of any governmental or regulatory authority, domestic or foreign,
or of any other Person, and each declaration to or filing or registration with any such governmental or regulatory authority, that is required in connection with the execution and delivery of the Seller Transaction Documents by the Seller and Mid-Am
or the performance by the Seller and Mid-Am of its obligations thereunder. 
  

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SECTION 4.6. Tax Matters. Except as set forth on Schedule 4.6, all Tax Returns required to be filed before the Closing Date in respect of the Business and/or the Purchased Property has been (or will have
been by the Closing Date) filed, and the Seller has (or will have by the Closing Date) paid, accrued or otherwise adequately reserved for the payment of all Taxes required to be paid in respect of the periods covered by such returns and have (or
will have by the Closing Date) adequately reserved for the payment of all Taxes with respect to periods ended on or before the Closing Date for which tax returns have not yet been filed. All Taxes of the Seller have been paid or adequately provided
for and the Seller does not know of any proposed additional tax assessment against it. In addition, (i) the Seller has withheld and paid all Taxes required to be withheld with respect to amounts paid or owing to any employee, creditor, independent
contractor or other third party, (ii) none of the Purchased Property is subject to any Lien, other than Permitted Liens, and (iii) none of the Purchased Property is “tax-exempt use property” within the meaning of Section 168(h) of the
Code. 
  
 
SECTION 4.7. Real Property. 
  
 (a) Owned Real Property. Schedule 4.7 (a) contains a true and complete description of all property to be transferred to the Buyer as Purchased Property pursuant to the terms and conditions of this Agreement (the “Owned
Real Property”). Seller has good and marketable fee simple title to the Owned Real Property and improvements, free and clear of all Liens except for Permitted Liens, which are set forth on Schedule 4.7(a). The Owned Real Property is
not subject to any right or option of any other person, firm, corporation or other entity to purchase or otherwise obtain title to such property. No Person other than the Seller has any right to use, occupy or lease all or any portion of the Owned
Real Property. The Owned Real Property is designated as a separate tax lot. To the best of Seller’s knowledge, there are no tax abatements or exemptions specifically affecting the Owned Real Property, and the Seller has not received any written
notice of (and the Seller has no knowledge of) any proposed increase in the assessed valuation of the Owned Real Property or of any proposed public improvement assessments. 
  
 (b) Restrictive Covenants. The covenants, easements or rights-of-way affecting the Owned Real Property do not with
respect to the Owned Real Property impair the Seller’s ability to use any such Owned Real Property in the operation of the Business as presently conducted, nor, to the best of Seller’s knowledge, shall such covenants, easements or
rights-of-way affect or impede performance, completion and operation of the Refurbishment. 
  
 (c) Zoning. To the best of Seller’s knowledge, all buildings, structures, improvements and fixtures owned, leased or used by the Seller at the Owned Real Property conform in all material respects to all
applicable codes and rules adopted by national and local associations and boards of insurance underwriters. The Seller has received no notice from any insurance carrier regarding defects or inadequacies in the Owned Real Property which, if not
corrected, would result in termination of the insurance coverage therefor or an increase in the cost thereof. 
  

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 (d) Access. The Owned Real Property has rights of access to public ways and all water, sewer,
sanitary sewer and storm drain facilities and community services. All public utilities necessary or convenient to the use, occupancy, disposition and enjoyment of the Owned Real Property are located in the public right-of-way abutting the Owned Real
Property and all such utilities are connected so as to serve the Owned Real Property without passing over other property or are within nonterminable easements. 
  

(e) Foreign Investments. The Seller is not a “foreign person” within the meaning of Section 1445(f) of the Code. 
  
 (f) Improvements. To the best of Seller’s knowledge, the Owned
Real Property conforms in all material respects to all applicable federal, state and local laws, zoning, land use and building ordinances and health and safety ordinances (including, without limitation, the Americans with Disabilities Act), and
neither the Seller nor any of its Affiliates, has received any notice of any violation of any such laws or ordinances. The Owned Real Property is zoned for the various purposes for which the real estate and improvements have been used in connection
with the normal operation of the Business. To the best of Seller’s knowledge, all improvements on the Owned Real Property are in good condition and repair and have not suffered any casualty or other material damage that has not been repaired in
all material respects. To the best of Seller’s knowledge, the plumbing, electrical, heating, air conditioning, elevator, ventilating and all other mechanical or structural systems of the buildings and improvements located on the Owned Real
Property are in good working order and condition, and the roof, basement and foundation walls of such buildings and improvements located on the Owned Real Property are in good condition and free of leaks and other material defects. 
  
 (g) Title Commitment. The Seller has delivered to the Buyer a
preliminary title commitment (“Title Commitment”), and Documents of Record for all of the Owned Real Property. The Title Commitments were issued by a title company designated by the Buyer (the “Title Insurance
Company”) in the amount issued as reasonably requested by the Buyer, cover title to each parcel of Owned Real Property, commit to the issuance of an American Land Title Association Owner’s title insurance policy showing fee simple
title in the Seller subject to the title exceptions reasonably acceptable to the Buyer, and contain a commitment to provide (where available) extended coverage over the general exceptions contained therein. 
  
 
SECTION 4.8. Equipment and Machinery. Schedule 4.8 sets forth a complete and correct list of each item of Equipment and Machinery having an original purchase cost or aggregate lease cost exceeding
$25,000. Except as set forth in Schedule 4.8, the Seller has good title, free and clear of all title defects and objections, Liens (other than the Lien of current property taxes and assessments not in default, if any) to the Equipment and
Machinery owned by it, except for sales and dispositions in the ordinary course of business since such date. None of the title defects, objections or Liens (if any) listed in Schedule 4.8 adversely affects the value of any of the items of
Equipment and Machinery or interferes with its use in the conduct of the Business in a manner that would be reasonably likely to have a Material Adverse Effect. Except as set forth in Schedule 4.8, the Seller holds good and transferable
leaseholds in all of the Equipment and Machinery leased by it, in each case under valid and enforceable leases. The Seller is not in default with respect to any item of Equipment and Machinery purported to be leased by it, and no event has occurred
that constitutes or with due notice or lapse of time or both 
  

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 may constitute a default under any lease thereof except where such default would not be reasonably likely to have a
Material Adverse Effect. The Equipment and Machinery is sufficient and adequate to carry on the Business as presently conducted by the Seller, and all items thereof are in good operating condition and repair. 
  
 
SECTION 4.9. Licenses, Permits and Governmental Approvals. Schedule 4.9 sets forth a true and complete list of all licenses, permits, franchises, authorizations, registrations and approvals issued or
granted to the Seller with respect to the Purchased Property by the Government, any state or local government, any foreign national or local government, or any department, agency, board, commission, bureau or instrumentality of any of the foregoing
(the “Permits”), and all pending applications therefor. Such list contains a summary description of each such item and, where applicable, specifies the date issued, granted or applied for, the expiration date and the current status
thereof. Each Permit has been duly obtained, is valid and in full force and effect, and is not subject to any pending or threatened administrative or judicial proceeding to revoke, cancel or declare such Permit invalid in any respect, except where
such revocation, cancellation or declaration would not be reasonably likely to have a Material Adverse Effect. The Permits are sufficient and adequate in all respects to permit the continued lawful conduct of the Business in the manner now
conducted, and none of the operations of the Business are being conducted in a manner that violates any of the terms or conditions under which any Permit was granted, to the extent such violation would be reasonably likely to have a Material Adverse
Effect. Except as set forth in Schedule 4.9, no such Permit will in any way be affected by, or terminate or lapse by reason of, the transactions contemplated by the Transaction Documents. 
  
 
SECTION 4.10. Compliance with Law; Licenses. Except as set forth in Schedule 4.10, the Seller has not received, with respect to any of the Purchased Property or the conduct of the Business, notice of any
violation of any laws, regulations, orders or other requirements of any courts or other governmental or regulatory authorities having jurisdiction over the Seller, the Purchased Property and the Business, and the Seller is not in default with
respect to any order, writ, judgment, award, injunction or decree of any federal, state or local court or governmental or regulatory authority or arbitrator, domestic or foreign, applicable to the Business or any of the Purchased Property. The
Seller has no knowledge of any proposed change in any such laws, rules or regulations (other than laws of general applicability) that would materially and adversely affect the transactions contemplated by the Transaction Documents or all or a
material part of the Business or the Purchased Property. 
  
 
SECTION 4.11. Litigation. Except as set forth in Schedule 4.11, there are no claims, actions, suits, proceedings, labor disputes or investigations pending or, to the knowledge of the Seller, threatened,
before any federal, state or local court or governmental or regulatory authority, domestic or foreign, or before any arbitrator of any nature (including, without limitation, condemnation proceedings), brought by or against the Seller or, to its
knowledge after due inquiry, any of its respective officers, directors, employees, agents or Affiliates involving, affecting or relating to the Purchased Property, the Seller Employee Benefit Plans (other than claims for benefits made in the
ordinary course of administration of such plans) or the transactions contemplated by the Transaction Documents, nor is any basis known to the Seller or any of its directors or officers for any such action, suit, proceeding or investigation, except
as set forth on Schedule 4.11. The Purchased Property is not subject to any order, writ, judgment, 
  

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 award, injunction or decree of any national, state or local court or governmental or regulatory authority or arbitrator,
domestic or foreign, that affects or might affect the Business and/or the Purchased Property, or that would or might interfere with the transactions contemplated by the Transaction Documents. 
  
 
SECTION 4.12. Contracts. 
  
 (a) Except as set forth on Schedule 4.12, the Seller, as it relates to the Purchased Property, is not a party to or bound by: 
  

	 	(i)	any contracts, agreements, instruments, arrangements, guarantees, licenses, commitments, undertakings or understandings that continue to be binding on the Seller (each, a
“Contract”) with any current or former employee, director or officer of the Seller; 

  

	 	(ii)	any Contract with any employee, consultant or director of the Seller but as to which the Seller could have aggregate liability in excess of $50,000; 

  

	 	(iii)	any Contract with any Affiliate; 

  

	 	(iv)	any Contract for the purchase of materials or personal property related to the Purchased Property from any supplier or for the furnishing of services to the Seller that involves, or
could reasonably be expected to require, future aggregate annual payments by the Seller of $50,000 or more; 

  

	 	(v)	any Contract for the sale, license or lease (as lessor) by the Seller of services, materials, products, supplies or other assets, owned or leased by the Seller related to the
Purchased Property, that involves, or could reasonably be expected to require, future aggregate annual payments to the Seller of $50,000 or more; 

  

	 	(vi)	any Contract pursuant to which the Seller is the lessor of, or permits any third party to hold or operate, any real or personal property related to the Purchased Property;

  

	 	(vii)	any Contract (including, without limitation, loan agreements, credit agreements, notes, bonds, mortgages or indentures) relating to or evidencing indebtedness for
borrowed money, letters of credit, the deferred purchase price of property, conditional sale arrangements, capital lease obligations, obligations secured by a Lien or interest rate or currency hedging activities (including guarantees or other
contingent liabilities in respect of any of the foregoing) of the Seller in the amount of $50,000 or more; 

  

	 	(viii)	any Contracts relating to any material joint venture, partnership, strategic alliance or similar arrangement; 

  

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	 	(ix)	any Contracts which are material to the Seller and which restrict the Seller from disclosing any information concerning or obtained from any other Person; 

 

	 	(x)	any non-competition agreement or any other agreement or obligation which purports to limit in any material respect the manner in which, or the localities in which, the business of
the Seller may be conducted; 

  

	 	(xi)	any Contract to allocate, share or otherwise indemnify for Taxes related to the Owned Real Property; or 

  

	 	(xii)	any other Contract which is material to the Purchased Property or the operation of the Plant. 

  
 The foregoing Contracts and agreements to which the Seller is a party or is bound are collectively referred to herein as
“Material Contracts.” 
  
 (b) Each Material
Contract is valid and binding on the Seller and is in full force and effect, and the Seller has performed all obligations required to be performed by it to date under each Material Contract, except where such noncompliance, individually or in the
aggregate, would not be reasonably likely to have a Material Adverse Effect. The Seller has no knowledge of, nor has given or received notice of, any violation or default under (nor, to the knowledge of the Seller, does there exist any condition
which with the passage of time or the giving of notice or both would result in such a violation or default under) any Material Contract, except where such violations or defaults, individually or in the aggregate, would not be reasonably likely to
have a Material Adverse Effect. 
  
 
SECTION 4.13. Employee Plans. 
  
 (a) Schedule 4.13(a) lists all “employee benefit plans” as defined in Section 3(3) of ERISA, executive compensation arrangements, change in control agreements, vacation pay plans and severance pay plans or arrangements, all
specified fringe benefit plans as defined in Section 6039D of the Code, and all other bonus, incentive compensation, deferred compensation, profit sharing, stock option, stock appreciation right, stock bonus, stock purchase, employee stock
ownership, savings, supplemental unemployment, layoff, salary continuation, retirement, pension, health, life insurance, disability, accident, group insurance, holiday, sick leave, fringe benefit or welfare plan, maintained or contributed to or
required to be contributed to by the Seller, whether or not maintained or contributed to pursuant to a collective bargaining agreement, for the benefit of any current or former employee of the Seller who performs or performed services in connection
with the Business (collectively, the “Seller Employee Benefit Plans”). 
  
 (b) The Seller has delivered to the Buyer a complete and accurate summary plan description of the Seller Employee Benefit Plans. The requirements of ERISA and the Code, as applicable, have been fulfilled in all
material respects with respect to any and all Seller Employee Benefit Plans, including, without limitation, any legally mandated continuation of health care coverage with respect to any “group health plan” (as such term is defined in
Section 607(1) of ERISA and Section 5000(b)(1) of the Code) as may be required under Part 6 of Title I 
  

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 of ERISA or Section 4980B of the Code. Any and all Seller Employee Benefit Plans intended to meet the requirements for
qualification and exemption from taxation under the Code have been determined to be so qualified and no event has occurred nor does any condition exist which would subject the Seller to any penalty, excise tax, or liability with respect to the
Seller Employee Benefit Plans. 
  
 (c) Except as set forth on
Schedule 4.13(c), neither the Seller nor any member of the Seller’s “controlled group” (within the meaning of Section 4971(e)(2)(B) of the Code) that includes the Seller (hereinafter referred to as a “Seller
ERISA Affiliate”) has, with respect to any Seller Employee Benefit Plan that is an “employee pension benefit plan,” as defined in Section 3(2) of ERISA, ever (i) failed to satisfy the minimum funding requirements of Section 412 of
the Code or Section 302 of ERISA (or the quarterly contribution requirements of Section 412(m) of the Code and Section 302(e) of ERISA), unless the liability with respect thereto has been discharged in full, (ii) terminated any Seller Employee
Benefit Plan that is subject to Title IV of ERISA, other than in a voluntary or standard termination, (iii) effected either a “complete withdrawal” or a “partial withdrawal,” as those terms as defined in Sections 4203 and 4205,
respectively, of ERISA, from any Multiemployer Plan or (iv) incurred any liability due to the termination or reorganization of any Seller Employee Benefit Plan that has not been completely discharged. None of the Seller Employee Benefit Plans is a
Multiemployer Plan. 
  
 
SECTION 4.14. Insurance. Schedule 4.14 lists the aggregate coverage amount and type and generally applicable deductibles of all policies of title, liability, fire, casualty, business interruption,
workers’ compensation and other forms of insurance insuring the operation of the Business and the Purchased Property. Except as set forth in Schedule 4.14(a), all such policies and bonds are in full force and effect, underwritten by
financially sound and reputable insurers and sufficient for all applicable requirements of law and will not in any way be affected by or terminated or lapsed, with respect to any activities conducted by Seller at the Plant prior to or after the
Closing Date and prior to the Completion Date, by reason of the consummation of the transactions contemplated by the Transaction Documents. The Seller shall maintain the coverage under all policies and bonds listed in (i) Schedule 4.14(a) in
full force and effect through the Closing Date and (ii) Schedule 4.14(b) in full force and effect through the Completion Date. The Seller is not in material default under any provisions of any such policy of insurance nor has received notice
of cancellation of any such insurance. There is no claim pending under any of such policies or bonds as to which coverage has been questioned, denied or disputed by the underwriters of such policies or bonds. 
  
 
SECTION 4.15. Employees and Labor Matters. 
  
 (a) The Seller is not a party to any collective bargaining agreement or other labor union contract applicable to employees of the Business nor, within the last three years have there been any organizational activities
with respect to the employees employed in connection with the Business, nor, to the Seller’s knowledge, are there any pending or threatened activities or proceedings of any labor union to organize any such employees. 
  
 (b) Except as set forth in Schedule 4.15(b): (i) with respect to
employees employed in connection with the Business, the Seller is in compliance with all applicable laws relating to employment and employment practices, wages, hours, and terms and conditions of 
  

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 employment, (ii) there is no labor strike, slowdown, work stoppage or lockout, pending or, to the knowledge of the
Seller, threatened against or affecting the Business, and the Seller has not experienced any strike, slow down or work stoppage, lockout or other collective labor action, (iii) there are no charges with respect to or relating to the Seller or the
Business pending before the Equal Employment Opportunity Commission or any state, local or foreign agency responsible for the prevention of unlawful employment practices and (iv) the Seller has not received any notice from any federal, state, local
or foreign agency responsible for the enforcement of labor or employment laws of an intention to conduct an investigation of the Seller and no such investigation is in progress. 
  
 (c) Schedule 4.15(c) contains a complete and accurate list as of the date hereof of the following information for
each employee employed by the Seller primarily in connection with the Business: name; job title; date of commencement of employment or engagement; current compensation (including annual base salary or hourly rate, as applicable); sick and vacation
leave that is accrued but unused; and service credited for purposes of vesting and eligibility to participate under any Seller Employee Benefit Plan, or any other employee benefit plan.  
  
 
SECTION 4.16. Environmental Matters. To the best of Seller’s knowledge, except as set forth on Schedule 4.16, the Seller has obtained, maintained in effect and is in compliance with all licenses,
permits, registrations, approvals and other authorizations required under all applicable laws, regulations and other requirements of governmental or regulatory authorities, including common law, relating to pollution or to health, safety or to the
protection of the environment or natural resources (“Environmental Laws”) and is and has in the past been in compliance with all Environmental Laws with respect to the Purchased Property. The Seller has not performed or suffered any
act which could give rise to, or has otherwise incurred, liability under the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601 et seq. or any other Environmental Laws, nor has the Seller received notice of
any such liability or any claim therefor or submitted notice pursuant to Section 103 of such Act or any analogous state or local statute, rule or regulation to any governmental agency with respect to the Purchased Property. Except as set forth on
Schedule 4.16, to the best of Seller’s knowledge, no hazardous substance, hazardous waste, contaminant, pollutant or toxic substance (as such terms are defined in any applicable Environmental Law), or petroleum, including crude oil or
any fraction, or natural gas, including liquids and synthetic gas usable for fuel (“Hazardous Materials”) has been released, placed, dumped or otherwise come to be located on, at, beneath or near any of the Purchased Property or any
surface waters or groundwaters thereon or thereunder. Except as set forth on Schedule 4.16, the Seller does not own or operate, and has never owned or operated, an underground storage tank containing a Hazardous Material on the Purchased
Property. The Seller is not subject to any existing, pending or to the Seller’s knowledge, threatened, action, suit, investigation, order, agreement, inquiry or proceeding arising under or relating to Environmental Laws with respect to the
Purchased Property. There has been no exposure (attributable to any act or omission by the Seller) of any Person to any Hazardous Material in violation of applicable Environmental Laws, or which would otherwise give rise to a claim and/or liability
under Environmental Law with respect to the Purchased Property. To the best of Seller’s knowledge, there are no asbestos-containing materials, wetlands, endangered species, wells, urea formaldehyde insulation, surface impoundments or lagoons
containing Hazardous Materials, or polychlorinated biphenyls located at any of the 
  

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 Owned Real Property. None of the Owned Real Property is subject to any deed or use restrictions arising under
Environmental Laws. Except as set forth on Schedule 4.16, none of the Seller or the Owned Real Property is subject to any capital expenditures in order to maintain compliance with Environmental Laws. The Seller has provided copies to the
Buyer of all internal and external environmental audits, studies, investigations, assessments and reports, and all material internal and external correspondence on environmental matters relating to the Business or the Owned Real Property in its
possession or control. 
  
 
SECTION 4.17. Microbial Matter. For purposes of this Section, the term “Microbial Matter” shall mean: fungi, bacterial or viral matter which reproduces through the release of spores or the splitting
of cells or other means, including, but not limited to, mold, mildew and viruses, whether or not such Microbial Matter is living. 
  
 The Seller represents and warrants that, to the best of Seller’s knowledge: (a) there have been no complaints relating to air quality or Microbial
Matter at the Owned Real Property; (b) there have been no significant incidents of water damage at the Owned Real Property or visual evidence of Microbial Matter in any structure or system at the Owned Real Property; (c) to the Seller’s
knowledge, there have been no indications of improper design or construction of any structure at the Owned Real Property or any system contained therein that has led or could reasonably be expected to lead to the growth of Microbial Matter; (d)
there is no pending, or to the Seller’s knowledge, threatened claim, investigation or proceeding pending relating to Microbial Matter; and (e) the Seller has provided true and complete copies to the Buyer of all reports, surveys, assessments
and material documents relating to Microbial Matter at the Owned Real Property. 
  
 
SECTION 4.18. Offering Exemption; Knowledge and Experience; Economic Risk. Each of the Seller and Mid-Am is an accredited investor as such term is defined in Rule 501(a) of the Securities Act. Each of the
Seller and Mid-Am understands that the Shares have not been registered under the Securities Act, nor qualified under any state securities laws, and that they are being offered and sold pursuant to an exemption from such registration and
qualification based in part upon the representations of the Seller and Mid-Am contained herein. Each of the Seller and Mid-AM is familiar with the business and operations of the Parent and the Buyer and has been given the opportunity to obtain from
the Parent and the Buyer all information that it has requested regarding its business plans and prospects. Each of the Seller and Mid-AM has such knowledge and experience in financial and business matters that it is capable of evaluating the merits
and risks of the investment contemplated by this Agreement; each of the Seller and Mid-Am is able to bear the economic risk of its investment in the Parent (including a complete loss of its investment). 
  
 
SECTION 4.19. Limitations on Disposition. Each of the Seller and Mid-Am recognizes that no public market currently exists for the Common Stock Shares and Preferred Stock Shares, respectively. Each of the Seller
and Mid-Am understands that it must bear the economic risk of this investment indefinitely unless the Common Stock Shares or the Preferred Stock Shares, as applicable, are registered pursuant to the Securities Act or an exemption from such
registration is available, and unless the disposition of such securities is qualified under applicable state securities laws or an exemption from such qualification is available. Each of the Seller and Mid-Am further understands that there is no
assurance that any exemption from the 
  

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 Securities Act will be available, or, if available, that such exemption will allow the Seller or Mid-Am to transfer any
or all of the Common Stock Shares or Preferred Stock Shares, as applicable, in the amounts, or at the time the Seller or Mid-Am might propose. Each of the Seller and Mid-Am understands at the present time Rule 144 under the Securities Act is not
applicable to sales of the Shares. 
  
 
SECTION 4.20. Investment Purpose. The Seller and Mid-Am are acquiring the Common Stock Shares and the Preferred Stock Shares, respectively, solely for their own account for investment and not with a view toward
the resale, transfer, or distribution thereof, nor with any present intention of distributing the Common Stock Shares and the Preferred Stock Shares, respectively. No other Person has any right with respect to or interest in the Common Stock Shares
and Preferred Stock Shares to be purchased by the Seller and Mid-Am, respectively, nor has the Seller or Mid-Am agreed to give any Person any such interest or right in the future, except that the Seller may, in the future, transfer all or a portion
of the Common Stock Shares owned by it to Mid-Am. In the event of such a transfer, Mid-Am shall acquire such Common Stock Shares for its own account for investment and not with a view toward the resale, transfer, or distribution thereof, nor with
any present intention of distributing such Common Stock Shares. No other Person shall have any right with respect to or interest in any Common Stock Shares to be transferred by the Seller to Mid-Am, nor shall Mid-Am agree to give any Person any such
interest or right in the future. 
  
 
SECTION 4.21. Compliance with Law. The Business of the Seller is not being and has not been conducted in violation of any applicable order, writ, judgment, injunction, decree, statute, ordinance, rule or
regulation of any Governmental Entity, except such violations which, in the aggregate, is not reasonably likely to have a Material Adverse Effect. 
  
 
SECTION 4.22. Survival. Each of the representations and warranties set forth in this Article 4 shall be deemed represented and made by the Seller and/or Mid-Am, as applicable, at the Closing as if made at such
time and shall survive the Closing notwithstanding any investigation on the part of the Buyer for a period terminating on the first (1st) anniversary of the Closing Date, provided, however, that representations and warranties contained in
Sections 4.6 and 4.16 shall survive until the expiration of the statute of limitations applicable to a violation of any such representation or warranty and the representations and warranties contained in Sections 4.3 and 4.10 hereof shall survive
indefinitely. 
  
 
SECTION 5. REPRESENTATIONS AND WARRANTIES OF THE PARENT AND THE BUYER. 
  
 Except as disclosed in the SEC Reports, the Parent and/or the Buyer hereby represents and warrants to the Seller as follows: 
  
 
SECTION 5.1. Corporate Organization. Each of the Parent and the Buyer is a corporation duly organized, validly existing and in good standing under the laws of the jurisdiction of incorporation, and has all
requisite corporate power and authority to own its properties and assets and to conduct its businesses as now conducted. Copies of the Certificate of Incorporation and By-laws of each of the Parent and the Buyer, with all amendments thereto to the
date hereof, have been furnished to the Seller, and such copies are accurate and complete as of the date hereof. 
  

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SECTION 5.2. Qualification to Do Business. Each of the Parent and the Buyer is duly qualified to do business as a foreign corporation and is in good standing in every jurisdiction in which the character of the
properties owned or leased by it or the nature of the business conducted by it makes such qualification necessary, except where such lack of qualification would not be reasonably likely to have a Buyer Material Adverse Effect. 
  
 
SECTION 5.3. Financial Statements; SEC Filings. 
  
 (a) The Parent has filed all SEC Reports. The SEC Reports, including the financial statements contained therein, (i) were prepared in accordance with the requirements of the Exchange Act as in effect at the time they
were filed and (ii) did not at the time they were filed contain any untrue statement of a material fact or omit to state a material fact required to be stated therein or necessary in order to make the statements therein, in the light of the
circumstances under which they were made, not misleading. There are no facts existing as of the date hereof peculiar to the Parent or any Subsidiary of the Parent which the Parent has not disclosed in the SEC Reports which, either individually or in
the aggregate, would reasonably be expected to have a Buyer Material Adverse Effect. Neither the Parent nor the Buyer is party to any [Eagle Material Contract] that was required to have been filed as an exhibit to any SEC Report that was not so
filed, other than this Agreement. 
  
 (b) The financial statements
contained in the SEC Reports were prepared in accordance with GAAP applied on a consistent basis throughout the periods involved (except as may be indicated in the notes thereto) and fairly presented the financial position of the Parent and its
Subsidiaries as at the respective dates thereof and the statements of operations and cash flows of the Parent and its Subsidiaries for the periods indicated, except that the unaudited interim financial statements were or are subject to normal and
recurring year-end adjustments (none of which will be material in amount and effect). 
  
 (c) Except as reflected or reserved against in the financial statements contained in the SEC Reports filed prior to the date of this Agreement or as otherwise disclosed in such SEC Reports, the Parent and its
Subsidiaries have no liabilities of any nature (whether accrued, absolute, contingent or otherwise) which, individually or in the aggregate, would have, or are reasonably likely to have, a Buyer Material Adverse Effect. 
  
 
SECTION 5.4. Authorization and Validity of Agreement. Each of the Parent and the Buyer has all requisite corporate power and authority to enter into the Buyer Transaction Documents to which it is a party and to
carry out its respective obligations thereunder. The execution and delivery of the Buyer Transaction Documents to which it is a party and the performance of the Parent’s and the Buyer’s obligations thereunder, respectively, have been duly
authorized by all necessary corporate action by the Board of Directors and stockholders of the Parent and the Buyer, respectively, and no other corporate proceedings on the part of the Parent or the Buyer is necessary to authorize such execution,
delivery and performance. This Agreement has been duly executed by each of the Parent and the Buyer and constitutes its valid and binding obligation, enforceable against it in accordance with its terms, except as may be 
  

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 limited by applicable bankruptcy, insolvency, moratorium or similar laws of general application relating to or affecting
creditors’ rights generally and except for the limitations imposed by general principles of equity. 
  
 
SECTION 5.5. No Conflict or Violation. The execution, delivery and performance by the Parent or the Buyer of the Buyer Transaction Documents to which it is a party does not and will not (i) violate or conflict
with any provision of the Certificate of Incorporation or By-laws of the Parent and the Buyer, respectively, and (ii) violate any provision of law, or any order, judgment or decree of any court or other governmental or regulatory authority, nor
(iii) violate nor will result in a breach of or constitute (with due notice or lapse of time or both) a default under any contract, lease, loan agreement, mortgage, security agreement, trust indenture or other agreement or instrument to which the
Parent and/or the Buyer is a party or by which the Parent and/or the Buyer is bound or to which any of the Parent’s and/or the Buyer’s properties or assets are subject except where such violation, breach or default would be reasonably
likely to have a Buyer Material Adverse Effect. 
  
 
SECTION 5.6. Compliance with Law; Licenses. The operations of the Parent and its Subsidiaries have been conducted in accordance with all applicable laws, regulations, orders and other requirements of all courts
and other governmental or regulatory authorities having jurisdiction over the Parent or any of it Subsidiaries and their respective assets, properties and operations, except where such conduct would not be reasonably likely to have a Buyer Material
Adverse Effect. Except as set forth in the SEC Reports, neither the Parent nor any of its Subsidiaries has received notice of any violation of any such law, regulation, order or other legal requirement, and neither the Parent nor any of its
Subsidiaries is in default with respect to any order, writ, judgment, award, injunction or decree of any federal, state or local court or governmental or regulatory authority or arbitrator, domestic or foreign, applicable to its business or any of
its assets, properties or operations. 
  
 
SECTION 5.7. Litigation. There are no claims, actions, suits, proceedings, labor disputes or investigations pending or, to the best knowledge of the Parent and its Subsidiaries, threatened, before any federal,
state or local court or governmental or regulatory authority, domestic or foreign, or before any arbitrator of any nature, brought by or against the Parent, any of its Subsidiaries, or any of their respective officers, directors, employees, agents
or Affiliates involving, affecting or relating to the transactions contemplated by the Transaction Documents, nor is any basis known to the Parent, any of its Subsidiaries or any of their respective directors or officers for any such action, suit,
proceeding or investigation, except where such claims, actions, suits, proceedings, disputes or investigations would not be reasonably likely to have a Buyer Material Adverse Effect. Neither the Parent nor any of its Subsidiaries is subject to any
order, writ, judgment, award, injunction or decree of any national, state or local court or governmental or regulatory authority or arbitrator, domestic or foreign, that would be reasonably likely to have a Buyer Material Adverse Effect. 

 
 
SECTION 5.8. Capitalization. After giving effect to the Charter Amendment, the authorized capital stock of the Parent shall consist of 2,500,000 shares of Common Stock and 1,000,000 shares of Preferred Stock.
Immediately prior to the consummation of the transactions contemplated by this Agreement and consummation of the Repurchase and Exchange Agreement and the Contribution and Exchange Agreement, the issued and outstanding capital stock of the

  

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 Parent in the amounts held beneficially and of record is as set forth on Schedule 5.8(a) hereto.
Immediately following consummation of the transactions contemplated by this Agreement and consummation of the Repurchase and Exchange Agreement and the Contribution and Exchange Agreement, the issued and outstanding capital stock of the Parent in
the amounts held beneficially and of record shall be as set forth on Schedule 5.8(b) hereto. 
  
 
SECTION 5.9. Valid Issuance. The issuance of the Shares pursuant to this Agreement have been duly authorized and such Shares, when paid for or issued in accordance with the terms hereof, shall be validly
issued, fully paid and non-assessable. Except as set forth on Schedule 5.9, the issuance, sale and delivery of the Shares are not subject to any preemptive right of stockholders of the Parent arising under law or the Parent’s Restated
Certificate of Incorporation after giving effect to the Charter Amendment or the Parent’s By-laws or to any contractual right of first refusal or other right in favor of any Person. 
  
 
SECTION 5.10. Consents and Approvals. Schedule 5.10 sets forth a true and complete list of each consent, waiver, authorization or approval of any governmental or regulatory authority, domestic or
foreign, or of any other Person, and each declaration to or filing or registration with any such governmental or regulatory authority, that is required in connection with the execution and delivery of the Transaction Documents by the Parent and the
Buyer or the performance by each of the Parent and the Buyer of its obligations thereunder, other than such consents, waivers, authorizations or approvals whose absence would not be reasonably likely to have a Buyer Material Adverse Effect.

  
 
SECTION 5.11. Private Offering. Neither the Parent nor anyone acting on its behalf has sold or has offered any of the Shares for sale to, or solicited offers to buy from, or otherwise approached or negotiated
with respect thereto with, any prospective purchaser, other than the Seller. Neither the Parent nor anyone acting on its behalf shall offer the Shares for issue or sale to, or solicit any offer to acquire any of the same from, anyone so as to bring
the issuance and sale of such Shares, or any part thereof, within the provisions of Section 5 of the Securities Act. Based upon the representations of the Seller set forth in Section 4 hereof, the offer, issuance and sale of the Shares are and will
be exempt from the registration and prospectus delivery requirements of the Securities Act, and have been registered or qualified (or are exempt from registration and qualification) under the registration, permit or qualification requirements of all
applicable state securities laws. 
  
 
SECTION 5.12. Brokerage. There are no claims for brokerage commissions or finder’s fees or similar compensation in connection with the transactions contemplated by this Agreement based on any arrangement
made by or on behalf of the Parent and the Buyer and the Parent and the Buyer agree to indemnify and hold the Seller harmless against any costs or damages incurred as a result of any such claim. 
  
 
SECTION 5.13. Employee Plans. 
  
 (a) Schedule 5.13(a) lists all “employee benefit plans” as defined in Section 3(3) of ERISA, executive compensation arrangements, change in control agreements, vacation pay plans and severance pay plans or arrangements, all
specified fringe benefit plans as defined in Section 6039D of the Code, and all other bonus, incentive compensation, deferred compensation, 
  

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 profit sharing, stock option, stock appreciation right, stock bonus, stock purchase, employee stock ownership, savings,
supplemental-unemployment, layoff, salary continuation, retirement, pension, health, life insurance, disability, accident, group insurance, holiday, sick leave, fringe benefit or welfare plan, maintained or contributed to or required to be
contributed to by the Parent or its Subsidiaries whether or not maintained or contributed to pursuant to a collective bargaining agreement for the benefit of any current or former employee of the Parent or any of its Subsidiaries who performed
services for the Parent or any of its Subsidiaries (collectively, the “Buyer Employee Benefit Plans”). 
  
 (b) Copies of the following documents, with respect to each of the Buyer Employee Benefit Plans, as applicable, have been made available to the Seller by
the Parent and/or Buyer: (i) all plan and related trust documents, and amendments thereto; (ii) the most recent IRS Form 5500; (iii) the most recent IRS determination letter; (iv) summary plan descriptions; and (v) the most recent actuarial report.

  
 (c) Except as would not, individually or in the aggregate,
reasonably be expected to have a Buyer Material Adverse Effect or except as set forth on Schedule 5.13(d): 
  

	 	(i)	All Buyer Employee Benefit Plans have been maintained in accordance with their express terms and with all provisions of ERISA and the Code (including rules and regulations
thereunder) and other applicable law. 

  

	 	(ii)	None of the Buyer Employee Benefit Plans is a Multiemployer Plan, and neither the Parent or its Subsidiaries nor any member of the Parent’s or Subsidiaries’
“controlled group” (within the meaning of Section 4971(e)(2)(B) of the Code) that includes the Parent or any of its Subsidiaries (hereinafter referred to as a “Buyer ERISA Affiliate”)has withdrawn in a complete or
partial withdrawal from any Multiemployer Plan, nor has any of them incurred any present or contingent liability due to the termination or reorganization of a Multiemployer Plan. 

  

	 	(iii)	Neither the Parent nor any of its Subsidiaries nor any Buyer ERISA Affiliate has ever maintained, sponsored, contributed to or otherwise incurred any present or contingent liability
with respect to any “single-employer plan”, as defined in Section 4001(a)(15) of ERISA, and neither the Parent nor any of its Subsidiaries nor any Buyer ERISA Affiliate has any present or contingent liability under Title IV of ERISA to the
Pension Benefit Guaranty Corporation or to a trustee appointed under Section 4042 of ERISA, and no events have occurred and no circumstances exist that could reasonably be expected to result in any such liability to the Parent, any of its
Subsidiaries or any Buyer ERISA Affiliate. 

  

	 	(iv)	There are no actions, disputes, suits, claims, arbitration or legal, administrative or other proceeding or governmental investigation pending (other than routine claims for
benefits) or, to the knowledge of the Parent or the Buyer, threatened, alleging any breach of the terms of any Buyer Employee Benefit Plan or of any fiduciary duties thereunder or violation of any applicable law with respect to any Buyer Employee
Benefit Plan. 

  

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	 	(v)	The Parent and its Subsidiaries have complied with the requirements of Section 4980B of the Code and Parts 6 and 7 of Subtitle B of Title I of ERISA regarding health care coverage
under the Buyer Employee Benefit Plans. 

  
 
SECTION 5.14. Insurance. All material insurance policies maintained by the Parent and/or the Buyer are in full force and effect, and no notice of cancellation has been given with respect to any such policy. All
premiums due on such policies have been paid in a timely manner and the Parent and/or the Buyer, as the case may be, have complied in all material respects with the terms and provisions of such policies. 
  
 
SECTION 5.15. Labor Relations. Except as provided on Schedule 5.15, neither the Parent nor any of its Subsidiaries is a party to any collective bargaining agreement covering any individual who performs
services as an employee primarily for the Parent or its Subsidiaries, and there are no controversies or unfair labor practice proceedings pending or, to the knowledge of the Parent or its Subsidiaries, threatened, between the Parent or any of its
Subsidiaries and any current or former employees of the Parent or any of its Subsidiaries, that is reasonably likely to result in a labor strike, dispute, slow-down or work stoppage or otherwise have a Buyer Material Adverse Effect. To the knowledge
of the Parent and its Subsidiaries, no organizational effort is presently being made or, to the knowledge of the Parent and its Subsidiaries, threatened by or on behalf of any labor union. 
  
 
SECTION 5.16. Environmental Matters. 
  
 (a) Except as would not reasonably be likely to result in Buyer Material Adverse Effect, neither the Parent nor any of its Subsidiaries has transported, disposed of or arranged for the disposal of, Hazardous Materials
in violation of any Environmental Law, or in a manner that could result in liability to the Parent or its Subsidiaries. 
  
 (b) Except as would not reasonably be likely to result in a Buyer Material Adverse Effect, the Parent and its Subsidiaries currently hold and are in
compliance with all approvals, permits, licenses, clearances and consents required under Environmental Laws for the conduct of the business of the Parent and its Subsidiaries. 
  
 (c) No action, proceeding, revocation proceeding, amendment procedure, writ, injunction or claim is pending, or to the
knowledge of the Parent and its Subsidiaries, threatened alleging that the Parent or any of its Subsidiaries is in violation of or liable under any Environmental Law. 
  
 (d) Except as would not reasonably be likely to result in a Buyer Material Adverse Effect, the Parent and its Subsidiaries
are in compliance with all applicable Environmental Laws. To the knowledge of the Parent and its Subsidiaries, there are no material expenditures required to maintain or achieve compliance. 
  

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SECTION 5.17. Tax Matters. 
  
 (a) (i) The Parent and its Subsidiaries have filed (or joined in the filing of) when due all Tax Returns required by applicable law to be filed with respect to the Parent and its Subsidiaries and all Taxes shown to be due on such Tax
Returns have been paid; (ii) all such Tax Returns were true, correct and complete as of the time of such filing in all material respects; (iii) all Taxes relating to periods ending on or before the Closing Date owed by the Parent or its Subsidiaries
(whether or not shown on any Tax Return) or to which the Parent or its Subsidiaries may be liable at any time on or prior to the Closing Date, if required to have been paid, have been paid (except for Taxes which are being contested in good faith);
or (iv) any liability of the Parent or its Subsidiaries for Taxes not yet due and payable, or which are being contested in good faith, has been provided for on the financial statements of the Parent and its Subsidiaries in accordance with GAAP.

  
 (b) No current or former Subsidiary of the Parent or any of
its Subsidiaries has ever been a member of any “affiliated group” (within the meaning of Section 1504(a) of the Code) included in any consolidated federal income Tax Return filed with the Internal Revenue Service other than an affiliated
group of which the Parent or a Subsidiary of the Parent is the common parent. 
  
 
SECTION 5.18. Intellectual Property. The Parent and its Subsidiaries own all right, title and interest in and to, or are licensed or otherwise possess valid and enforceable rights to use, all patents,
trademarks, service marks, trade names, trade secrets, domain names, computer software, copyrights, inventions, processes, discoveries, formulas, research and development, and applications and registrations for any of the foregoing, in each case,
which are material to the conduct of the business of the Parent and its Subsidiaries taken as a whole, (collectively, the “Intellectual Property Rights”). To the Parent’s and Buyer’s knowledge, there are no conflicts with
or infringements of any Intellectual Property Rights by any third party, and the conduct of the business of the Parent and its Subsidiaries does not conflict with or infringe any intellectual property or other proprietary right of any third party.
There are neither any outstanding nor, to the Parent’s or the Buyer’s knowledge, threatened disputes or disagreements with respect to any of the Intellectual Property Rights nor to the Parent’s or the Buyer’s knowledge is there
any basis therefor. The Parent and its Subsidiaries have taken commercially reasonable steps to protect their trade secrets and, to the knowledge of the Parent and the Buyer, such trade secrets have not been used, disclosed or appropriated to the
detriment of the Parent or its Subsidiaries. 
  
 
SECTION 5.19. Absence of Certain Changes or Events. Except as set forth on Schedule 5.19, since July 3, 2004, there has not been: 
  

	 	(a)	any change or event that has had or is reasonably likely to have a Buyer Material Adverse Effect; 

  

	 	(b)	any change in any method of accounting or accounting practice of the Parent or the Buyer; 

  

	 	(c)	any strike, picketing, work slowdown or other labor disturbance that has had or is reasonably likely to have a Buyer Material Adverse Effect; 

  

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 (d) any damage, destruction or loss (whether or not covered by insurance) with respect to any of the
assets of the Parent or its Subsidiaries that has had or is reasonably likely to have a Buyer Material Adverse Effect; 
  
 (e) any (A) grant of any severance or termination pay to (1) any director or officer of the Parent or any Subsidiary or (2) any other employee of the
Parent or any Subsidiary, except in the case of clause (2) in an aggregate cost not to exceed $1,000,000; (B) employment, deferred compensation or other similar agreement (or any amendment to any such existing agreement) with any director, officer
or employee of the Parent or any Subsidiary entered into; (C) increase in benefits payable under any existing severance or termination pay policies or employment agreements; or (D) increase in compensation, bonus or other benefits payable to
directors, officers or employees of the Parent or any Subsidiary other than, in the case of employees (other than directors and officers), in the ordinary course of business consistent with past practice; 
  
 (f) any acquisition (by merger, consolidation, purchase of assets or
otherwise) of any Person or business, or any sale of all or any material portion of the Parent’s or its Subsidiaries’ assets; 
  
 (g) any pledge of any assets of the Parent’s or any Subsidiary or the granting of any Lien on any assets of the Parent or any Subsidiary; 

 
 (h) the commencement or settlement of any material legal proceedings;

  
 (i) any action taken by a Governmental Entity that affects, in
a material respect, the business of the Parent or its Subsidiaries; or 
  
 (j) any redemption or other acquisition of Parent’s Common Stock or capital stock of the Company or options or rights to acquire shares of capital stock of the Parent by the Parent or any declaration or payment of any dividend or other
distribution in cash, stock or property with respect to Parent’s Common Stock, except for purchases heretofore made pursuant to the terms of the Buyer Employee Benefit Plans or pursuant to this Agreement, the Contribution and Exchange Agreement
or the Repurchase and Exchange Agreement. 
  
 
SECTION 5.20. Contracts. 
  
 (a) Neither the Parent nor any of its Subsidiaries is a party to or bound by any “material contract” (as such term is defined in Item 601(b)(10) of Regulation S-K) (the “Eagle Material Contracts”); 
  
 (b) Each Eagle Material Contract is valid and binding on the Parent or its
Subsidiaries and is in full force and effect, and the Parent or its Subsidiaries has performed all obligations required to be performed by it to date under each Eagle Material Contract, except where such noncompliance, individually or in the
aggregate, would not have a Buyer Material Adverse Effect. Neither the Parent nor any of its Subsidiaries knows of, nor has given or received notice of, any violation or default under (nor, to the knowledge of the Parent or any of its Subsidiaries,
does there exist any condition which with the passage of time or the giving of notice or both would result in such a violation or default under) any Eagle Material Contract, except where such violations or defaults, individually or in the aggregate,
would not have a Buyer Material Adverse Effect. 
  

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SECTION 5.21. Survival. Each of the representations and warranties set forth in this Article 5 shall be deemed represented and made by the Parent and/or the Buyer, as the case may be, at the Closing as if made
at such time and shall survive the Closing notwithstanding any investigation on the part of the Seller for a period terminating on the first (1st) anniversary of the Closing Date, provided, however, that representations and warranties contained in Sections 5.16 and 5.17 hereof shall survive until the expiration of the statute of
limitations applicable to a violation of any such representation or warranty, and the representations and warranties contained in Sections 5.4 and 5.6 hereof shall survive indefinitely. 
  
 
SECTION 6. COVENANTS OF THE SELLER. 
  
 The Seller covenant as follows: 
  
 
SECTION 6.1. Conduct of Business Before the Closing Date. 
  
 (a) Without the prior written consent of the Parent and the Buyer, between the date hereof and the Closing Date, the Seller shall not, except as required
or expressly permitted pursuant to the terms hereof: 
  

	 	(i)	make any sale, assignment, transfer, abandonment or other conveyance of the Purchased Property or any part thereof, except transactions pursuant to existing contracts set forth in
the Schedules hereto and dispositions of worn-out or obsolete equipment for fair or reasonable value in the ordinary course of business consistent with past practice; 

  

	 	(ii)	subject any of the Purchased Property, or any part thereof, to any Lien or suffer such to exist other than such Liens as may arise in the ordinary course of business consistent with
past practice by operation of law and that will not be reasonably likely to have, individually or in the aggregate, a Material Adverse Effect or interfere materially with the use, operation, enjoyment or marketability of any of the Purchased
Property or the conduct of the Business; 

  

	 	(iii)	make or commit to make any capital expenditure relating to the Purchased Property in excess of $50,000; 

  

	 	(iv)	acquire any new Equipment and Machinery except in the ordinary course of business consistent with past practice; 

  

	 	(v)	fail to keep in full force and effect insurance comparable in amount and scope of coverage maintained in respect of the Business; 

  

	 	(vi)	take any other action that would cause any of the representations and warranties made by the Seller in the Transaction Documents not to remain true and correct;

  

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	 	(vii)	make, enter into, modify, amend in any material respect or terminate any Contract or expenditure with respect to any Purchased Property, where such Contract, bid or expenditure is
for (A) a Contract entailing payments in excess of $50,000 or (B) a Contract having a term in excess of ninety (90) days; 

  

	 	(viii)	settle, release or forgive any claim or litigation or waive any right with respect to the Purchased Property or employees employed in connection with the Business; or

  

	 	(ix)	commit to do any of the foregoing. 

  

	 	(b)	From and after the date hereof and until the Closing Date, the Seller shall: 

  

	 	(i)	continue to maintain, in all material respects, the Purchased Property in accordance with present practice in a condition suitable for its current use and to operate the Plant in
the ordinary course of business; 

  

	 	(ii)	file, when due or required, federal, state, foreign and other tax returns and other reports required to be filed and pay when due all taxes, assessments, fees and other charges
lawfully levied or assessed against them, unless the validity thereof is contested in good faith and by appropriate proceedings diligently conducted; 

  

	 	(iii)	keep the Files and Records in the ordinary course of business and in accordance with existing practice. 

  
 
SECTION 6.2. Conduct of Business Before the Completion Date. Without the prior written consent of the Parent and the Buyer, between the Closing Date and the Completion Date, the Seller shall not, except as
required or expressly permitted pursuant to the terms hereof: 
  
 (a) enter into or adopt any new (or amend any existing) Seller Employee Benefit Plan or employment, severance or consulting agreement, grant any general increase in the compensation of officers or employees (including any such increase
pursuant to any Seller Employee Benefit Plan, or grant any increase in the compensation payable or to become payable to any employee, except in accordance with pre-existing contractual provisions or consistent with past practice; 
  
 (b) settle, release or forgive any claim or litigation or waive any right
with respect to the employees employed in connection with the Business; 
  
 
SECTION 6.3. Actions Before Closing Date and Completion Date. The Seller shall not take any action which shall cause it to be in breach of any representations, warranties, covenants or agreements contained in
this Agreement. The Seller shall use reasonable commercial efforts to perform and satisfy all conditions to Closing to be performed or satisfied by the Seller under this Agreement as soon as possible, but in no event later than the Closing Date. The
Seller shall use reasonable commercial efforts to perform and satisfy all conditions to consummation of the Final Transfer to be performed or satisfied by the Seller under this Agreement and the Transition Agreement as soon as reasonably possible.

  

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SECTION 6.4. Consents and Approvals. The Seller shall use reasonable commercial efforts to obtain all consents and approvals of third parties required to be obtained by the Seller to effect the transactions
contemplated by the Transaction Documents. 
  
 
SECTION 6.5. Access to Properties and Records. The Seller shall afford to the Buyer, and to the accountants, counsel and representatives of the Buyer, full access during normal business hours throughout the
period prior to the Closing Date (or the earlier termination of this Agreement pursuant to Section 14 hereof) to all properties, books, contracts, commitments and records of the Seller relating to the Purchased Property and, during such period,
shall furnish promptly to the Buyer all other information concerning the Plant, its properties and its personnel as the Buyer may reasonably request, provided that no investigation or receipt of information pursuant to this Section 6.6 shall qualify
any representation or warranty of the Seller or the conditions to the obligations of the Buyer. The Seller shall also afford the Buyer full access to the Plant, all operations of the Plant and to all Purchased Property throughout the period prior to
the Closing Date. 
  
 
SECTION 6.6. Negotiations. From and after the date hereof, neither the Seller, any Affiliate, nor any of its respective officers or directors nor anyone acting on behalf of the Seller or such persons shall,
directly or indirectly, encourage, solicit, engage in discussions or negotiations with, or provide any information to, any Person, firm, or other entity or group (other than the Buyer or its representatives) concerning any merger, sale of
substantial assets, purchase or sale of shares of capital stock or similar transaction involving the Seller, the Business or any other transaction inconsistent with the transactions contemplated hereby. The Seller shall promptly communicate to the
Buyer any inquiries or communications concerning any such transaction which they may receive or of which they may become aware. 
  
 
SECTION 6.7. Further Assurances. Upon the request of the Parent or the Buyer at any time after the Closing Date, the Seller shall forthwith execute and deliver such further instruments of assignment, transfer,
conveyance, endorsement, direction or authorization and other documents as the Parent, the Buyer or their counsel may reasonably request to perfect title of the Buyer and its successors and assigns to the Purchased Property or otherwise to
effectuate the purposes of the Transaction Documents. 
  
 
SECTION 6.8. Reasonable Commercial Efforts. Upon the terms and subject to the conditions of this Agreement, the Seller will use reasonable commercial efforts to take, or cause to be taken, all action, and to
do, or cause to be done, all things necessary, proper or advisable consistent with applicable law to consummate and make effective in the most practicable manner the transactions contemplated hereby. 
  
 
SECTION 6.9. Notice of Breach. Through the Closing Date, the Seller shall promptly give the Buyer written notice with particularity upon having knowledge of any matter that may constitute a breach of any
representation, warranty, agreement or covenant contained in this Agreement. 
  

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SECTION 6.10. Assignment of Contracts and Warranties. At the Closing and effective as of the Closing Date, the Seller shall assign to the Buyer all its rights under the Contracts set forth on Schedule
2.7(a)(i) hereof. On the Completion Date and effective as of the date thereof, the Seller shall assign to the Buyer all its rights under the Contracts set forth on Schedule 2.7(a)(ii) hereof. Notwithstanding the foregoing, no Contract
shall be assigned contrary to law or the terms of such Contract and, with respect to Contracts that cannot be assigned to the Buyer at the Closing Date or the Completion Date, as applicable, the performance obligations of the Seller thereunder
shall, unless not permitted by such Contract, be deemed to be subleased or subcontracted to the Buyer until such Contract has been assigned. The Seller shall (i) use reasonable commercial efforts to obtain all necessary consents, (ii) cooperate with
the Buyer in any arrangement designed to provide to the Buyer the benefits (including the exercise of rights) under any such Contracts, including enforcement for the benefit of the Buyer (and at the Buyer’s expense) of any and all rights of
Seller against a third party thereto arising out of the breach or cancellation by such third party or otherwise, (iii) hold all monies paid thereunder in trust for the account of the Buyer and (iv) remit all such money to the Buyer as promptly as
possible. 
  
 
SECTION 6.11. Surveys. Buyer shall obtain a survey (the “Survey”) of the Owned Real Property at Seller’s sole cost and expense. 
  
 
SECTION 6.12. Title Affidavits. The Seller shall execute and deliver to the Buyer’s title insurance company any and all title affidavits and indemnities customarily delivered by a purchaser or
seller, as the case may reasonably be, required by the title insurance company to issue a title insurance policy or title insurance policies in form and substance satisfactory to Buyer, together with any endorsements or affirmative insurance
required by Buyer, for the Owned Real Property. 
  
 
SECTION 6.13. Environmental Studies. At least thirty (30) days prior to Closing, a Phase I Environmental Site Assessment shall be prepared by Buyer’s consultant, engineer or consulting or engineering firm
including, at Buyer’s sole discretion, a compliance audit of the improvements and operations, and, if recommended or otherwise reasonable based on the findings of such report, Seller shall permit Buyer to conduct a Phase II investigation
(including without limitation, an assessment of the presence for lead) on the Owned Real Property prepared by Buyer’s consultant, engineer or consulting or engineering firm, licensed in the state or states in which such properties are located.
The reports shall be in the form, scope and substance satisfactory to the Buyer in its sole discretion (including any findings and conclusions contained in the reports). All costs associated with preparation of the reports contemplated by this
Section 6.13 shall be borne by the Seller. 
  
 
SECTION 6.14. Resale of Shares. 
  
 (a) The Seller covenants that it will not sell or otherwise transfer the Shares except pursuant to an effective registration under the Securities Act or in a transaction which, in the opinion of counsel reasonably satisfactory to the
Parent, qualifies as an exempt transaction under the Securities Act and the rules and regulations promulgated thereunder. 
  

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 (b) The certificates evidencing the Shares will bear the following legend reflecting the foregoing
restrictions on the transfer of such securities: 
  
 “The
securities evidenced hereby have not been registered under the Securities Act of 1933, as amended (the “Act”), and may not be transferred except pursuant to an effective registration under the Act or in a transaction which, in the
opinion of counsel reasonably satisfactory to the Company, qualifies as an exempt transaction under the Act and the rules and regulations promulgated thereunder.” 
  
 
SECTION 6.15. Confidentiality. As to so much of the information and other material furnished under or in connection with this Agreement (whether furnished before, on or after the date hereof) as constitutes or
contains confidential business, financial or other information of the Parent or any Subsidiary, the Seller covenants for itself and its directors, officers and partners that it will use due care to prevent its officers, directors, partners,
employees, counsel, accountants and other representatives from disclosing such information to Persons other than their respective authorized employees, counsel, accountants, shareholders, partners, limited partners and other authorized
representatives; provided, however, that the Seller may disclose or deliver any information or other material disclosed to or received by it should the Seller be advised by its counsel that such disclosure or delivery is required by
law, regulation or judicial or administrative order. In the event of any termination of this Agreement prior to the Closing Date, the Seller shall return to the Parent all confidential material previously furnished to the Seller or its officers,
directors, partners, employees, counsel, accountants and other representatives in connection with this transaction. For purposes of this Section 6.16, “due care” means at least the same level of care that the Seller would use to
protect the confidentiality of its own sensitive or proprietary information, and this obligation shall survive termination of this Agreement. 
  
 
SECTION 6.16. Supplements to Schedules. From time to time prior to the Closing, but in no event later than forty-eight (48) hours prior to the Closing, Seller shall promptly supplement or amend the Schedules
corresponding to the representations and warranties set forth in Section 4 hereof with respect to any matter, condition or occurrence hereafter arising which, if existing or occurring at the date of this Agreement, would have been required to be set
forth or described in any such Schedule. No supplement or amendment shall be deemed to cure any breach of any representation or warranty made in this Agreement or have any effect for the purpose of determining satisfaction of the conditions set
forth in Section 12 hereof or the compliance by Seller with any covenant set forth herein. 
  
 
SECTION 6.17. Transaction Bonus Plan. Following the Closing Date the Buyer shall adopt a Transaction Bonus Plan, which shall provide for the payment of transaction bonuses to key employees of the Buyer in the
event of, and in connection with, a Company Sale (as such term shall be defined in the Transaction Bonus Plan; provided, that the transactions described in this Agreement shall not constitute a “Company Sale” or trigger the payment of such
bonuses). The proposed material terms of the Transaction Bonus Plan are set forth on Schedule 6.17. 
  

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SECTION 7. COVENANTS OF THE PARENT AND THE BUYER. 
  
 
The Parent and the Buyer covenant as follows: 
  
 
SECTION 7.1. Conduct of Business Before the Closing Date. From and after the date hereof and until the Closing Date, the Parent and its Subsidiaries shall continue to maintain, in all material respects, their
real and personal property in accordance with present practice in a condition suitable for its current use and to operate their business in the ordinary course. 
  

SECTION 7.2. Conduct of Business Before the Completion Date. Except as set forth in Schedule 7.2, without the prior written consent of the Seller, between the Closing Date and the Completion Date,
neither the Parent nor any of its Subsidiaries shall, except as required or expressly permitted pursuant to the terms hereof, enter into any new (or amend any existing) Buyer Employee Benefit Plan or employment, severance or consulting agreement,
grant any general increase in the compensation of officers or employees (including any such increase pursuant to any Buyer Employee Benefit Plan or grant any increase in the compensation payable or to become payable to any employee, except in
accordance with pre-existing contractual provisions or consistent with past practice. 
  
 
SECTION 7.3. Actions Before Closing Date and Completion Date. Neither the Parent nor the Buyer shall take any action which shall cause it to be in breach of any representations, warranties, covenants or
agreements contained in this Agreement. Each of the Parent and the Buyer shall use reasonable commercial efforts to perform and satisfy all conditions to Closing to be performed or satisfied by it under this Agreement as soon as possible, but in no
event later than the Closing Date. Each of the Parent and the Buyer shall use reasonable commercial efforts to perform and satisfy all conditions to consummation of the Final Transfer to be performed or satisfied by it under this Agreement and the
Transition Agreement as soon as possible. 
  
 
SECTION 7.4. Consents and Approvals. Each of the Parent and the Buyer shall use reasonable commercial efforts to obtain all consents and approvals of third parties required to be obtained by the Parent and the
Buyer, respectively, to effect the transactions contemplated by the Transaction Documents. 
  
 
SECTION 7.5. Access to Properties and Records. The Parent and its Subsidiaries shall afford to the Seller, and to the accountants, counsel and representatives of the Seller, full access during normal business
hours throughout the period prior to the Closing Date (or the earlier termination of this Agreement pursuant to Section 14 hereof) to all properties, books, contracts, commitments, employees and records of the Seller relating to the business of the
Parent and its Subsidiaries and, during such period, shall furnish promptly to the Seller all other information concerning the business of the Parent and its Subsidiaries, their properties and personnel as the Seller may reasonably request, provided
that no investigation or receipt of information pursuant to this Section 7.5 shall qualify any representation or warranty of the Parent or the Buyer or the conditions to the obligations of the Seller. 
  
 
SECTION 7.6. Negotiations. From and after the date hereof until the Closing Date, neither the Parent, any Affiliate, nor any of Parent’s or Buyer’s respective officers or 
  

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 directors nor anyone acting on behalf of the Parent, Buyer or such persons shall, directly or indirectly, encourage,
solicit, engage in discussions or negotiations with, or provide any information to, any Person, firm, or other entity or group (other than the Seller or its representatives) concerning any purchase or sale of shares of capital stock or similar
transactions involving the Parent and/or the Buyer or any other transaction inconsistent with the transactions contemplated hereby. The Parent and the Buyer shall promptly communicate to the Seller any inquiries or communications concerning any such
transaction which they may receive or of which they may become aware. 
  
 
SECTION 7.7. Further Assurances. Upon the request of the Seller at any time after the Closing Date, the Parent and/or the Buyer, as the case may be, shall forthwith execute and deliver such further instruments
of assignment, transfer, conveyance, endorsement, direction or authorization and other documents as the Seller or its counsel may request to effectuate the purposes of the Transaction Documents. 
  
 
SECTION 7.8. Reasonable Commercial Efforts. Upon the terms and subject to the conditions of this Agreement, the Parent and the Buyer will use reasonable commercial efforts to take, or cause to be taken, all
action, and to do, or cause to be done, all things necessary, proper or advisable consistent with applicable law to consummate and make effective in the most expeditious manner practicable the transactions contemplated hereby. 
  
 
SECTION 7.9. Notice of Breach. Through the Closing Date, the Parent or the Buyer, as the case may be, shall promptly give the Seller written notice with particularity upon having knowledge of any matter that
may constitute a breach of any representation, warranty, agreement or covenant contained in this Agreement. 
  
 
SECTION 8. EMPLOYEES AND EMPLOYEE PLANS. 
  
 
SECTION 8.1. Offer of Employment. Schedule 8.1 hereto sets forth a true and complete list of all individuals who are employees employed in connection with the Business as of the date hereof and as of the
Completion Date, including those employees who are absent from employment due to illness, vacation, short-term disability or other authorized absence, but excluding those who are disabled within the meaning of any long-term disability plan under
which such employees participate or who are former employees, retired or otherwise not actively employed in the Business (“Listed Employees”). The Buyer shall offer to hire those Listed Employees set forth on Schedule
8.1 hereto as the Buyer may choose. All such employment offers to be made by the Buyer shall be made on or prior to the Completion Date. The employees who accept such offers of employment shall be referred to herein as “Transferred
Employees” and shall become employees of the Buyer as of the date such employees commence employment with the Buyer, but not earlier than the Completion Date. 
  
 
SECTION 8.2. Employee Benefits. The Transferred Employees shall participate in the Buyer Employee Benefit Plans in accordance with the terms thereof generally applicable to employees of the Buyer. As to each
Transferred Employee, the Buyer shall recognize, with respect to the Buyer Employee Benefit Plans, service with the Seller as service with the Buyer for purposes of eligibility and vesting only, and not for accrual of benefit purposes. It is
understood and agreed that, the Buyer’s obligation under Section 8.1 hereof to extend offers of 
  

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 employment to the Listed Employees shall not constitute any commitment, contract or understanding (expressed or implied)
of any obligation on the part of the Buyer to an employment relationship of any fixed term or duration or upon any terms or conditions other than those that the Buyer may establish pursuant to individual offers of employment; provided that, such
employment offered by the Buyer is “at will” and may be terminated by the Buyer or by an employee of the Buyer at any time for any reason (subject to any written commitments to the contrary made by the Buyer other than in this Agreement,
and applicable law). Except as otherwise provided in this Agreement, nothing herein shall be deemed to prevent or restrict in any way the right of the Buyer to terminate, reassign, promote or demote any of the Transferred Employees after the
Completion Date or to change adversely or favorably the title, powers, duties, responsibilities, functions, locations, salaries, other compensation or terms or conditions of employment of such employees. 
  
 
SECTION 8.3. Liability. Other than as provided in Section 8.2 hereof, neither the Buyer nor its Affiliates shall assume or have any direct or indirect obligation or liability of any nature, whether matured or
unmatured, accrued or contingent, due or to become due or otherwise, to any Transferred Employee or any other present or former employee of the Seller or its Affiliates, or to any dependent, survivor or beneficiary thereof, arising out of or in
relation to such person’s employment with the Seller or its Affiliates or the termination of such employment prior to the Completion Date. The Seller and its Affiliates shall be responsible for any and all wages, bonuses, commissions, employee
benefits, retention or stay bonus arrangements, and other compensation (including all obligations under the Seller Employee Benefit Plans) due to the employees of the Seller arising out of their employment with Seller prior to and as of the
Completion Date. Neither the Buyer nor its Affiliates shall assume any liability or obligation with respect to, and receives no right or interest in, any of the Seller Employee Benefit Plans. 
  
 
SECTION 8.4. Seller’s Cooperation in Hiring of Employees. The Seller shall cooperate with the Buyer and shall permit the Buyer a reasonable period prior to the Completion Date (i) to meet with the Listed
Employees at such times as the Buyer shall reasonably request, (ii) to distribute to the Listed Employees such forms and other documents relating to potential employment by the Buyer on and after the Completion Date as the Buyer may reasonably
request, and (iii) to permit the Buyer’s Human Resources representatives and the Buyer’s counsel, upon request, to review employment related Files and Records and other relevant employment information regarding the Listed Employees.

  
 
SECTION 8.5. Rights. Nothing herein expressed or implied shall confer upon any Transferred Employee or other employee or former employee of the Seller or legal representatives thereof, any rights or remedies,
including, without limitation, right to employment or continued employment for any specified period, under or by reason of this Agreement. 
  
 
SECTION 9. TAXES. 
  
 The
parties hereto hereby covenant and agree as follows: 
  
 
SECTION 9.1. Allocation of Purchase Price and Purchase Price Allocation Forms. The Buyer shall, as promptly as practicable after the Closing Date, submit to the Seller a 
  

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 statement of the Buyer’s allocation of the Purchase Price to the different items of Purchased Property (the
“Allocation Statement”). The Allocation Statement shall be binding and conclusive upon the parties hereto, unless the Seller objects in writing to any item or items shown on the Allocation Statement within ten Business Days after
delivery thereof to the Seller. If the Buyer and the Seller shall be unable to resolve any dispute with regard to the Allocation Statement within ten Business Days after delivery of the Seller’s written objections, the matter or matters in
dispute shall be submitted (at the expense of the Buyer) to the Buyer’s Accountant. The decision of the Buyer’s Accountant shall be conclusive and binding upon the Buyer and the Seller. 
  
 Promptly after the Closing Date (but not before a resolution of all disputes, if any, with
regard to the Allocation Statement), the Buyer’s Accountant shall prepare, in consultation with the Seller or the Seller’s Accountant, those statements or forms (including Form 8594 if available) required by Section 1060 of the Code and
the Treasury regulations promulgated thereunder with respect to the allocation of the Purchase Price. Such statements or forms shall be prepared consistently with the allocation of Purchase Price. Such statements or forms shall be filed by the
parties on their respective federal income tax returns as required by Section 1060 of the Code and the Treasury regulations promulgated thereunder and each party shall provide the other party with a copy of such statement or form as
filed. 
  
 
SECTION 9.2. Indemnification Payments. Any indemnification payments made pursuant to Section 9.1 shall constitute a Purchase Price adjustment for Tax purposes. 
  
 
SECTION 10. INDEMNIFICATION AND ARBITRATION. 
  
 
SECTION 10.1. Indemnification by the Seller. Notwithstanding the Closing, the delivery of the Purchased Property, the Investment or the Final Transfer, and regardless of any investigation at any time made by or
on behalf of the Buyer or of any knowledge or information that the Buyer may have, the Seller shall indemnify and fully defend, save and hold the Buyer, any Affiliate of the Buyer and its directors, officers and employees (the “Buyer
Indemnitees”), harmless if any Buyer Indemnitee shall at any time or from time to time suffer any damage, liability, loss, cost, expense (including all reasonable attorneys’ fees and expenses of investigation incurred by the Buyer
Indemnitees in any action or proceeding between the Seller and the Buyer Indemnitees or between the Buyer Indemnitees and any third party or otherwise), deficiency, interest, penalty, impositions, assessments or fines (collectively, “Buyer
Losses”) arising out of or resulting from, or shall pay or become obliged to pay any sum on account of, any and all the Seller’s Events of Breach. As used herein, “Seller’s Events of Breach” shall be and mean any
one or more of the following: 
  
 (a) any breach of any
representation of the Seller or Mid-Am or the breach of any warranty of the Seller or Mid-Am contained in this Agreement; 
  
 (b) any failure of the Seller or Mid-Am duly to perform or observe any term, provision, covenant, agreement contained herein on the part of the Seller or
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 (c) any claim or cause of action by any party against any Buyer Indemnitee, with respect to the Excluded
Liabilities or, prior to the Completion Date, the Assumed Liabilities set forth in Sections 2.7 (a)(ii) and, to the extent applicable, 2.7(a)(iii) hereof, 
  
 provided, however, that the Seller shall not have the obligation of making any payment under Section 10.1(a) hereof with respect to any representation or warranty
unless and until all Buyer Indemnitees have suffered Buyer Losses by reason of all such claims exceeding One Hundred Fifty Thousand Dollars ($150,000), it being understood that once such amount is exceeded, the aggregate of all such claims in excess
of said One Hundred Fifty-Thousand Dollars ($150,000) shall be payable by the Seller on demand by the Buyer. 
  
 For purposes of determining the existence of any misrepresentation, breach of warranty, or nonfulfillment of any covenant or agreement, or calculating the
amount of Buyer Losses incurred in connection with any such misrepresentation, breach of warranty, or nonfulfillment of any covenant or agreement, any and all references to Material Adverse Effect shall be disregarded. 
  
 
SECTION 10.2. Procedures for Indemnification by the Seller. If with respect to a third party a Seller’s Events of Breach occurs or is alleged and a Buyer Indemnitee asserts that the Seller has become
obligated to such Buyer Indemnitee pursuant to Section 10.1 hereof, or if any suit, action, investigation, claim or proceeding (a “Proceeding”) is begun, made or instituted by a third party as a result of which the Seller may become
obligated to a Buyer Indemnitee hereunder, such Buyer Indemnitee shall give written notice to the Seller. The Seller agrees to defend, contest or otherwise protect the Buyer Indemnitee against any Proceeding at its sole cost and expense. The Buyer
Indemnitee shall have the right, but not the obligation, to participate at its own expense in the defense thereof by counsel of the Buyer Indemnitee’s choice and shall in any event cooperate with and assist the Seller to the extent reasonably
possible. If the Seller fails timely to defend, contest or otherwise protect against such Proceeding, the Buyer Indemnitee shall have the right to do so, including, without limitation, the right to make any compromise or settlement thereof, and the
Buyer Indemnitee shall be entitled to recover the entire cost thereof from the Seller, including, without limitation, reasonable attorneys’ fees, disbursements and amounts paid as the result of such Proceeding, and the Seller shall be bound by
any determination made in such Proceeding or any compromise or settlement effected by the Buyer. If the Seller assumes the defense of any Proceeding, (a) it will be conclusively established for purposes of this Agreement that the claims made in that
Proceeding are within the scope of and subject to indemnification, (b) no compromise or settlement of such claims may be effected by the Seller without the Buyer Indemnitee’s consent unless (i) there is no finding or admission of any violation
of federal, state, local, municipal, foreign, international, multinational or other administrative order, law, ordinance, principal of common law, regulation, statute or treaty or any violation of the rights of any Person and no effect on any other
claims that may be made against the Buyer Indemnitee and (ii) the sole relief provided is monetary damages that are paid in full by the Seller; and (c) the Buyer Indemnitee will have no liability with respect to any compromise or settlement of such
claims effected without its consent. 
  
 
SECTION 10.3. Indemnification by the Parent and/or the Buyer. Notwithstanding the Closing, the delivery of the Purchased Property or the Final Transfer, the Parent and/or Buyer shall jointly and severally
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 hold the Seller, any Affiliate of the Seller, and its directors, officers and employees (the “Seller
Indemnitees”), harmless if any Seller Indemnitee shall at any time or from time to time suffer any damage, liability, loss, cost, expense (including all reasonable attorneys’ fees and expenses of investigation incurred by the Seller
Indemnitees in any action or proceeding between the Parent and/or Buyer on the one hand, and the Seller Indemnitees on the other hand, or between the Seller Indemnitees and any third party or otherwise), deficiency, interest, penalty, impositions,
assessments or fines (collectively, “Seller Losses”) arising out of or resulting from, or shall pay or become obligated to pay any sum on account of, any and all the Parent/Buyer Events of Breach. As used herein,
“Parent/Buyer Events of Breach” shall be and mean any one or more of the following: 
  
 (a) any breach of any representation of the Buyer or the breach of any warranty of the Buyer contained in the this Agreement; 
  
 (b) any failure of the Buyer duly to perform or observe any term, provision,
covenant, agreement or condition contained herein on the part of the Buyer to be performed or observed; 
  
 (c) any claim or cause of action by any party arising after the Closing Date against any Seller Indemnitee with respect to the Assumed Liabilities set
forth in Section 2.7(a)(i) hereof, and, after the Completion Date, with respect to the Assumed Liabilities set forth in Sections 2.7(a)(ii) and, to the extent applicable, 2.7(a)(iii) as well, 
  
 provided, however, that the Buyer shall have no obligation to make any payment under
Section 10.3(a) hereof with respect to any representation or warranty unless and until all Seller Indemnitees have suffered Seller Losses by reason of all such claims exceeding One Hundred Fifty Thousand Dollars ($150,000), it being understood that
once such amount is exceeded, the aggregate of all such claims in excess of said One Hundred Fifty Thousand Dollars ($150,000) shall be payable jointly and severally by the Parent and/or Buyer on demand by the Seller. 
  
 For purposes of determining the existence of any misrepresentation, breach of
warranty, or nonfulfillment of any covenant or agreement, or calculating the amount of Seller Losses incurred in connection with any such misrepresentation, breach of warranty, or nonfulfillment of any covenant or agreement, any and all references
to material or Buyer Material Adverse Effect shall be disregarded; provided, however, that this paragraph shall not apply to Section 5.19(b). 
  
 
SECTION 10.4. Procedures for Indemnification by the Parent and/or Buyer. If with respect to a third party a Parent/Buyer Event of Breach occurs or is alleged and a Seller Indemnitee asserts that the Parent
and/or Buyer has become obligated to such Seller Indemnitee pursuant to Section 10.3 hereof, or if any Proceeding is begun, made or instituted by a third party as a result of which the Parent and/or Buyer may become obligated to a Seller Indemnitee
hereunder, such Seller Indemnitee shall give written notice to the Parent and/or Buyer. The Parent and/or Buyer, as the case may be, agrees to defend, contest or otherwise protect the Seller Indemnitee against any Proceeding at its sole cost and
expense. The Seller Indemnitee shall have the right, but not the obligation, to participate at its own expense in the defense thereof by counsel of the Seller Indemnitee’s choice and shall in any event cooperate with and assist the 

 

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 Buyer to the extent reasonably possible. If the Parent and/or Buyer, as the case may be, fails timely to defend, contest
or otherwise protect against such Proceeding, the Seller Indemnitee shall have the right to do so, including, without limitation, the right to make any compromise or settlement thereof, and the Seller Indemnitee shall be entitled to recover the
entire cost thereof from the Parent and/or Buyer, as the case may be, including, without limitation, reasonable attorneys’ fees, disbursements and amounts paid as the result of such Proceeding, and the Parent and/or Buyer, as the case may be,
shall be bound by any determination made in such Proceeding or any compromise or settlement effected by the Seller. If the Parent and/or Buyer, as the case may be, assumes the defense of any Proceeding, (a) it will be conclusively established for
purposes of this Agreement that the claims made in that Proceeding are within the scope of and subject to indemnification, (b) no compromise or settlement of such claims may be effected by the Parent and/or Buyer, as the case may be, without the
Seller Indemnitee’s consent unless (i) there is no finding or admission of any violation of federal, state, local, municipal, foreign, international, multinational or other administrative order, law, ordinance, principal of common law,
regulation, statute or treaty or any violation of the rights of any Person and no effect on any other claims that may be made against the Seller Indemnitee and (ii) the sole relief provided is monetary damages that are paid in full by the Parent
and/or Buyer, as the case may be; and (c) the Seller Indemnitee will have no liability with respect to any compromise or settlement of such claims effected without its consent. 
  
 
SECTION 10.5. Successors and Assigns. All of the rights and obligations of the Seller, Parent and Buyer pursuant to this Section 10 shall survive any sale, assignment or other transfer by the Buyer of title to
or interest in any of the Purchased Property or any part thereof and shall apply to and bind each and every successor and assign of the Parent and/or Buyer to any of the Purchased Property. 
  
 
SECTION 10.6. Arbitration. 
  
 (a) The parties shall initially attempt to resolve by direct negotiation any dispute, controversy or claim arising out of or relating to (i) this Agreement, (ii) its or their breach, interpretation, termination or validity, or (iii) the
transactions contemplated hereby or thereby (each, a “Dispute”). 
  
 (b) If the parties are not able to settle the Dispute by direct negotiations within thirty (30) days after written notice by one party to the other of the Dispute, any party may initiate an arbitration to resolve the
Dispute; the parties hereto agree that arbitration pursuant to this Section shall be the sole means of resolving Disputes, and that no party shall commence any proceeding in any court or tribunal with respect to a Dispute. All such Disputes shall be
arbitrated in New York pursuant to the Rules of the American Arbitration Association except that the parties expressly do not constitute the American Arbitration Association as administrator of the arbitration as provided in Rule 3 of such Rules.
Each of the Seller and the Buyer shall select an arbitrator, and the two arbitrators shall select a third arbitrator. The third arbitrator shall act as Chair of the panel. The arbitrators shall be certified public accountants, attorneys or other
persons, in each case, who are experienced in the buying and selling of businesses. If the two arbitrators fail to agree upon the appointment of a third arbitrator within 30 days, the American Arbitration Association shall appoint the third
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 (c) Judgment upon any award rendered by the arbitrator(s), which may include specific performance of the
obligations of the parties under this Agreement, may be entered in any court having jurisdiction. Nothing in this Agreement shall preclude any party from seeking equitable relief from a court of competent jurisdiction. The statute of limitations,
estoppel, waiver, laches, and similar doctrines, which would otherwise be applicable in any action brought by a party shall be applicable in any arbitration proceeding and the commencement of an arbitration proceeding shall be deemed the
commencement of an action for those purposes. The Federal Arbitration Act shall apply to the construction, interpretation and enforcement of this arbitration provision. 
  
 (d) Nothing in this Agreement shall preclude the arbitrator(s) from rendering an interim award (which may include equitable
relief) which may be enforced by the parties hereto as though a final award. 
  
 (e) The Seller and the Buyer shall jointly and equally bear all arbitration expenses, provided, however, that any legal fees or expenses incurred by any party in connection with such arbitration shall be borne by the
party incurring such expenses. 
  
 
SECTION 11. CONDITIONS TO OBLIGATIONS OF THE SELLER AND MID-AM TO CONSUMMATE CLOSING. 
  
 The obligations of the Seller and Mid-Am to consummate the transactions contemplated by this Agreement are subject to the fulfillment, at or before the
Closing Date, of the following conditions, any one or more of which may be waived by the Seller and/or Mid-Am in its sole discretion: 
  
 
SECTION 11.1. Representations and Warranties of the Parent and Buyer. All representations and warranties made by the Parent and the Buyer in this Agreement shall be true and correct in all material respects on
and as of the Closing Date as if again made by the Parent and the Buyer, respectively, on and as of such date, and the Seller and Mid-Am shall have received a certificate dated the Closing Date and signed by the Chairman of the Board or President
and by the chief financial officer of the Parent and the Buyer, respectively, to that effect. 
  
 
SECTION 11.2. Performance of the Obligations of the Parent and Buyer. The Parent and the Buyer shall each have performed in all material respects all obligations required under this Agreement to be performed
by it on or before the Closing Date, and the Seller and Mid-Am shall have received a certificate dated the Closing Date and signed by a duly authorized representative of the Parent and the Buyer, respectively, to that effect. 
  
 
SECTION 11.3. Governmental Consents and Approvals. All consents, waivers, authorizations and approvals of any governmental or regulatory authority, domestic or foreign, required in connection with the
execution, delivery and performance of the Buyer Transaction Documents shall have been duly obtained and shall be in full force and effect on the Closing Date. 
  

SECTION 11.4. Third Party Consents and Approvals. All consents, waivers, authorizations and approvals of any third party listed on Schedules 4.5 and 5.10 and required in connection with the
execution, delivery and performance of the Buyer Transaction Documents shall have been duly obtained and shall be in full force and effect on the Closing Date. 
  

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SECTION 11.5. No Violation of Orders. No preliminary or permanent injunction or other order issued by any court or other governmental or regulatory authority, domestic or foreign, nor any statute, rule,
regulation, decree or executive order promulgated or enacted by any government or governmental or regulatory authority, domestic or foreign, that declares any of the Transaction Documents invalid or unenforceable in any respect or which prevents the
consummation of the transactions contemplated hereby shall be in effect. 
  
 
SECTION 11.6. Opinion of Counsel. The Seller and Mid-Am shall have received a favorable opinion, dated as of the Closing Date, from Willkie Farr & Gallagher LLP, counsel to the Parent and the Buyer, in a
form to be mutually agreed upon by the parties hereto. 
  
 
SECTION 11.7. Charter Amendment. The Charter Amendment shall have been approved by the stockholders of the Parent and filed with the Secretary of State of the State of Delaware; 
  
 
SECTION 11.8. Execution of Certain Documents. The Parent and/or Buyer shall have executed and delivered to the Seller, as applicable, the following documents: 
  
 (a) the Contribution and Exchange Agreements; 
  
 (b) the Milk Supply Agreement; 
  
 (c) the Registration Rights Agreement; 
  
 (d) the Stockholders Agreement; 
  
 (e) the Transition Agreement; and 
  
 (f) the Tolling Agreement. 
  
 
SECTION 11.9. Election of Director. Mr. Gerald L. Bos shall have been elected to the Board of Directors of the Parent, effective upon the consummation of the Closing. 
  
 
SECTION 11.10. Parent and Buyer Closing Documents. The Parent and/or the Buyer, as applicable, shall have delivered to the Seller and Mid-Am the following documents: 
  
 (a) a copy of the resolutions duly adopted by each of the Parent’s and
Buyer’s Board of Directors and stockholders authorizing the execution, delivery and performance of the Buyer Transaction Documents to which the Parent and/or the Buyer are each, respectively, a party and the consummation of the transactions
contemplated thereby, as in effect as of the Closing Date, certified by an officer of the Parent and the Buyer, respectively; 
  
 (b) for each of the Parent and the Buyer, a certificate (dated not less than 5 Business Days prior to the Closing Date) of the Secretary of State of the
jurisdiction of incorporation of each of the Parent and the Buyer as to the good standing of the Parent and Buyer, respectively, in such jurisdiction; 
  

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 (c) one or more certificates, registered in the name of the Seller, representing the Common Stock Shares;

  
 (d) one or more certificates, registered in the name of
Mid-Am, representing the Preferred Stock Shares; 
  
 (e) all
instruments that are necessary or desirable to effect the assumption by Buyer of the Assumed Liabilities set forth in Section 2.7(a)(i) and, to the extent applicable, 2.7(a)(iii) hereof; 
  
 (f) copies of the consents, waivers and approvals specified on Schedule 5.10; and 
  
 (g) such other documents relating to the transactions contemplated by the
Buyer Transaction Documents to be consummated at the Closing as the Seller or Mid-Am reasonably requests. 
  
 
SECTION 11.11. Legal Matters. All certificates, instruments, opinions and other documents required to be executed or delivered by or on behalf of the Parent or the Buyer under the provisions of the Transaction
Documents, and all other actions and proceedings required to be taken by or on behalf of the Parent or the Buyer in furtherance of the transactions contemplated hereby and thereby, shall be reasonably satisfactory in form and substance to counsel
for the Seller and Mid-Am. 
  
 
SECTION 12. CONDITIONS TO OBLIGATIONS OF THE PARENT AND THE BUYER TO CONSUMMATE CLOSING. 
  
 The obligations of the Parent and/or the Buyer to consummate the transactions contemplated by this Agreement are subject to the fulfillment, at or before
the Closing Date, of the following conditions, any one or more of which may be waived by the Parent and/or the Buyer in their sole discretion: 
  
 
SECTION 12.1. Representations and Warranties of the Seller. All representations and warranties made by the Seller and Mid-Am in this Agreement shall be true and correct in all material respects on and as of
the Closing Date as if again made by the Seller and Mid-Am, respectively, on and as of such date, and the Parent and the Buyer shall have received from the Seller and Mid-Am, respectively, a certificate dated the Closing Date and signed by the Chief
Financial Officer of the Seller and Mid-Am, respectively, to that effect. 
  
 
SECTION 12.2. Performance of the Obligations of the Seller. Each of the Seller and Mid-Am shall have performed in all material respects all obligations required under this Agreement to be performed by it on or
before the Closing Date, and the Parent and the Buyer shall have received from the Seller and Mid-Am, respectively, a certificate dated the Closing Date and signed by the Chief Financial Officer of the Seller and Mid-Am, respectively, to that
effect. 
  

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SECTION 12.3. Governmental Consents and Approvals. All consents, waivers, authorizations and approvals of any governmental or regulatory authority, domestic or foreign, required in connection with the
execution, delivery and performance of the Seller Transaction Documents shall have been duly obtained and shall be in full force and effect on the Closing Date. 
  

SECTION 12.4. Third Party Consents and Approvals. All consents, waivers, authorizations and approvals of any third party listed on Schedules 4.5 and 5.10 required in connection with the
execution, delivery and performance of the Buyer Transaction Documents shall have been duly obtained and shall be in full force and effect on the Closing Date. 
  

SECTION 12.5. No Violation of Orders. No preliminary or permanent injunction or other order issued by any court or other governmental or regulatory authority, domestic or foreign, nor any statute, rule,
regulation, decree or executive order promulgated or enacted by any government or governmental or regulatory authority, domestic or foreign, that declares any of the Transaction Documents invalid or unenforceable in any respect or which prevents the
consummation of the transactions contemplated hereby shall be in effect. 
  
 
SECTION 12.6. Opinion of Counsel. The Parent and the Buyer shall have received a favorable opinion, dated as of the Closing Date, from David A. Geisler, counsel to the Seller and Mid-Am, in a form to be
mutually agreed upon by the parties hereto. 
  
 
SECTION 12.7. Transaction Documents. The Seller and/or Mid-Am, as applicable, shall have executed and delivered to the Parent and the Buyer the following documents: 
  
 (a) the Milk Supply Agreement; 
  
 (b) the Registration Rights Agreement; 
  
 (c) the Stockholders’ Agreement; 
  
 (d) the Transition Agreement; and 
  
 (e) the Tolling Agreement. 
  
 
SECTION 12.8. Seller Closing Documents. The Seller and/or Mid-Am, as applicable, shall have delivered the following documents: 
  
 (a) to the Parent and the Buyer, a copy of the resolutions duly adopted by each of the Seller’s and Mid-Am’s Board
of Directors or managing member, as applicable, authorizing the execution, delivery and performance of the Seller Transaction Documents to which the Seller and/or Mid-Am are each, respectively, a party and the consummation of the transactions
contemplated thereby, as in effect as of the Closing Date, certified by an officer of the Seller and Mid-Am, respectively; 
  
 (b) to the Parent and the Buyer, for each of the Seller and Mid-Am, a certificate (dated not less than 5 Business Days prior to the Closing Date) of the
Secretary of State of the jurisdiction of organization of each of the Seller and Mid-Am as to the good standing of the Seller and Mid-Am, respectively, in such jurisdiction; 
  

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 (c) to the Buyer, the Files and Records forming a part of the Purchased Property; 
  
 (d) to the Buyer, such bills of sale, special warranty deeds, assignments of
leases and all other instruments of conveyance that are necessary to effect the purchase and sale of the Purchased Property and the transfer of Assumed Liabilities to be transferred to the Buyer on the Closing Date pursuant to the terms herein;

  
 (e) to the Parent and/or the Buyer, as applicable, copies of
the consents, waivers and approvals specified on Schedule 4.5; 
  
 (f) such other documents relating to the transactions contemplated by the Transaction Documents as the Parent or the Buyer reasonably requests; and 
  
 (g) to the Buyer, physical possession and control of the Purchased Property. 
  
 
SECTION 12.9. Legal Matters. All certificates, instruments, opinions and other documents required to be executed or delivered by or on behalf of the Seller or Mid-Am under the provisions of the Transaction
Documents, and all other actions and proceedings required to be taken by or on behalf of the Seller or Mid-Am in furtherance of the transactions contemplated hereby and thereby, shall be reasonably satisfactory in form and substance to counsel for
the Parent and the Buyer. 
  
 
SECTION 12.10. Title Policy. The Title Insurance Company shall have issued a title policy pursuant to the Title Commitment and any other endorsement as may be reasonably requested by the Buyer. 
  
 
SECTION 13. CONDITIONS PRECEDENT TO CONSUMMATION OF FINAL TRANSFER. 
  
 
SECTION 13.1. Conditions to Obligations of the Seller. The obligations of the Seller to consummate the Final Transfer are subject to the fulfillment of the following conditions, any one or more of which may be
waived by the Seller in its sole discretion: 
  
 (a) the
representations and warranties made by the Buyer set forth in Sections 5.13 and 5.15 in this Agreement shall be true and correct in all material respects on and as of the Completion Date as if again made by the Buyer on and as of such date.

  
 (b) the Buyer shall have delivered to the Seller all
instruments that are necessary or desirable to effect the assumption by the Buyer of the Assumed Liabilities set forth in Sections 2.7(a)(ii) and, to the extent applicable, 2.7(a)(iii) hereof; and 
  
 (c) the Buyer shall have delivered to the Seller such other documents
relating to the transactions contemplated by the Transaction Documents to be consummated on the Completion Date as the Seller shall reasonably request. 
  

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SECTION 13.2. Conditions to Obligations of the Buyer. The obligations of the Buyer to consummate the Final Transfer are subject to the fulfillment of the following conditions, any one or more of which may be
waived by the Buyer in its sole discretion: 
  
 (a) the
representations and warranties made by the Seller set forth in Sections 4.13 and 4.15 in this Agreement shall be true and correct in all material respects on and as of the Completion Date as if again made by the Seller on and as of such date, and
the Buyer shall have received from the Seller a certificate dated the Completion Date and signed by the President and by the chief financial officer of the Seller to that effect; 
  
 (b) the Refurbishment shall be substantially complete, as determined in the good faith judgment of the Buyer; and

  
 (c) the Seller shall have delivered to the Buyer such bills of
sale, special warranty deeds, assignments of leases and all other instruments of conveyance that are necessary to effect the transfer of Assumed Liabilities to be transferred to the Buyer on the Completion Date pursuant to the terms of this
Agreement and the Transition Agreement. 
  
 
SECTION 14. TERMINATION. 
  
 
SECTION 14.1. Conditions of Termination. Notwithstanding anything to the contrary contained herein, this Agreement may be terminated at any time before the Closing (a) by mutual consent of the Seller and/or
Mid-Am on the one hand, and the Parent and/or the Buyer on the other hand, (b) by the Seller or Mid-Am if the conditions set forth in Section 11 hereof are not satisfied or waived by the Closing Date, (c) by the Parent or the Buyer if the conditions
set forth in Section 12 hereof are not satisfied or waived by the Closing Date or (d) by any party hereto if the Closing shall not have occurred on or prior to December 15, 2004. 
  
 
SECTION 14.2. Effect of Termination. In the event of termination pursuant to Section 14.1 hereof, this Agreement shall become null and void and have no effect, with no liability on the part of the Seller,
Mid-Am, the Parent or the Buyer, or their directors, officers, agents or stockholders, with respect to this Agreement, except for the (i) liability of a party for expenses pursuant to Section 15.3 hereof and (ii) liability for any breach of this
Agreement. 
  
 
SECTION 15. MISCELLANEOUS. 
  
 
SECTION 15.1. Successors and Assigns. Except as otherwise provided in this Agreement, no party hereto shall assign this Agreement or any rights or obligations hereunder without the prior written consent of the
other parties hereto and any such attempted assignment without such prior written consent shall be void and of no force and effect, provided, that the Parent or the Buyer may assign its rights hereunder to an Affiliate and to any party
providing financing in connection with the transactions contemplated hereby, provided further, that no such assignment shall reduce or otherwise vitiate any of the obligations of the Seller and Mid-Am hereunder, provided further, that
the Seller may transfer all or a portion of its rights to the Common Stock Shares to Mid-Am, subject to Section 4.20 of this Agreement. This Agreement shall inure to the benefit of and shall be binding upon the successors and permitted assigns of
the parties hereto. 
  

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SECTION 15.2. Governing Law; Jurisdiction. This Agreement shall be construed, performed and enforced in accordance with, and governed by, the laws of the State of Delaware, without giving effect to the
principles of conflicts of laws thereof. The parties hereto irrevocably elect as the sole judicial forum for the adjudication of any matters arising under or in connection with this Agreement, and consent to the jurisdiction of, the courts of the
State of Delaware. 
  
 
SECTION 15.3. Expenses. Except as otherwise provided herein, each of the parties hereto shall pay its own expenses in connection with this Agreement and the transactions contemplated hereby, including, without
limitation, any legal and accounting fees, whether or not the transactions contemplated hereby are consummated. No fees or expenses of the Seller or Mid-Am incurred with the transaction contemplated herein shall be included in the Assumed
Liabilities. The Seller shall pay all state and local sales, transfer, excise, value-added or other similar taxes, and all recording and filing fees that may be imposed by reason of the sale, transfer, assignment and delivery of the Purchased
Property. 
  
 
SECTION 15.4. Transfer Taxes. All transfer, documentary, sales, use, registration, value-added and other similar Taxes (including all applicable real estate transfer Taxes) and related fees (including any
penalties, interest and additions to Tax) incurred in connection with this transaction shall be paid by the Seller. 
  
 
SECTION 15.5. Severability. In the event that any part of this Agreement is declared by any court or other judicial or administrative body to be null, void or unenforceable, said provision shall survive to the
extent it is not so declared, and all of the other provisions of this Agreement shall remain in full force and effect. 
  
 
SECTION 15.6. Notices. All notices, requests, demands and other communications under this Agreement shall be in writing and shall be deemed to have been duly given (i) on the date of service if served
personally on the party to whom notice is to be given, (ii) on the day of transmission if sent via facsimile transmission to the facsimile number given below, and telephonic confirmation of receipt is obtained promptly after completion of
transmission, (iii) on the day after delivery to Federal Express or similar overnight courier or the Express Mail service maintained by the U.S. Postal Service or (iv) on the fifth day after mailing, if mailed to the party to whom notice is to be
given, by first class mail, registered or certified, postage prepaid and properly addressed, to the party as follows: 
  

			
	If to the Seller or Mid-Am:	 	 
		
	 	 	 Dairy Farmers of America, Inc.

	 	 	 3500 William D. Tate Avenue, Suite 100

	 	 	 Grapevine, Texas 76051

	 	 	 Attention: David Jones

	 	 	 Telecopy: (817) 410-4501

		
	 Copy to:
	 	 
		
	 	 	 Dairy Farmers of America, Inc.

	 	 	 10220 N. Ambassador Drive

	 	 	 Kansas City, Missouri 64153

	 	 	 Attention: David A. Geisler

	 	 	 Telecopy: (816) 801-6593

  

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	 If to the Parent or the Buyer:
	 	 
	 	 	 Eagle Family Foods, Inc.

	 	 	 735 Taylor Road, Suite 100

	 	 	 Gahanna, Ohio 43230

	 	 	 Attention: Craig A. Steinke

	 	 	 Telecopy: (614) 501-4299

	 Copy to:
	 	 
	 	 	 Willkie Farr & Gallagher LLP

	 	 	 787 Seventh Avenue

	 	 	 New York, New York 10019

	 	 	 Attn: Holly K. Youngwood, Esq.

	 	 	 Telecopy: (212) 728-8111

  
 Any party may change its address for
the purpose of this Section by giving the other party written notice of its new address in the manner set forth above. 
  
 
SECTION 15.7. Amendments; Waivers. This Agreement may be amended or modified, and any of the terms, covenants, representations, warranties or conditions hereof may be waived, only by a written instrument
executed by the parties hereto, or in the case of a waiver, by the party waiving compliance. Any waiver by any party of any condition, or of the breach of any provision, term, covenant, representation or warranty contained in this Agreement, in any
one or more instances, shall not be deemed to be nor construed as further or continuing waiver of any such condition, or of the breach of any other provision, term, covenant, representation or warranty of this Agreement. 
  
 
SECTION 15.8. Public Announcements. The parties agree that after the signing of this Agreement, neither party shall make any press release or public announcement concerning the transactions contemplated by the
Transaction Documents without the prior written approval of the other parties unless a press release or public amendment is required by law. The Seller and Mid-Am acknowledge that the Parent will be required to disclose this Agreement on a Current
Report on Form 8-K. If any such announcement or other disclosure is required by law, the disclosing party agrees to give the nondisclosing parties prior notice and an opportunity to comment on the proposed disclosure. 
  
 
SECTION 15.9. Entire Agreement. This Agreement, the Transaction Documents and the Exhibits hereto contain the entire understanding between the parties hereto with respect to the transactions contemplated
hereby and thereby and supersedes and replaces all prior and contemporaneous agreements and understandings, oral or written, with regard to such transactions. All schedules hereto and any documents and instruments delivered pursuant to any provision
hereof are expressly made a part of this Agreement as fully as though completely set forth herein. 
  

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SECTION 15.10. Parties in Interest. Nothing in this Agreement is intended to confer any rights or remedies under or by reason of this Agreement on any persons other than the Seller, the Parent and the Buyer
and their respective successors and permitted assigns. Nothing in this Agreement is intended to relieve or discharge the obligations or liability of any third persons to the Seller, the Parent or the Buyer. No provision of this Agreement shall give
any third persons any right of subrogation or action over or against the Seller, the Parent or the Buyer. 
  
 
SECTION 15.11. Scheduled Disclosures. Disclosure of any matter, fact or circumstance in a Schedule to this Agreement shall not be deemed to be disclosure thereof for purposes of any other Schedule hereto to
the extent such disclosure is reasonably apparent. 
  
 
SECTION 15.12. Section and Paragraph Headings. The section and paragraph headings in this Agreement are for reference purposes only and shall not affect the meaning or interpretation of this Agreement.

  
 
SECTION 15.13. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute the same instrument. 
  
 [Signature page follows.] 
  

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 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective
officers thereunto duly authorized as of the date first above written. 
  

			
	EAGLE FAMILY FOODS HOLDING, INC.
		
	 By
	 	 /s/ Craig A. Steinke

	 Name:
	 	 Craig A. Steinke

	 Title:
	 	 President and Chief Executive Officer

	
	EAGLE FAMILY FOODS, INC.
		
	 By
	 	 /s/ Craig A. Steinke

	 Name:
	 	 Craig A. Steinke

	 Title:
	 	 President and Chief Executive Officer

	
	DAIRY FARMERS OF AMERICA INC.
		
	 By
	 	 /s/ Gerald L. Bos

	 Name:
	 	 Gerald L. Bos

	 Title:
	 	 Chief Financial Officer and

	 	 	 Corporate Vice President/Finance

	
	MID-AM CAPITAL, L.L.C.
		
	 By
	 	 /s/ David G. Meyer

	 Name:
	 	 David G. Meyer

	 Title:
	 	 Treasurer

  

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