Document:

Exhibit
10.27

 

SIXTH
MODIFICATION AND WAIVER UNDER Loan and Security Agreement

 

This Sixth Modification
and Waiver under Loan and Security Agreement (this “Agreement”), dated as of July 13, 2020 (the “Effective
Date”), is among Danimer Scientific Holdings, LLC, a Delaware limited
liability company (“Danimer Holdings”), Meredian, Inc.,
a Georgia corporation (“Meredian”), Meredian Bioplastics, Inc.,
a Georgia corporation (“Meredian Bioplastics”), Danimer Scientific,
L.L.C., a Georgia limited liability company (“Danimer Scientific”), Danimer
Bioplastics, INC., a Georgia corporation (“Danimer Bioplastics”), Danimer
Scientific Kentucky, INC., a Delaware corporation (“Danimer Kentucky”; together with Danimer Holdings,
Meredian, Inc., Meredian Bioplastics, Danimer Scientific, Danimer Bioplastics and with any other Person that at any time after
the date hereof becomes a Borrower, each a “Borrower” and collectively, “Borrowers”),
the Subsidiaries of Meredian Holdings Group, Inc., a Georgia corporation (“Parent”)
and Borrowers from time to time party hereto as Guarantors; the several entities party hereto as Lenders and White
Oak Global Advisors, LLC, a Delaware limited liability company, as administrative agent (“Administrative Agent”).

 

Recitals:

 

A. Borrowers,
the Affiliates of Borrowers from time to time party thereto as Guarantors, the entities from time to time party thereto as Lenders
and Administrative Agent are party to that certain Loan and Security Agreement, dated as of March 13, 2019, as amended by that
certain Consent and Modification under Loan and Security Agreement dated as of November 5, 2019, as amended by that certain Consent
and Modification under Loan and Security Agreement dated as of December 18, 2019, as amended by that certain Consent and Modification
under Loan and Security Agreement dated as of January 23, 2020, as amended by that certain Consent and Modification under Loan
and Security Agreement dated as of March 27, 2020, as amended by that certain Fifth Consent and Modification under Loan and Security
Agreement dated as of May 14, 2020 (as so amended, the “Existing Loan Agreement”, as the same is further
amended pursuant to this Agreement and as it may be further amended, supplemented and/or otherwise modified from time to time,
the “Loan Agreement”).

 

B. Certain
Events of Default have occurred and are continuing under the Existing Loan Agreement as Loan Parties and their respective Subsidiaries
have, among other things, (i) failed to deliver their annual audited financial statements for the Fiscal Year ended December 31,
2019, in accordance with Section 6.01(a) of the Existing Loan Agreement, which failure constitutes an Event of Default under Section
8.01(b) of the Existing Loan Agreement, and (ii) made Capital Expenditures in excess of the limits set forth in Section 7.07 of
the Existing Loan Agreement for the Fiscal Year ended December 31, 2019, which failure constitutes an Event of Default under Section
8.01(b) of the Existing Loan Agreement (collectively, the “Specified Defaults”).

 

C. Borrowers
have requested that Lenders (a) waive the Specified Defaults and (b) amend certain provisions of the Existing Loan Agreement as
provided herein, on and subject to the terms and conditions set forth herein. Administrative Agent, on behalf of and at the direction
of Lenders, is willing to agree to the requests of Borrowers, but only on the terms and conditions set forth herein.

 

Agreement:

 

NOW, THEREFORE, in
consideration of the premises and the mutual covenants and conditions contained herein, and for good and valuable consideration,
the receipt and sufficiency of which are hereby specifically acknowledged, the parties hereby covenant and agree as follows:

 

1. Definitions;
References; Interpretation.

 

(a) Unless
otherwise specifically defined herein, each capitalized term used herein (including in the Recitals hereof) that is defined in
the Loan Agreement shall have the meaning assigned to such term in the Loan Agreement.

 

     

     

    

 

(b) Each
reference to “this Agreement,” “hereof,” “hereunder,” “herein” and “hereby”
and each other similar reference contained in the Loan Agreement, and each reference to “the Loan Agreement” and each
other similar reference in the other Loan Documents, shall from and after the date of this Agreement, refer to the Loan Agreement,
as amended hereby. This Agreement is a Loan Document.

 

(c) The
rules of interpretation set forth in Section 1.02 of the Loan Agreement shall be applicable to this Agreement, mutatis mutandis.

 

2. Acknowledgments
of Obligations and Related Matters.

 

(a) Acknowledgment
of Obligations. Borrowers hereby acknowledge, confirm and agree that Borrowers are, jointly and severally, unconditionally
indebted to Administrative Agent and Lenders as of the close of business on July 10, 2020, in respect of the Loans and all other
Obligations in the aggregate principal amount of not less than $27,750,000, together with interest accrued and accruing thereon,
and all fees, costs, expenses and other sums and charges now or hereafter payable by Borrowers to Administrative Agent and Lenders
pursuant to the Loan Agreement and the other Loan Documents, all of which are unconditionally owing by Borrowers to Administrative
Agent and Lenders pursuant to the Loan Documents, in each case without offset, defense or counterclaim of any kind, nature or description
whatsoever.

 

(b) Acknowledgment
of Security Interests. Borrowers hereby acknowledge, confirm and agree that Administrative Agent and Lenders have, and shall
continue to have, valid, enforceable and perfected security interests in and liens upon the Collateral heretofore granted by Borrowers
to Administrative Agent, for the benefit of Lenders, pursuant to the Loan Documents or otherwise granted to or held by Administrative
Agent.

 

(c) Binding
Effect of Loan Documents. Borrowers hereby acknowledge, confirm and agree that: (i) each of the Loan Documents to which any
Borrower is a party has been duly executed and delivered to Administrative Agent and Lenders by such Borrower and each is in full
force and effect as of the date hereof, (ii) the agreements and obligations of Borrowers contained in such Loan Documents to which
any Borrower is a party and in this Agreement constitute the legal, valid and binding Obligations of Borrowers, enforceable against
Borrowers in accordance with their respective terms, except as enforcement may be limited by bankruptcy, insolvency, reorganization,
moratorium or other similar laws relating to or limiting creditors’ rights generally or by equitable principles relating
to enforceability, and Borrowers have no valid defense to the enforcement of such Obligations, and (iii) Administrative Agent and
Lenders are and shall be entitled to the rights, remedies and benefits provided for in the Loan Documents and pursuant to applicable
law, but subject to the terms and conditions of this Agreement.

 

(d) Waiver
of the Specified Defaults. Upon the effectiveness of this Agreement in accordance with the provisions hereof, as a one-time
accommodation to Borrowers and in consideration for the agreements set forth herein, Administrative Agent and Lenders hereby waive
the Specified Defaults. This waiver shall not constitute Administrative Agent’s and Lenders’ waiver of any other Events
of Default that may be continuing on the date hereof or of any Defaults or Events of Default that may occur after the date hereof.

 

3. Modifications
to the Loan Agreement. Upon the effectiveness of this Agreement in accordance with the provisions hereof and notwithstanding
anything to the contrary contained in the Existing Loan Agreement or the Loan Documents:

 

(a)
Modification to Section 1.01 of the Existing Loan Agreement to Add Certain New Defined Terms. Section 1.01 of the Existing
Loan Agreement is hereby modified as of the Effective Date of this Agreement to add the following new defined terms therein in
alphabetical order:

 

“Liquidity”
means at any given time, the sum of (a) Qualified Cash, plus (b) Cash Equivalents.

 

“NMTC
Loan Forgiveness Amount” means the amount of Debt of Borrowers under the New Market Tax Credit program that is forgiven
during the period from October 1, 2020 through and including October 31, 2020. For the avoidance of doubt, any NMTC Loan Forgiveness
Amount which occurs during such period shall be considered for all purposes under this Agreement to have occurred during the Fiscal
Quarter ending September 30, 2020.

 

    2

     

    

 

“Sixth
Modification Agreement” means that certain Sixth Modification and Waiver under Loan and Security Agreement dated
as of the Sixth Modification Effective Date, as amended, restated, renewed, supplemented or otherwise modified from time to time.

 

“Sixth
Modification Effective Date” means July 13, 2020.

 

(b) Modification
of Certain Defined Terms Under Section 1.01 of the Existing Loan Agreement. Section 1.01 of the Existing Loan Agreement is
hereby modified as of the Effective Date of this Agreement to amend and restate in their entirety the following defined terms contained
therein to read as follows:

 

“Applicable
Margin” means, as of any date of determination, the applicable margin set forth in the table below corresponding
to the applicable Consolidated Senior Leverage Ratio set forth opposite thereto:

	 
Level
	 	Consolidated Senior Leverage Ratio	 	LIBOR Loan	 	 	ABR Loan	 
	I	 	< 1.50 to 1.00	 	 	4.50	%	 	 	4.50	%
	II	 	≥ 1.50 to 1.00 and < 1.75 to 1.00	 	 	4.85	%	 	 	4.85	%
	III	 	≥ 1.75 to 1.00 and < 2.00 to 1.00	 	 	5.35	%	 	 	5.35	%
	IV	 	≥ 2.00 to 1.00 and < 2.25 to 1.00	 	 	5.85	%	 	 	5.85	%
	V	 	≥ 2.25 to 1.00	 	 	6.35	%	 	 	6.35	%

 

For the
period from and including the Sixth Amendment Effective Date to but excluding the First Adjustment Date (as defined below), the
Applicable Margin shall be set at Level V in the table above. The Applicable Margin shall be (a) adjusted as of the first (1st)
day of the first full Fiscal Quarter of Loan Parties after the delivery of the annual audited financial statements for the Fiscal
Year ending December 31, 2020 in accordance with Section 6.01(a) (the “First Adjustment Date”),
and as of the first (1st) day of each Fiscal Quarter thereafter, based upon the Compliance Certificate (and related information)
delivered to Administrative Agent for the last month of the immediately preceding Fiscal Quarter in accordance with Section
6.02(b) (each an “Adjustment Date”), and (b) based upon the calculation of the Consolidated Senior
Leverage Ratio set forth in the most recently delivered Compliance Certificate for the Fiscal Quarter immediately preceding the
applicable Adjustment Date. In the event that quarterly financial statements and a Compliance Certificate for any Fiscal Quarter
is not provided to Administrative Agent in accordance with the Section 6.01(b), the Applicable Margin shall remain at the
Applicable Margin as in effect for the preceding Fiscal Quarter for the period from the first (1st) day of the Fiscal Quarter following
the date on which such financial statements and Compliance Certificate were required to be delivered through and including the
date on which such financial statements and Compliance Certificate are delivered (on which date (but not retroactively), without
constituting a waiver of any Default or Event of Default or forgoing any remedies in connection therewith arising as a result of
Loan Parties’ failure to timely deliver such financial statements and Compliance Certificate, the Applicable Margin shall
be set at the relevant Applicable Margin set forth in the table above based upon the calculation of the Consolidated Senior Leverage
Ratio set forth in such Compliance Certificate).

 

    3

     

    

 

“Consolidated
Adjusted EBITDA” means, as of any date of determination, for any period, for Loan Parties and their Subsidiaries
on a consolidated basis, the sum for such period of (without duplication): (a) Consolidated Net Income; plus (b) Consolidated
Interest Expense (net of interest income) to the extent included in the determination of such Consolidated Net Income; plus
(c) all amounts treated as expenses for depreciation and the amortization of intangibles of any kind, but in each case only
to the extent included in the determination of such Consolidated Net Income; plus (d) all accrued taxes on or measured by
income, but in each case only to the extent included in the determination of such Consolidated Net Income; plus (e) any
NMTC Loan Forgiveness Amount. For the avoidance of doubt, any effect on Consolidated Adjusted EBITDA resulting from the Intercompany
Forgivable PPP Loan shall not be included in any calculation of Consolidated Adjusted EBITDA.

 

“Prepayment
Fee” means in connection with any prepayment or repayment of all or any portion of the Outstanding Amount of the
Term Loans (whether such payment is voluntary or after an Event of Default, involuntary): (a) (i) after the first anniversary of
the Effective Date but on or prior to September 13, 2021, two percent (2.00%) of the Outstanding Amount of the Term Loans being,
or required to be, prepaid or repaid, or (ii) after September 13, 2021, but on or prior to September 13, 2022, one percent (1.00%)
of the Outstanding Amount of the Term Loans being, or required to be, prepaid or repaid, or (iii) thereafter, zero percent (0.00%)
of the Outstanding Amount of the Term Loans being, or required to be, prepaid or repaid, or (b) if a Default or Event of Default
then exists, and such prepayment is made on or after the Effective Date but on or prior to the first anniversary of the Effective
Date, five percent (5%) of the Outstanding Amount of the Term Loans being, or required to be, prepaid, or repaid; provided, however,
that any with respect to any such prepayment made on or prior to the first anniversary of the Effective Date, pursuant to Section
2.03(c)(vi), the amount shall be two percent (2%) of the Outstanding Amount of the Term Loans being, or required to be, prepaid
or repaid.

 

(c) Amendment
of Sections 6.13(a) of the Existing Loan Agreement. Section 6.13(a) of the Existing Loan Agreement is hereby amended and restated
as of the Effective Date of this Agreement in its entirety, to read as follows:

 

“(a)Liquidity.
Borrowers shall maintain at all times until all outstanding Obligations (other than unasserted contingent indemnification obligations)
are paid in full, Liquidity, minus all amounts due and owing to any Loan Party’s trade creditors which are outstanding sixty
(60) days or more past their due date, in an amount not less than $3,000,000.00.”

 

(d) Amendment
of Sections 6.13(b) of the Loan Agreement. Section 6.13(b) of the Existing Loan Agreement is hereby amended and restated as
of the Effective Date of this Agreement in its entirety, to read as follows:

 

    4

     

    

 

“(b)Consolidated
Senior Leverage Ratio. Loan Parties and their Subsidiaries shall maintain, on a consolidated basis, as at the end of each Fiscal
Quarter set forth below, a Consolidated Senior Leverage Ratio not greater than the ratio specified for the end of such Fiscal Quarter
as set forth below:

 

	Fiscal Quarter End	 	 	Maximum Consolidated Senior Leverage Ratio	 
	March 31, 2019	 	 	8.15 to 1.00	 
	June 30, 2019	 	 	8.15 to 1.00	 
	September 30, 2019	 	 	6.90 to 1.00	 
	December 31, 2019	 	 	6.05 to 1.00	 
	March 31, 2020	 	 	4.50 to 1.00	 
	June 30, 2020	 	 	4.50 to 1.00	 
	September 30, 2020	 	 	6.15 to 1.00	 
	December 31, 2020	 	 	4.00 to 1.00	 
	March 31, 2021	 	 	3.75 to 1.00	 
	June 30, 2021	 	 	3.50 to 1.00	 
	September 30, 2021	 	 	3.25 to 1.00	 
	December 31, 2021	 	 	3.00 to 1.00	 
	March 31, 2022	 	 	2.00 to 1.00	 
	June 30, 2022	 	 	2.00 to 1.00	 
	September 30, 2022	 	 	2.00 to 1.00	 
	December 31, 2022	 	 	2.00 to 1.00	 
	March 31, 2023	 	 	2.00 to 1.00	 
	June 30, 2023	 	 	2.00 to 1.00	 
	September 30, 2023 and each Fiscal Quarter end thereafter (if any)	 	 	2.00 to 1.00	 

 

(e) Amendment
of Section 6.13(c) of the Existing Loan Agreement. Section 6.13(c) of the Existing Loan Agreement is hereby amended and restated
as of the Effective Date of this Agreement, in its entirety to read as follows:

 

“(c)Consolidated
Fixed Charge Coverage Ratio. Loan Parties and their Subsidiaries shall maintain, on a consolidated basis, as at the end of
each Fiscal Quarter set forth below, a Consolidated Fixed Charge Coverage Ratio (calculated as at the end of each such Fiscal Quarter
for the period of four Fiscal Quarters then ended) in an amount not less than the amount specified for the end of such Fiscal Quarter
set forth below:

 

	Fiscal Quarter End	 	 	Minimum Consolidated Fixed Charge Coverage Ratio	 
	March 31, 2019	 	 	0.65 to 1.00	 
	June 30, 2019	 	 	0.70 to 1.00	 
	September 30, 2019	 	 	0.85 to 1.00	 
	December 31, 2019	 	 	0.95 to 1.00	 
	March 31, 2020	 	 	1.00 to 1.00	 
	June 30, 2020	 	 	0.95 to 1.00	 
	September 30, 2020	 	 	0.70 to 1.00	 
	December 31, 2020	 	 	0.95 to 1.00	 
	March 31, 2021	 	 	1.10 to 1.00	 
	June 30, 2021	 	 	1.25 to 1.00	 
	September 30, 2021	 	 	1.25 to 1.00	 
	December 31, 2021	 	 	1.25 to 1.00	 
	March 31, 2022	 	 	1.50 to 1.00	 
	June 30, 2022	 	 	1.50 to 1.00	 
	September 30, 2022	 	 	1.50 to 1.00	 
	December 31, 2022	 	 	1.50 to 1.00	 
	March 31, 2023	 	 	1.50 to 1.00	 
	June 30, 2023	 	 	1.50 to 1.00	 
	September 30, 2023 and each Fiscal Quarter end thereafter (if any)	 	 	1.50 to 1.00	 

 

    5

     

    

 

(f) Amendment
of Exhibit B (Compliance Certificate) of the Existing Loan Agreement. Exhibit B of the Existing Loan Agreement is hereby amended
and restated in its entirety with Exhibit B attached hereto.

 

4. Reserved.

 

5. Sixth
Modification Fee. In consideration for the agreements set forth herein, Borrowers shall pay to Administrative Agent, for the
pro rata account of the Lenders, an amendment and waiver fee in the amount of $50,000 (the “Sixth Modification Fee”).
The entire amount of the Sixth Modification Fee shall be fully earned on the date of this Agreement.

 

6. Representations
and Warranties. Each Borrower hereby represents and warrants to Administrative Agent and Lenders as follows:

 

(a) No
Default or Event of Default has occurred and is continuing (or would result from the amendment of the Existing Loan Agreement contemplated
hereby), after giving effect to this Agreement.

 

(b) The
execution, delivery and performance by each Loan Party of this Agreement has been duly authorized by all necessary corporate and
other action and do not and will not require any registration with, consent or approval of, or notice to or action by, any Person
other than such as have been obtained or made and are in full force and effect.

 

(c) On
and as of the date of this Agreement, all representations and warranties of each Loan Party contained in the Loan Agreement and
in each other Loan Document are true and correct in all material respects (except to the extent such representations and warranties
expressly refer to an earlier or specified date, in which case they are true and correct in all material respects as of such earlier
or specified date).

 

7. Conditions
of Effectiveness.

 

(a) The
Agreement shall become effective as of the Effective Date of this Agreement upon the satisfaction of all of the following conditions:

 

(i) Borrowers
shall have delivered to Administrative Agent an original (or executed faxed or electronic copy) of this Agreement, duly executed
by each of the Loan Parties;

 

(ii) the
receipt by Administrative Agent of the payment, in immediately available funds, of the Sixth Modification Fee that is due and payable
on the date hereof;

 

(iii) each
of the representations and warranties contained in Section 6 of this Agreement shall be true, correct and accurate as of the date
of this Agreement; and

 

(iv) the
receipt by Administrative Agent of the payment, in immediately available funds, of all reasonable out-of-pocket fees, costs, charges
and expenses incurred by Administrative Agent in connection with the preparation, execution and delivery of this Agreement or any
of the transactions arising hereunder or otherwise related hereto or referred to herein, including any actual out-of-pocket costs,
expenses, charges or expenses of Administrative Agent and the reasonable fees, charges and disbursements of counsel for Administrative
Agent.

 

    6

     

    

 

(b) The
parties hereto specifically acknowledge and agree that: (i) the execution and delivery of this Agreement shall not be deemed to
create a course of dealing or otherwise obligate Administrative Agent or Lenders to execute similar agreements under the same,
similar or different circumstances in the future; and (ii) neither Administrative Agent nor any Lender has any obligation to further
amend provisions of, or waive compliance with or consent to a departure from the requirements of, the Existing Loan Agreement or
any of the other Loan Documents. Except as expressly amended pursuant hereto, the Existing Loan Agreement and each of the other
Loan Documents shall remain unchanged and in full force and effect and are hereby ratified and confirmed in all respects, and the
Collateral described in the Loan Documents shall continue to secure the Obligations. Each of the Guarantors party hereto: (i) specifically
consents to the terms of this Agreement; (ii) reaffirms its obligations under its Guaranty and under all other Loan Documents to
which it is a party; (iii) reaffirms the waivers of each and every one of the defenses to such obligations as set forth in such
Guaranty and each such other Loan Document; and (iv) reaffirms that its obligations under such Guaranty and each such other Loan
Document are separate and distinct from the obligations of any other party under the Loan Documents.

 

8. General
Release. On and as of the Effective Date of this Agreement and in consideration of the agreements set forth herein, Parent
and each Loan Party which is a party hereto, on behalf of itself and its successors and assigns, does hereby: (a) release, acquit
and forever discharge Administrative Agent and each Lender, all of Administrative Agent’s and each Lender’s predecessors-in-interest,
and all of Administrative Agent’s and each Lender’s past and present officers, directors, managers, members, attorneys,
affiliates, employees and agents, of and from any and all claims, demands, obligations, liabilities, indebtedness, breaches of
contract, breaches of duty or of any relationship, acts, omissions, misfeasance, malfeasance, causes of action, defenses, offsets,
debts, sums of money, accounts, compensation, contracts, controversies, promises, damages, costs, losses and expenses, of every
type, kind, nature, description or character, whether known or unknown, suspected or unsuspected, liquidated or unliquidated (each
of the foregoing, a “Claim”), each as though fully set forth herein at length, that any Borrower, any
Loan Party or any of their respective successors or assigns now has or may have as of the Effective Date of this Agreement in any
way arising out of, connected with or related to any or all of the transactions contemplated by the Loan Documents (including this
Agreement) or any of them or any provision or failure to provide credit or other accommodations to any Borrower or any other Person
under the Loan Documents (including this Agreement) or any of them or any other agreement, document or instrument referred to,
or otherwise related to, any or all of the Loan Documents (including this Agreement) or any of them (each, a “Released
Claim”); and (b) specifically acknowledge and agree that: (i) none of the provisions of the release contained in
Section 6(a) above (the “General Release”) shall be construed as or constitute an admission of any liability
on the part of Administrative Agent or Lenders (or any of them); (ii) the provisions of the General Release shall constitute an
absolute bar to any Released Claim of any kind, whether any such Released Claim is based on contract, tort, warranty, mistake or
any other theory, whether legal, statutory or equitable; and (iii) any attempt to assert a Released Claim barred by the provisions
of the General Release shall subject it to the provisions of applicable law setting forth the remedies for the bringing of groundless,
frivolous or baseless claims or causes of action.

 

9. General
Provisions.

 

(a) This
Agreement shall be binding upon and inure to the benefit of the parties to the Loan Agreement and their respective successors and
assigns.

 

(b) This
Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all such counterparts together
shall constitute but one and the same instrument. Each of the parties hereto understands and agrees that this document (and any
other document required herein) may be delivered by the other party thereto either in the form of an executed original or an executed
original sent by facsimile or electronic transmission to be followed promptly by mailing of a hard copy original, and that receipt
by Administrative Agent of an electronically or telecopier facsimile document purportedly bearing the signature of Borrowers and
shall bind Borrowers with the same force and effect as the delivery of a hard copy original.

 

(c) This
Agreement contains the entire and exclusive agreement of the parties to the Loan Agreement with reference to the matters discussed
herein. This Agreement supersedes all prior drafts and communications with respect hereto. This Agreement may not be amended except
in accordance with the provisions of the Loan Agreement.

 

(d) Article
X of the Existing Loan Agreement (except Section 10.14 thereof) is incorporated herein by this reference and made applicable as
if set forth herein in full, mutatis mutandis.

 

[Remainder
of page intentionally left blank.]

 

    7

     

    

 

In
Witness Whereof, the parties hereto have duly executed and delivered this Agreement as of the date first written above.

 

BORROWERS:

 

	DANIMER SCIENTIFIC HOLDINGS,
    LLC	 	MEREDIAN, INC.
	 	 	 	 	 
	By: 	/s/ John A. Dowdy, III	 	By: 	/s/ John A. Dowdy, III
	Name:	John A. Dowdy, III	 	Name: 	John A. Dowdy, III
	Title:	CFO	 	Title:	CFO
	 	 	 	 	 
	 	 	 	 	 
	MEREDIAN BIOPLASTICS, INC.	 	DANIMER SCIENTIFIC, L.L.C.
	 	 	 	 	 
	By: 	/s/ John A. Dowdy, III 	 	By:	/s/ John A. Dowdy, III
	Name: 	John A. Dowdy, III	 	Name:	John A. Dowdy, III
	Title:	CFO	 	Title:	CFO
	 	 	 	 	 
	DANIMER BIOPLASTICS, INC.	 	DANIMER SCIENTIFIC KENTUCKY,
    INC.
	 	 	 	 	 
	By: 	/s/ John A. Dowdy, III	 	By: 	/s/ John A. Dowdy, III
	Name:	John A. Dowdy, III	 	Name:	John A. Dowdy, III
	Title:	CFO	 	Title:	CFO

 

	GUARANTOR:	 
	 	 	 
	Acknowledged and Agreed to, including, without 	 
	limitation, the provisions of Sections 7, 8 and 9 herein:
	 	 	 
	MEREDIAN HOLDINGS GROUP, INC.	 
	 	 	 
	By: 	/s/ John A. Dowdy, III	 
	Name: 	John A. Dowdy, III	 
	Title:	CFO	 

 

     

     

    

 

	Administrative Agent:	 
	 	 
	WHITE OAK GLOBAL ADVISORS, LLC,	 
	a Delaware limited liability company	 
	 	 
	By: 	/s/ David Hackett	 
	Name: 	David Hackett	 
	Title: 	Head of Underwriting	 
	 	 	 
	Lenders:	 
	 	 
	White Oak Global Advisors, LLC, 	 
	a Delaware limited liability company, as	 
	investment manager for the Lender identified on Schedule 2.01 to Loan Agreement as BESPOKE	 
	 	 
	By: 	/s/ David Hackett	 
	Name: 	David Hackett	 
	Title: 	Head of Underwriting	 
	 	 
	White Oak Global Advisors, LLC, 	 
	a Delaware limited liability company, as	 
	investment manager for the Lender identified on Schedule 2.01 to Loan Agreement as BRPD2	 
	 	 
	By: 	/s/ David Hackett	 
	Name: 	David Hackett	 
	Title: 	Head of Underwriting	 

 

     

     

    

 

EXHIBIT
B

[FORM OF] COMPLIANCE CERTIFICATE

 

Financial Statement Date: ________________,
20__

 

The undersigned, ______________________,
hereby refers to that certain Loan and Security Agreement, dated as of March 13, 2019 (as amended, restated, modified and/or supplemented
from time to time, the “Loan Agreement”), among Borrowers, the Affiliates of Borrowers from time to time party thereto
as Guarantors, the entities from time to time party thereto as Lenders, and WHITE OAK GLOBAL ADVISORS, LLC, a Delaware limited
liability company, as administrative agent (“Administrative Agent”) for such Lenders. Unless otherwise defined herein,
each capitalized term used herein has the meaning ascribed thereto in the Loan Agreement.

 

The undersigned hereby
certifies, as of the date hereof, to Administrative Agent and Lenders, on behalf of Loan Parties as an officer of Administrative
Loan Party and not in his or her individual capacity, that: (a) s/he holds the office of _____________________of Administrative
Loan Party and is a Responsible Officer of Administrative Loan Party; (b) as a Responsible Officer of Administrative Loan Party,
s/he is authorized to execute and deliver this Compliance Certificate to Administrative Agent and Lenders on behalf of Loan Parties;
and (c):

 

Attached hereto is
[please check as appropriate]:

 

☐
a consolidated balance sheet for Loan Parties and their Subsidiaries as at the end of the Fiscal Year of Loan Parties ended [_______
__, 20__ ] (the “Subject Fiscal Year”), and the related consolidated statements of income or operations,
shareholders’ (or members’) equity and cash flows for such Fiscal Year, setting forth, in each case in comparative
form, the figures for the previous Fiscal Year and the figures from Loan Parties’ budget for the current Fiscal Year, all
in reasonable detail and prepared in accordance with GAAP, such consolidated statements to be audited and accompanied by a report
and opinion of an independent certified public accountant [of nationally recognized standing] reasonably acceptable to Administrative
Agent (with the accounting firm _______ being acceptable to Administrative Agent), which report and opinion shall be prepared in
accordance with generally accepted auditing standards and shall not be subject to any “going concern”
or like qualification or exception or any qualification or exception as to the scope of such audit.

 

☐
consolidated balance sheets for Loan Parties and their Subsidiaries as at the end of the Fiscal Quarter of Loan Parties ended [_______
__, 20__] (the “Subject Fiscal Quarter”), and the related consolidated statements of income or operations,
shareholders’ (or members’) equity and cash flows for such Fiscal Quarter and the portion of the Fiscal Year then ended,
setting forth, in each case in comparative form, the figures for the corresponding portion of the previous Fiscal Year and the
figures from the corresponding portion of Loan Parties’ budget for the current Fiscal Year, all in reasonable detail, such
consolidated statements to be certified by a Responsible Officer of Administrative Loan Party as fairly presenting the financial
condition, results of operations, shareholders’ (or members’) equity and cash flows of Loan Parties and their Subsidiaries
in accordance with GAAP, subject only to normal year-end audit adjustments and the absence of footnotes.

 

☐
unaudited consolidated balance sheets for Loan Parties and their Subsidiaries as at the end of such Fiscal Month, and the related
consolidated and consolidating statements of income or operations, shareholders’ (or members’) equity and cash flows
for such Fiscal Month and the portion of the Fiscal Year then ended (setting forth, in each case in comparative form, (i) the figures
for the corresponding portion of the previous Fiscal Year (if applicable) and (ii) the figures from the corresponding portion of
Loan Parties’ budget for the current Fiscal Year), all in reasonable detail, in accordance with GAAP, subject only to normal
year-end audit adjustments and the absence of footnotes.

 

The financial statements
referred to in Paragraph (c)(1) fairly present the consolidated financial position, the results of operations, shareholders’
equity and cash flows of Loan Parties and their Subsidiaries in accordance with GAAP, subject only to normal year-end audit adjustments
and the absence of footnotes.

 

The undersigned has
reviewed and is familiar with the terms of the Loan Agreement and the other Loan Documents and has made, or has caused to be made
under my supervision, a detailed review of the transactions and conditions (financial or otherwise) of Loan Parties and their Subsidiaries
during the accounting period covered by the attached financial statements.

 

     

     

    

 

The financial condition
covenants and other compliance calculations and information set forth on Schedule I attached hereto are true, complete and accurate
on and as of the date hereof.

 

The Borrowers maintained
Liquidity greater than or equal to $3,000,000 at all times during such period in accordance with Section 6.13(a).

 

To the undersigned’s
knowledge Loan Parties and their Subsidiaries have, during such period, observed, performed and/or satisfied and/or have caused
to be observed, performed and/or satisfied all of their respective covenants and other agreements contained in the Loan Documents
to which they are a party, and have satisfied every condition in the Loan Documents to which they are a party to be observed, performed
and/or satisfied by them, and the undersigned has no knowledge of any condition, event or occurrence, which constitutes a Default
or Event of Default, except as set forth below:

 

[Describe
below (or in a separate attachment to this Certificate) the exceptions, if any, to Paragraph 5 hereof by listing, in detail and
with reference to specific sections of the Loan Agreement or applicable Loan Document, the nature of the condition, event or occurrence,
the period during which it has existed and the actions that Loan Parties have taken, is taking or proposes to take with respect
to such condition, event or occurrence.]

 

The foregoing certifications
are made as of ___________ __, 20__ pursuant to the provisions of the Loan Agreement.

 

	 	 
	 	as Administrative Loan Party
	 	 	 
	 	By:	       
	 	Name:	 
	 	Title:Exhibit
10.28

 

AMENDED
AND RESTATED MASTER LEASE AGREEMENT

 

THIS AMENDED AND
RESTATED MASTER LEASE AGREEMENT (this “Lease”) is made as of May 29, 2020 (the “Effective Date”),
by and between STORE CAPITAL ACQUISITIONS, LLC, a Delaware limited liability company (“Lessor”), whose
address is 8377 E. Hartford Drive, Suite 100, Scottsdale, Arizona 85255, and MEREDIAN HOLDINGS GROUP, INC., a Georgia corporation
(“Lessee”), whose address is 140 Industrial Boulevard, Bainbridge, Georgia 39817. Capitalized terms not defined
herein shall have the meanings set forth in Exhibit A hereto.

 

This Lease amends and
restates in its entirety that certain Master Lease Agreement dated December 14, 2018, together with any and all amendments thereto
(the “Original Lease”) by and between Lessor and Lessee. The terms of the Original Lease shall remain in force
and effect as to the period ending on 11:59 P.M. prior to the Effective Date hereof. The terms contained in this Lease shall apply
to and be effective with respect to the period from and after the Effective Date, without novation, replacement or substitution
of the Original Lease, and the leasehold estate of Lessee shall mean the leasehold estate commencing under the Original Lease.

 

In consideration of
the mutual covenants and agreements herein contained, Lessor and Lessee hereby covenant and agree as follows:

 

ARTICLE
I

Basic Lease Terms

 

Section 1.01. Properties.
The street addresses and legal descriptions of the Properties are set forth on Exhibit B attached hereto and incorporated
herein.

 

Section 1.02. Initial
Term Expiration Date. December 31, 2038.

 

Section 1.03. Extension
Options. Four (4) extensions of five (5) years each, as described in Section 3.02.

 

Section 1.04. Term
Expiration Date (if fully extended). December 31, 2058.

 

Section 1.05. Current
Base Annual Rental. $3,127,727.29, as described in Article IV.

 

Section 1.06. Rental
Adjustment. The lesser of (i) 2.0%, or (ii) 1.25 times the change in the Price Index, as described in Section 4.02.

 

Section 1.07. Adjustment
Date. January 1, 2021 and annually on every January 1st thereafter during the Lease Term (including any Extension
Term).

 

Section 1.08. Security
Deposit. None.

 

Section 1.09. Guarantor.
None.

 

Section 1.10. Lessee
Tax Identification No. 47-1087239.

 

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Section 1.11. Lessor
Tax Identification No. 45-2674893.

 

ARTICLE
II

Lease of Properties

 

Section 2.01. Lease.
In consideration of Lessee’s payment of the Rental and other Monetary Obligations and Lessee’s performance of all other
obligations hereunder, Lessor hereby leases to Lessee, and Lessee hereby takes and hires, the Properties, “AS IS” and
“WHERE IS” without representation or warranty by Lessor, and subject to the existing state of title, the parties in
possession, any statement of facts which an accurate survey or physical inspection might reveal, and all Legal Requirements now
or hereafter in effect.

 

Section 2.02. Quiet
Enjoyment. So long as Lessee shall pay the Rental and other Monetary Obligations provided in this Lease and shall keep and
perform all of the terms, covenants and conditions on its part contained herein and subject to the rights of Lessor under Section
12.02, Lessee shall have, subject to the terms and conditions set forth herein, the right to the peaceful and quiet enjoyment and
occupancy of the Properties.

 

ARTICLE
III

 

Lease Term; Extension

 

Section 3.01. Initial
Term. The remaining term of this Lease (“Initial Term”) shall expire at 11:59 p.m. on December 31, 2038,
unless terminated sooner as provided in this Lease and as may be extended as provided herein. The time period during which this
Lease shall actually be in effect, including any Extension Term, is referred to as the “Lease Term.”

 

Section 3.02. Extensions.
Unless this Lease has expired or has been sooner terminated, or an Event of Default has occurred and is continuing at the time
any extension option is exercised, Lessee shall have the right and option (each, an “Extension Option”) to extend
the Initial Term for all and not less than all of the Properties for four (4) additional successive periods of five (5) years each
(each, an “Extension Term”), pursuant to the terms and conditions of this Lease then in effect.

 

Section 3.03. Notice
of Exercise. Lessee may only exercise an Extension Option by giving written notice thereof to Lessor of its election to do
so no later than one hundred twenty (120) days prior to the expiration of the then-current Lease Term. If written notice of the
exercise of any Extension Option is not received by Lessor by the applicable dates described above, then this Lease shall terminate
on the last day of the Initial Term or, if applicable, the last day of the Extension Term then in effect. Upon the request of Lessor
or Lessee, the parties hereto will, at the expense of Lessee, execute and exchange an instrument in recordable form setting forth
the extension of the Lease Term in accordance with this Section 3.03.

 

Section 3.04. Removal
of Personalty. During the Lease Term, Lessee may remove from the Properties any or all of the personal property belonging to
Lessee. Upon the expiration of the Lease Term, Lessee may remove from the Properties all personal property belonging to Lessee.
Lessee shall repair any damage caused by such removal and shall leave all of the Properties clean and in good and working condition
and repair inside and out, subject to normal wear and tear, casualty and condemnation. Any property of Lessee left on the Properties
on the tenth day following the expiration of the Lease Term and the date that Lessee vacates the Properties shall, at Lessor’s
option, automatically and immediately become the property of Lessor.

 

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ARTICLE
IV

Rental and Other Monetary Obligations

 

Section 4.01. Base
Monthly Rental. During the Lease Term, on or before the first day of each calendar month, Lessee shall pay in advance the Base
Monthly Rental then in effect. If the Effective Date is a date other than the first day of the month, Lessee shall pay to Lessor
on the Effective Date the Base Monthly Rental prorated by multiplying the Base Monthly Rental by a fraction, the numerator of which
is the number of days remaining in the month (including the Effective Date) for which Rental is being paid, and the denominator
of which is the total number of days in such month.

 

Section 4.02. Adjustments.
During the Lease Term (including any Extension Term), on the first Adjustment Date and on each Adjustment Date thereafter, the
Base Annual Rental shall increase by an amount equal to the Rental Adjustment; provided, however, that in no event shall
Base Annual Rental be reduced as a result of the application of the Rental Adjustment.

 

Section 4.03. Additional
Rental. Lessee shall pay and discharge, as additional rental (“Additional Rental”), all sums of money required
to be paid by Lessee under this Lease which are not specifically referred to as Rental. Lessee shall pay and discharge any Additional
Rental when the same shall become due, provided that amounts which are billed to Lessor or any third party, but not to Lessee,
shall be paid within fifteen (15) days after Lessor’s demand for payment thereof (together with reasonable supporting documentation)
or, if earlier, when the same are due. In no event shall Lessee be required to pay to Lessor any item of Additional Rental that
Lessee is obligated to pay and has paid to any third party pursuant to any provision of this Lease.

 

Section 4.04. Rentals
to be Net to Lessor. The Base Annual Rental payable hereunder shall be net to Lessor, so that this Lease shall yield to Lessor
the Rentals specified during the Lease Term, and all Costs and obligations of every kind and nature whatsoever relating to the
Properties shall be performed and paid by Lessee. Lessee shall perform all of its obligations under this Lease at its sole cost
and expense. All Rental and other Monetary Obligations which Lessee is required to pay hereunder shall be the unconditional obligation
of Lessee and shall be payable in full when due and payable, without notice or demand, and without any setoff, abatement, deferment,
deduction or counterclaim whatsoever.

 

Section 4.05. ACH
Authorization. Upon execution of this Lease, Lessee shall deliver to Lessor a complete Authorization Agreement – Pre-Arranged
Payments in the form of Exhibit C attached hereto and incorporated herein by this reference, together with a voided
check for account verification, establishing arrangements whereby payments of the Base Monthly Rental are transferred by Automated
Clearing House Debit initiated by Lessor from an account established by Lessee at a United States bank or other financial institution
to such account as Lessor may designate. Lessee shall continue to pay all Rental by Automated Clearing House Debit unless otherwise
directed by Lessor. For avoidance of doubt, Additional Rental payments shall not be initiated by Lessor. Any Additional Rental
payments, which must be made to Lessor shall be initiated by Lessee from an account established by Lessee at a United States bank
or other financial institution to such account as Lessor may designate.

 

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Section 4.06. Late
Charges; Default Interest. Any delinquent payment for a period of five (5) days past the date due shall, in addition to any
other remedy of Lessor, incur a late charge of five percent (5%) (which late charge is intended to compensate Lessor for the cost
of handling and processing such delinquent payment and should not be considered interest) and bear interest at the Default Rate,
such interest to be computed from and including the date such payment was due through and including the date of the payment; provided,
however, in no event shall Lessee be obligated to pay a sum of late charge and interest higher than the maximum legal rate
then in effect.

 

Section 4.07. Holdover.
If Lessee remains in possession of the Properties after the expiration of the term hereof, Lessee, at Lessor’s option and
within Lessor’s sole discretion, may be deemed a tenant on a month-to-month basis and shall continue to pay Rentals and other
Monetary Obligations in the amounts herein provided, except that the Base Monthly Rental shall be automatically increased to one
hundred fifty percent (150%) of the last Base Monthly Rental payable under this Lease, and Lessee shall comply with all the terms
of this Lease; provided that nothing herein nor the acceptance of Rental by Lessor shall be deemed a consent to such holding
over.

 

ARTICLE
V

Representations and Warranties

 

Section 5.01. Lessee
Representations, Warranties and Covenants. The representations and warranties of Lessee contained in this Section 5.01 are
being made to induce Lessor to enter into this Lease, and Lessor has relied, and will continue to rely, upon such representations
and warranties. Lessee represents and warrants to Lessor as follows as of the Effective Date:

 

(a) Organization,
Authority and Status of Lessee. Lessee has been duly organized or formed, is validly existing and in good standing under
the laws of its state of formation and is qualified as a foreign corporation to do business in the jurisdictions where the Properties
are located. All necessary corporate and appropriate action has been taken to authorize the execution, delivery and performance
by Lessee of this Lease and of the other documents, instruments and agreements provided for herein. Lessee is not, and if Lessee
is a “disregarded entity,” the owner of such disregarded entity is not, a “nonresident alien,” “foreign
corporation,” “foreign partnership,” “foreign trust,” “foreign estate,” or any other
“person” that is not a “United States Person” as those terms are defined in the Code and the regulations
promulgated thereunder. The Person who has executed this Lease on behalf of Lessee is duly authorized to do so.

 

(b) Enforceability.
This Lease constitutes the legal, valid and binding obligation of Lessee, enforceable against Lessee in accordance with its terms.

 

(c) Litigation.
There are no suits, actions, proceedings or investigations pending, or to the best of its knowledge, threatened against or involving
any Lessee Entity or the Properties before any arbitrator or Governmental Authority which might reasonably result in any Material
Adverse Effect.

 

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(d) Absence
of Breaches or Defaults. Lessee is not in default under any document, instrument or agreement to which Lessee is a party
or by which Lessee, the Properties or any of Lessee’s property is subject or bound, which has had, or could reasonably be
expected to result in, a Material Adverse Effect. The authorization, execution, delivery and performance Lessee of this Lease and
the documents, instruments and agreements provided for herein will not result in any breach of or default under any document, instrument
or agreement to which Lessee is a party or by which Lessee, the Properties or any of Lessee’s property is subject or bound.

 

(e) Compliance
with OFAC Laws. None of the Lessee Entities, and no individual or entity owning directly or indirectly any interest
in any of the Lessee Entities, is an individual or entity whose property or interests are subject to being blocked under any of
the OFAC Laws or is otherwise in violation of any of the OFAC Laws; provided, however, that the representation contained
in this sentence shall not apply to any Person to the extent such Person’s interest is in or through a U.S. Publicly Traded
Entity.

 

(f) Solvency.
There is no contemplated, pending or threatened Insolvency Event or similar proceedings, whether voluntary or involuntary, affecting
Lessee or any Lessee Entity.

 

(g) Ownership.
None of (i) Lessee, (ii) any Affiliate of Lessee, or (iii) any Person owning ten percent (10%) or more of Lessee, owns, directly
or indirectly, ten percent (10%) or more of the total voting power or total value of capital stock in STORE Capital Corporation.

 

Section 5.02. Lessor
Representations, Warranties and Covenants. The representations and warranties of Lessor contained in this Section 5.02 are
being made to induce Lessee to enter into this Lease, and Lessee has relied, and will continue to rely, upon such representations
and warranties. Lessor represents and warrants to Lessee as follows as of the Effective Date:

 

(a) Organization,
Authority and Status of Lessor. Lessor has been duly organized or formed, is validly existing and in good standing under
the laws of its state of formation and is qualified as a foreign corporation to do business in the jurisdictions where the Properties
are located. All necessary corporate and appropriate action has been taken to authorize the execution, delivery and performance
by Lessor of this Lease and of the other documents, instruments and agreements provided for herein. Lessor is not, and if Lessor
is a “disregarded entity,” the owner of such disregarded entity is not, a “nonresident alien,” “foreign
corporation,” “foreign partnership,” “foreign trust,” “foreign estate,” or any other
“person” that is not a “United States Person” as those terms are defined in the Code and the regulations
promulgated thereunder. The Person who has executed this Lease on behalf of Lessor is duly authorized to do so.

 

(b) Enforceability.
This Lease constitutes the legal, valid and binding obligation of Lessor, enforceable against Lessor in accordance with its terms.

 

(c) Litigation.
There are no suits, actions, proceedings or investigations pending, or to the best of its knowledge, threatened against or involving
any Lessor Entities before any arbitrator or Governmental Authority which might reasonably result in any Material Adverse Effect.

 

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(d) Absence
of Breaches or Defaults. As of the date hereof, Lessor is not in default under any document, instrument or agreement to
which Lessor is a party or by which Lessor, the Properties or any of Lessor’s property is subject or bound, which has had,
or could reasonably be expected to result in, a Material Adverse Effect. The authorization, execution, delivery and performance
by Lessor of this Lease and the documents, instruments and agreements provided for herein will not result in any breach of or default
under any document, instrument or agreement to which Lessor is a party or by which Lessor, the Properties or any of Lessor’s
property is subject or bound.

 

(e) Compliance
with OFAC Laws. None of the Lessor Entities, and no individual or entity owning directly or indirectly any interest in
any of the Lessor Entities, is an individual or entity whose property or interests are subject to being blocked under any of the
OFAC Laws or is otherwise in violation of any of the OFAC Laws; provided, however, that the representation contained in this sentence
shall not apply to any Person to the extent such Person’s interest is in or through a U.S. Publicly Traded Entity.

 

(f) Solvency.
There is no contemplated, pending or threatened Insolvency Event or similar proceedings, whether voluntary or involuntary, affecting
Lessor or any Lessor Entity.

 

ARTICLE
VI

Taxes and Assessments; UTILITIES; INSURANCE

 

Section 6.01. Taxes.

 

(a) Payment.
Subject to the provisions of Section 6.01(b) below, Lessee shall pay, prior to the earlier of delinquency or the accrual of
interest on the unpaid balance, all taxes and assessments of every type or nature assessed against or imposed upon the Properties,
Lessee or Lessor during the Lease Term related to or arising out of this Lease and the activities of the parties hereunder, including
without limitation, (i) all taxes or assessments upon the Properties or any part thereof and upon any personal property, trade
fixtures and improvements located on the Properties, whether belonging to Lessor or Lessee, or any tax or charge levied in lieu
of such taxes and assessments; (ii) all taxes, charges, license fees and or similar fees imposed by reason of the use of the
Properties by Lessee; (iii) all excise, franchise, transaction, privilege, license, sales, use and other taxes upon the Rental
or other Monetary Obligations hereunder, the leasehold estate of either party or the activities of either party pursuant to this
Lease; and (iv) all franchise, privilege or similar taxes of Lessor calculated on the value of the Properties or on the amount
of capital apportioned to the Properties. Notwithstanding anything in clauses (i) through (iv) to the contrary, Lessee shall
not be obligated to pay or reimburse Lessor for any taxes based on the net income of Lessor, franchise, gift, estate, inheritance,
succession, penalties, interest, and/or capital stock taxes, and Lessee shall not be obligated to pay any taxes resulting from,
or in connection with, a sale or other transfer of a Property or the building(s) or improvements located thereon.

 

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(b) Right
to Contest. Within thirty (30) days after each tax and assessment payment is required by this Section 6.01 to be paid,
Lessee shall provide Lessor with evidence reasonably satisfactory to Lessor that taxes and assessments have been timely paid by
Lessee. In the event tax bills are received by Lessor, Lessor shall promptly after receipt deliver a copy to Lessee. Lessor shall
endeavor to cause all tax bills to be directly to Lessee. Lessee may, at its own expense, contest or cause to be contested (in
the case of any item involving more than $10,000, after prior written notice to Lessor, which shall be given within fifteen (15)
days of Lessee’s determination to contest any matter as permitted herein), by appropriate legal proceedings conducted in
good faith and with due diligence, any above-described item or lien with respect thereto, provided that (i) neither the Properties
nor any interest therein would be in any danger of being sold, forfeited or lost by reason of such proceedings; (ii) no Event
of Default has occurred and is continuing; (iii) if and to the extent required by the applicable taxing authority and/or Lessor,
Lessee posts a bond or takes other steps acceptable to such taxing authority and/or Lessor that removes such lien or stays enforcement
thereof; (iv) Lessee shall promptly provide Lessor with copies of all notices received or delivered by Lessee and filings
made by Lessee in connection with such proceeding; and (v) upon termination of such proceedings, it shall be the obligation of
Lessee to pay the amount of any such tax and assessment or part thereof as finally determined in such proceedings, the payment
of which may have been deferred during the prosecution of such proceedings, together with any costs, fees (including attorneys’
fees and disbursements), interest, penalties or other liabilities in connection therewith. Lessor shall at the request of Lessee,
execute or join in the execution of any instruments or documents necessary in connection with such contest or proceedings, but
Lessor shall incur no cost or obligation thereby.

 

Section 6.02. Utilities.
Lessee shall contract, in its own name, for and pay when due all charges for the connection and use of water, gas, electricity,
telephone, garbage collection, sewer use and other utility services supplied to the Properties during the Lease Term. Unless related
to the acts, omissions, gross negligence and/or willful misconduct of Lessor, Lessor’s employees, agents and/or contractors,
under no circumstances shall Lessor be responsible for any interruption of any utility service.

 

Section 6.03. Insurance.

 

(a) Coverage.
Throughout the Lease Term, Lessee shall maintain, with respect to each of the Properties, at its sole expense, the following types
and amounts of insurance, in addition to such other insurance as Lessor may reasonably require from time to time:

 

(i) Insurance
against loss or damage to real property and personal property under an “all risk” or “special form” insurance
policy, which shall include coverage against all risks of direct physical loss, including but not limited to loss by fire, lightning,
wind, terrorism, and other risks normally included in the standard ISO special form (and shall also include National Flood and
Excess Flood insurance for any Property located in Flood Zone A or Flood Zone V, as designated by FEMA, or otherwise located in
a flood zone area identified by FEMA as a 100-year flood zone or special hazard area, and earthquake insurance if any Property
is located within a moderate to high earthquake hazard zone as determined by an approved insurance company set forth in Section
6.03(b)(x) below). Such policy shall also include soft costs, a joint loss agreement, coverage for ordinance or law covering the
loss of value of the undamaged portion of the Properties, costs to demolish and the increased costs of construction if any of the
improvements located on, or the use of, the Properties shall at any time constitute legal non-conforming structures or uses. Ordinance
or law limits shall be in an amount equal to the full replacement cost for the loss of value of the undamaged portion of the Properties
and no less than 25% of the replacement cost for costs to demolish and the increased cost of construction, or in an amount otherwise
specified by Lessor. Such insurance shall be in amounts not less than 100% of the full insurable replacement cost values (without
deduction for depreciation), with an agreed amount endorsement or without any coinsurance provision, and with sublimits reasonably
satisfactory to Lessor, as determined from time to time at Lessor’s request but not more frequently than once in any 12-month
period.

 

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(ii) Commercial
general liability insurance, including products and completed operation liability, covering Lessor (as additional insured) and
Lessee against bodily injury liability, property damage liability and personal and advertising injury, including without limitation
any liability arising out of the ownership, maintenance, repair, condition or operation of the Properties or adjoining ways, streets,
parking lots or sidewalks. Such insurance policy or policies shall contain a broad form contractual liability endorsement under
which the insurer agrees to insure Lessee’s obligations under Article X hereof to the extent insurable, and a “severability
of interest” clause or endorsement which precludes the insurer from denying the claim of Lessee or Lessor because of the
negligence or other acts of the other, shall be in amounts of not less than $10,000,000 per occurrence for bodily injury and property
damage, and $10,000,000 general aggregate per location, or such higher limits as Lessor may reasonably require from time to time,
and shall be of form and substance satisfactory to Lessor. Such limits of insurance can be acquired through Commercial General
liability and Umbrella liability policies.

 

(iii) Workers’
compensation and Employers Liability insurance with statutorily mandated limits covering all persons employed by Lessee on the
Properties in connection with any work done on or about any of the Properties for which claims for death or bodily injury could
be asserted against Lessor, Lessee or the Properties.

 

(iv) Business
interruption insurance including Rental Value Insurance payable to Lessor at all locations for a period of not less than twelve
(12) months. Such insurance is to follow the form of the real property “all risk” or “special form” coverage
and is not to contain a co-insurance clause. Such insurance is to have a minimum of 180 days of extended period of indemnity.

 

(v) Automobile
liability insurance, including owned, non-owned and hired car liability insurance for combined limits of liability of $5,000,000
per occurrence. The limits of liability can be provided in a combination of an automobile liability policy and an umbrella liability
policy.

 

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(vi) Comprehensive
Boiler and Machinery or Equipment Breakdown Insurance against loss or damage from explosion of any steam or pressure boilers or
similar apparatus, if any, and other building equipment including HVAC units located in or about each Property and in an amount
equal to the lesser of 25% of the 100% replacement cost of each Property or $5,000,000.

 

(vii) Such
additional and/or other insurance and in such amounts as at the time is customarily carried by prudent owners or tenants with respect
to improvements and personal property similar in character, location and use and occupancy to each Property.

 

(b) Insurance
Provisions. All insurance policies shall:

 

(i) provide
for a waiver of subrogation by the insurer as to claims against Lessor, its employees and agents;

 

(ii) be primary
and provide that any “other insurance” clause in the insurance policy shall exclude any policies of insurance maintained
by Lessor and the insurance policy shall not be brought into contribution with insurance maintained by Lessor;

 

(iii) contain
deductibles not to exceed $25,000;

 

(iv) contain
a standard non-contributory mortgagee clause or endorsement in favor of any Lender designated by Lessor;

 

(v) if available,
provide that the policy of insurance shall not be terminated, cancelled or amended without at least thirty (30) days’
prior written notice to Lessor and to any Lender covered by any standard mortgagee clause or endorsement;

 

(vi) provide
that the insurer shall not have the option to restore the Properties if Lessor elects to terminate this Lease in accordance with
the terms hereof;

 

(vii) be in
amounts sufficient at all times to satisfy any coinsurance requirements thereof;

 

(viii) except
for workers’ compensation insurance referred to in Section 6.03(a)(iii) above, name Lessor and any Lessor Affiliate
or Lender requested by Lessor, as an “additional insured” with respect to liability insurance, and as an “additional
named insured” or “additional insured” with respect to real property and rental value insurance, as appropriate
and as their interests may appear;

 

(ix) be evidenced
by delivery to Lessor and any Lender designated by Lessor of an Acord Form 28 for property, business interruption and boiler &
machinery coverage (or any other form requested by Lessor) and an Acord Form 25 for commercial general liability, workers’
compensation and umbrella coverage (or any other form requested by Lessor); provided that in the event that either such form is
no longer available, such evidence of insurance shall be in a form reasonably satisfactory to Lessor and any Lender designated
by Lessor; and

 

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(x) be issued
by insurance companies licensed to do business in the states where the Properties are located and which are rated no less than
A-X by Best’s Insurance Guide or are otherwise approved by Lessor.

 

(c) Additional
Obligations. It is expressly understood and agreed that (i) if any insurance required hereunder, or any part thereof, shall
expire, be withdrawn, become void by breach of any condition thereof by Lessee, or become void or in jeopardy by reason of the
failure or impairment of the capital of any insurer, Lessee shall immediately obtain new or additional insurance reasonably satisfactory
to Lessor and any Lender designated by Lessor; (ii) the minimum limits of insurance coverage set forth in this Section 6.03 shall
not limit the liability of Lessee for its acts or omissions as provided in this Lease; (iii) Lessee shall procure policies for
all insurance for periods of not less than one year and shall provide to Lessor and any servicer or Lender of Lessor certificates
of insurance or, upon Lessor’s request, duplicate originals of insurance policies evidencing that insurance satisfying the
requirements of this Lease is in effect at all times; (iv) Lessee shall pay as they become due all premiums for the insurance required
by this Section 6.03; (v) in the event that Lessee fails to comply with any of the requirements set forth in this Section 6.03,
within ten (10) days of the giving of written notice by Lessor to Lessee, (A) Lessor shall be entitled to procure such insurance;
and (B) any sums expended by Lessor in procuring such insurance shall be Additional Rental and shall be repaid by Lessee, together
with interest thereon at the Default Rate, from the time of payment by Lessor until fully paid by Lessee promptly upon written
demand therefor by Lessor (together with reasonable supporting documentation); and (vi) Lessee shall maintain all insurance policies
required in this Section 6.03 not to be cancelled, invalidated or suspended on account of the conduct of Lessee, its officers,
directors, managers, members, employees or agents, or anyone acting for Lessee or any subtenant or other occupant of the Properties,
and shall comply with all policy conditions and warranties at all times to avoid a forfeiture of all or a part of any insurance
payment.

 

(d) Blanket
Policies. Notwithstanding anything to the contrary in this Section 6.03, any insurance which Lessee is required to obtain
pursuant to this Section 6.03 may be carried under a “blanket” policy or policies covering other properties or liabilities
of Lessee provided that such “blanket” policy or policies otherwise comply with the provisions of this Section 6.03.

 

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Section 6.04. Tax
Impound. Upon the occurrence of an Event of Default and with respect to each Event of Default, in addition to any other remedies,
Lessor may require Lessee to pay to Lessor on the first day of each month the amount that Lessor reasonably estimates will be necessary
in order to accumulate with Lessor sufficient funds in an impound account (which shall not be deemed a trust fund) (the “Reserve”)
for Lessor to pay any and all real estate taxes (“Real Estate Taxes”) for the Properties for the ensuing twelve
(12) months, or, if due sooner, Lessee shall pay the required amount within five (5) Business Days following Lessor’s written
demand therefor. Lessor shall, upon prior written request of Lessee, provide Lessee with evidence reasonably satisfactory to Lessee
that payment of the Real Estate Taxes was made in a timely fashion. In the event that the Reserve does not contain sufficient funds
to timely pay any Real Estate Taxes, upon Lessor’s written notification thereof, Lessee shall, within five (5) Business Days
of such notice, provide funds to Lessor in the amount of such deficiency. Lessor shall pay or cause to be paid directly to the
applicable taxing authorities any Real Estate Taxes then due and payable for which there are funds in the Reserve; provided,
however, that in no event shall Lessor be obligated to pay any Real Estate Taxes in excess of the funds held in the Reserve,
and Lessee shall remain liable for any and all Real Estate Taxes, including fines, penalties, interest or additional costs imposed
by any taxing authority (unless incurred as a result of Lessor’s failure to timely pay Real Estate Taxes for which it had
funds in the Reserve). Lessee shall cooperate fully with Lessor in assuring that the Real Estate Taxes are timely paid. Lessor
may deposit all Reserve funds in accounts insured by any federal or state agency and may commingle such funds with other funds
and accounts of Lessor. Interest or other gains from such funds, if any, shall be the sole property of Lessor. Upon an Event of
Default, in addition to any other remedies, Lessor may apply all impounded funds in the Reserve against any sums due from Lessee
to Lessor. Lessor shall give to Lessee an annual accounting showing all credits and debits to and from such impounded funds received
from Lessee.

 

Section 6.05. Environmental
Insurance. Throughout the first ten (10) years of the Lease Term, Lessor shall include the Properties in the Master Environmental
Policy; provided that, on or before the December 2018 Lessee shall pay a one-time premium payment of $40,000 to Lessor for
the Properties’ pro rata share of the premium of for such Master Environmental Policy for a ten (10) year policy. Thereafter
(following the aforementioned ten year period), Lessee shall, upon not less than thirty (30) days written notice from Lessor, reimburse
Lessor for the Properties’ reasonable pro rata share of the premium paid by Lessor at the time of each renewal of such Master
Environmental Policy. Notwithstanding the foregoing, if at any time during the Lease Term (i) Lessor is not able to include the
Properties in the Master Environmental Policy and has provided not less than thirty (30) days written notice to Lessee of such
inability, or (ii) upon not less than thirty (30) days written notice to Lessor, Lessee elects not to be included under the Master
Environmental Policy, then in either case, Lessee shall maintain, at its sole cost and expense, an Environmental Policy with respect
to the Properties in form reasonably satisfactory to Lessor in its reasonable discretion in lieu of the Master Environmental Policy.
Lessor and Lessee each acknowledge and agree that (i) no party shall amend or terminate the Environmental Policy without the prior
written consent of the other party; and (ii) this Lease shall be referenced as an “insured contract” under the Environmental
Policy.

 

“Master Environmental
Policy” means a master environmental insurance policy maintained by Lessor (or any Affiliate thereof) that covers other
real property owned by Lessor (or any Affiliate thereof).

 

“Environmental
Policy” means a pollution legal liability insurance policy, in the name of and for the benefit of Lessor, issued by an
environmental insurer reasonably acceptable to Lessor and Lessor’s lender, which Environmental Policy shall be in form and
substance satisfactory to Lessor and shall be in amounts reasonably acceptable to Lessor aggregate for losses caused by known and
unknown pollution conditions that arise from the operations of the tenant, their contractors, or their sub-contractors, with coverage
to include: (a) bodily injury or death, (b) property damage, including physical injury to or destruction of tangible property,
(c) clean-up costs, and (d) defense, including costs, charges and expenses incurred in the investigation, adjustment or defense
of claims for damages.

 

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ARTICLE
VII

MAINTENANCE; ALTERATIONS

 

Section 7.01. Condition
of Property; Maintenance. Lessee hereby accepts the Properties “AS IS” and “WHERE IS” with no representation
or warranty of Lessor as to the condition thereof. Lessee shall, at its sole cost and expense, be responsible for (a) keeping
all of the building, structures and improvements erected on each of the Properties in good order and repair, free from actual or
constructive waste; (b) subject to provisions of Article XI, the repair or reconstruction of any building, structures or improvements
erected on the Properties damaged or destroyed by a Casualty; (c) subject to Section 7.02, making all necessary structural,
non-structural, exterior and interior repairs and replacements to any building, structures or improvements erected on the Properties;
(d) (i) ensuring that no party encroaches upon any Property, (ii) protecting, defending, indemnifying, releasing and
holding the Indemnified Parties harmless from and against any and all claims and Losses arising out of or in any way relating to
any encroachments and/or activities upon any Property caused by any Person (other than any encroachments onto a Property shown
on the survey and in the title report obtained by Purchaser in connection with its purchase of the Properties); and (iii) prosecuting
any claims that Lessee seeks to bring against any Person relating to Lessee’s use and possession of any Property; and (e) paying
all operating costs of the Properties in the ordinary course of business. Lessee waives any right to require Lessor to maintain,
repair or rebuild all or any part of the Properties or make repairs at the expense of Lessor pursuant to any Legal Requirements
at any time in effect.

 

Section 7.02. Alterations
and Improvements. During the Lease Term, Lessee shall not alter the exterior, structural, plumbing or electrical elements of
the Properties in any manner without the consent of Lessor, which consent shall not be unreasonably withheld or conditioned; provided,
however, Lessee may undertake nonstructural alterations to the Properties, individually, costing less than $150,000 without
Lessor’s prior written consent. If Lessor’s consent (which consent shall not be unreasonably withheld or conditioned)
is required hereunder and Lessor consents to the making of any such alterations, the same shall be made by Lessee at Lessee’s
sole expense by a licensed contractor and according to plans and specifications reasonably approved by Lessor and subject to such
other conditions as Lessor shall reasonably require. Any work at any time commenced by Lessee on the Properties shall be prosecuted
diligently to completion, shall be of good workmanship and materials and shall comply fully with all the terms of this Lease and
all Legal Requirements. Upon completion of any alterations individually costing $50,000 or more, Lessee shall promptly provide
Lessor with evidence of full payment to all laborers and materialmen contributing to the alterations. Additionally, upon completion
of any alterations, Lessee shall promptly provide Lessor with (a) an architect’s certificate certifying the alterations
to have been completed in conformity with the plans and specifications (if the alterations are of such a nature as would require
the issuance of such a certificate from the architect); (b) a certificate of occupancy (if the alterations are of such a nature
as would require the issuance of a certificate of occupancy); and (c) any other documents or information reasonably requested
by Lessor. Lessee shall keep the Properties free from any liens arising out of any work performed on, or materials furnished to,
the Properties by or on behalf of Lessee. To the extent applicable in the jurisdiction where the Properties are located, Lessee
shall execute and file or record, as appropriate, a “Notice of Non-Responsibility,” or any equivalent notice permitted
under applicable Law in the states where the Properties are located which provides that Lessor is not responsible for the payment
of any costs or expenses relating to the additions or alterations performed by or on behalf of Lessee. Any addition to or alteration
of the Properties shall be deemed a part of the Properties and belong to Lessor, and Lessee shall execute and deliver to Lessor
such instruments as Lessor may require to evidence the ownership by Lessor of such addition or alteration. The foregoing shall
not include equipment installed at the Properties, which shall remain the property of Lessee.

 

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Section 7.03. Encumbrances.
During the Lease Term, Lessor shall have the right to grant easements on, over, under and above the Properties with the prior consent
of Lessee, which consent shall not be unreasonably withheld, conditioned or delayed, provided that such easement does not interfere
with Lessee’s use and enjoyment of the Properties and Lessee’s operations thereon. Without Lessor’s prior written
consent, Lessee shall not grant any easements on, over, under or above the Properties.

 

ARTICLE
VIII

Use of the Properties; Compliance

 

Section 8.01. Use.
During the Lease Term, each of the Properties shall be used solely for the operation of a Permitted Facility. Except during periods
when a Property is untenantable due to Casualty or Condemnation (and provided that Lessee continues to strictly comply with the
other terms and conditions of this Lease), Lessee shall at all times during the Lease Term occupy the Properties and shall diligently
operate its business on the Properties. In the event that Lessee shall change the use of the Properties or the concept or brand
operated on the Properties, only as may be expressly permitted herein or consented to by Lessor in writing, Lessee shall provide
Lessor with written notice of any such change and copies of the franchise agreement(s) related to such new concept or brand, if
any.

 

Section 8.02. Compliance.
Lessee’s use and occupation of each of the Properties, and the condition thereof, shall, at Lessee’s sole cost and
expense, comply fully with all Legal Requirements and all restrictions, covenants and encumbrances of record, and any owner obligations
under such Legal Requirements, or restrictions, covenants and encumbrances of record, with respect to the Properties, in either
event, the failure with which to comply could have a Material Adverse Effect. Without in any way limiting the foregoing provisions,
Lessee shall comply with all Legal Requirements relating to anti-terrorism, trade embargos, economic sanctions, Anti-Money Laundering
Laws, and the Americans with Disabilities Act of 1990, as such act may be amended from time to time, and all regulations promulgated
thereunder, as it affects the Properties now or hereafter in effect. Lessee shall obtain, maintain and comply with all required
licenses and permits, both governmental and private, to use and operate the Properties as Permitted Facilities. Upon Lessor’s
written request from time to time during the Lease Term, Lessee shall certify in writing to Lessor that Lessee’s representations,
warranties and obligations under Section 5.05 and this Section 8.02 remain true and correct and have not been breached. Lessee
shall immediately notify Lessor in writing if any of such representations, warranties or covenants are no longer true or have been
breached or if Lessee has a reasonable basis to believe that they may no longer be true or have been breached. In connection with
such an event, Lessee shall comply with all Legal Requirements and directives of Governmental Authorities and, at Lessor’s
request, provide to Lessor copies of all notices, reports and other communications exchanged with, or received from, Governmental
Authorities relating to such an event. Lessee shall also reimburse Lessor for all Costs incurred by Lessor in evaluating the effect
of such an event on the Properties and this Lease, in obtaining any necessary license from Governmental Authorities as may be necessary
for Lessor to enforce its rights under the Transaction Documents, and in complying with all Legal Requirements applicable to Lessor
as the result of the existence of such an event and for any penalties or fines imposed upon Lessor as a result thereof. Lessee
will use commercially reasonable efforts to prevent any act or condition to exist on or about the Properties that will materially
increase any insurance rate thereon, except when such acts are required in the normal course of its business and Lessee shall pay
for such increase. Lessee agrees that it will defend, indemnify and hold harmless the Indemnified Parties from and against any
and all Losses caused by, incurred or resulting from Lessee’s failure to comply with its obligations under this Section.

 

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Section 8.03. Environmental.

 

(a) Covenants.

 

(i) Lessee
covenants to Lessor during the Lease Term, subject to the limitations of subsection (ii) below, as follows:

 

(A) All uses
and operations on or of the Properties, whether by Lessee or any other Person, shall be in compliance with all Environmental Laws
and permits issued pursuant thereto.

 

(B) There
shall be no Releases in, on, under or from the Properties, except in Permitted Amounts.

 

(C) There
shall be no Hazardous Materials or Regulated Substances in, on or under the Properties, except in Permitted Amounts. Above and
below ground storage tanks shall be properly permitted and only used as permitted.

 

(D) Lessee
shall keep the Properties or cause the Properties to be kept free and clear of all Environmental Liens, whether due to any act
or omission of Lessee or any other Person.

 

(E) Lessee
shall not act or fail to act or allow any other tenant, occupant, guest, customer or other user of the Properties to act or fail
to act in any way that (1) materially increases a risk to human health or the environment, (2) poses an unreasonable or unacceptable
risk of harm to any Person or the environment (whether on or off any of the Properties), (3) has a Material Adverse Effect, (4)
is contrary to any material requirement set forth in the insurance policies maintained by Lessee or Lessor, (5) constitutes
a public or private nuisance or constitutes waste, (6) violates any covenant, condition, agreement or easement applicable
to the Properties, or (7) would result in any reopening or reconsideration of any prior investigation or causes a new investigation
by a Governmental Authority having jurisdiction over any Property.

 

(F) Lessee
shall, at its sole cost and expense, fully and expeditiously cooperate in all activities pursuant to this Section 8.03, including
but not limited to providing all relevant information and making knowledgeable persons available for interviews.

 

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(ii) Notwithstanding
any provision of this Lease to the contrary, an Event of Default shall not be deemed to have occurred as a result of the failure
of Lessee to satisfy any one or more of the covenants set forth in subsections (A) through (E) above provided that Lessee
shall be in compliance with the requirements of any Governmental Authority with respect to the Remediation of any Release at the
Properties.

 

(b) Notification
Requirements. Lessee shall immediately notify Lessor in writing upon Lessee obtaining actual knowledge of (i) any
Releases or Threatened Releases in, on, under or from any of the Properties other than in Permitted Amounts, or migrating towards
any of the Properties; (ii) any non-compliance with any Environmental Laws related in any way to any of the Properties; (iii) any
actual or potential Environmental Lien or activity use limitation; (iv) any required or proposed Remediation of environmental
conditions relating to any of the Properties required by applicable Governmental Authorities; and (v) any written or oral
notice or other communication of which Lessee becomes aware from any source whatsoever (including but not limited to a Governmental
Authority) relating in any way to Hazardous Materials, Regulated Substances or above or below ground storage tanks, or Remediation
thereof at or on any of the Properties, other than in Permitted Amounts, possible liability of any Person relating to any of the
Properties pursuant to any Environmental Law, other environmental conditions in connection with any of the Properties, or any actual
or potential administrative or judicial proceedings in connection with anything referred to in this Section. Lessee shall, upon
Lessor’s written request, deliver to Lessor a certificate stating that Lessee is and has been in full compliance with all
of the environmental representations, warranties and covenants in this Lease.

 

(c) Remediation.
Lessee shall, at its sole cost and expense, and without limiting any other provision of this Lease, effectuate any Remediation
required by any Governmental Authority of any condition (including, but not limited to, a Release or Threatened Release) in, on,
under or from the Properties and take any other reasonable action deemed necessary by any Governmental Authority for protection
of human health or the environment. Should Lessee fail to undertake any required Remediation in accordance with the preceding sentence,
Lessor, after written notice to Lessee and Lessee’s failure to promptly undertake such Remediation, shall be permitted to
complete such Remediation, and all Costs incurred in connection therewith shall be paid by Lessee. Any Cost so paid by Lessor,
together with interest at the Default Rate, shall be deemed to be Additional Rental hereunder and shall be immediately due from
Lessee to Lessor.

 

(d) Indemnification.
Lessee shall, at its sole cost and expense, protect, defend, indemnify, release and hold harmless each of the Indemnified Parties
from and against any and all Losses, including, but not limited to, all Costs of Remediation (whether or not performed voluntarily),
arising out of or in any way relating to any Environmental Laws, Hazardous Materials, Regulated Substances, above or below ground
storage tanks, or other environmental matters concerning the Properties. It is expressly understood and agreed that Lessee’s
obligations under this Section shall survive the expiration or earlier termination of this Lease for any reason.

 

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(e) Right
of Entry. In the event that Lessor has a reasonable basis to believe that a Release or a violation of any Environmental
Law has occurred, Lessor and any other Person designated by Lessor, including but not limited to any receiver, any representative
of a Governmental Authority, and any environmental consultant, shall have the right, but not the obligation, to enter upon the
Properties at all reasonable times upon reasonable advance notice to Lessee to assess any and all aspects of the environmental
condition of any Property and its use, including but not limited to conducting any environmental assessment or audit (the scope
of which shall be determined in Lessor’s sole and absolute discretion) and taking samples of soil, groundwater or other water,
air, or building materials, and conducting other invasive testing. Lessee shall cooperate with and provide access to Lessor and
any other Person designated by Lessor. Any such assessment or investigation identifying a Release or violation of Environmental
Law shall be at Lessee’s sole cost and expense. To the extent possible, Lessor’s access and inspections hereunder shall
be done in a way to minimize interference with Lessee’s business operations, and for avoidance of doubt.

 

(f) Survival.
The obligations of Lessee and the rights and remedies of Lessor under this Section 8.03 shall survive the termination, expiration
and/or release of this Lease.

 

ARTICLE
IX

additional COVENANTS

 

Section 9.01. Performance
at Lessee’s Expense. Lessee acknowledges and confirms that Lessor may impose reasonable administrative, processing or
servicing fees, and collect its reasonable attorneys’ fees, costs and expenses in connection with (a) any extension (other
than the exercise of Extension Options), renewal, modification, amendment and termination of this Lease requested by Lessee; (b)
any release or substitution of Properties requested by Lessee; (c) the procurement of consents, waivers and approvals with respect
to the Properties or any matter related to this Lease requested by Lessee; (d) the review of any assignment or sublease or proposed
assignment or sublease or the preparation or review of any subordination or non-disturbance agreement requested by Lessee; (e)
the collection, maintenance and/or disbursement of reserves created under this Lease or the other Transaction Documents (following
an Event of Default); and (f) inspections required to make certain determinations under this Lease or the other Transaction Documents
following Lessor’s reasonable belief of a breach under this Lease or any other Transaction Documents.

 

Section 9.02. Inspection.
Lessor and its authorized representatives shall have the right, at all mutually agreeable times and upon giving reasonable prior
notice (except in the event of an emergency, in which case no prior notice shall be required), to enter the Properties or any part
thereof and inspect the same.

 

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Section 9.03. Financial
Information.

 

(a) Financial
Statements. Within forty five (45) days after the end of each fiscal quarter and within one hundred twenty (120) days after
the end of each fiscal year of Lessee and Lessee Reporting Entities, Lessee shall deliver to Lessor (i) complete consolidated financial
statements that consolidate Lessee and Lessee Reporting Entities, including a balance sheet, profit and loss statement, statement
of stockholders’ equity and statement of cash flows and all other related schedules for the fiscal period then ended, such
statements to detail separately interest expense, income taxes, non-cash expenses, non-recurring expenses, operating lease expense
and current portion of long-term debt – capital leases; (ii) income statements for the business at each of the Properties;
and (iii) the supplemental financial information set forth on Schedule 9.03. All such financial statements shall be prepared in
accordance with GAAP, and shall be certified to be accurate and complete by an officer or director of each Lessee Reporting Entity.
In the event that Lessee’s business at the Properties is ordinarily consolidated with other business for financial statements
purposes, a separate profit and loss statement shall be provided showing separately the sales, profits and losses pertaining to
each Property with interest expense, income taxes, non-cash expenses, non-recurring expenses and operating lease expense (rent),
with the basis for allocation of overhead or other charges being clearly set forth in accordance with Schedule 9.03. The financial
statements delivered to Lessor need not be audited, but Lessee shall deliver to Lessor copies of any audited financial statements
of the Lessee Reporting Entities which may be prepared, as soon as they are available.

 

(b) Other
Information. Notwithstanding any provision contained herein, upon request at any time, Lessee will provide to Lessor, at
no additional cost or expense to Lessee, any and all financial information and/or financial statements of Lessee Reporting Entities
(and in the form or forms) as reasonably requested by Lessor including, but not limited to, as requested by Lessor in connection
with Lessor’s filings with or disclosures to the Securities and Exchange Commission or other Governmental Authority.

 

Section 9.04. OFAC
Laws. Upon receipt of notice or upon actual knowledge thereof, Lessee shall immediately notify Lessor in writing if any Person
owning (directly or indirectly) any interest in any of the Lessee Entities, or any director, officer, shareholder, member, manager
or partner of any of such holders is a Person whose property or interests are subject to being blocked under any of the OFAC Laws,
or is otherwise in violation of any of the OFAC Laws, or is under investigation by any Governmental Authority for, or has been
charged with, or convicted of, drug trafficking, terrorist-related activities or any violation of the Anti-Money Laundering Laws,
has been assessed civil penalties under these or related Laws, or has had funds seized or forfeited in an action under these or
related Laws; provided, however, that the covenant in this Section 9.04 shall not apply to any Person to the extent such
Person’s interest is in or through a U.S. Publicly Traded Entity.

 

Section 9.05. Estoppel
Certificate. At any time, and from time to time, Lessee shall, promptly and in no event later than ten (10) Business Days
after a request from Lessor or any Lender or mortgagee of Lessor, execute, acknowledge and deliver to Lessor or such Lender or
mortgagee, as the case may be, a certificate in the form supplied by Lessor, certifying: (a) that Lessee has accepted the
Properties; (b) that this Lease is in full force and effect and has not been modified (or if modified, setting forth all modifications),
or, if this Lease is not in full force and effect, the certificate shall so specify the reasons therefor; (c) the commencement
and expiration dates of the Lease Term; (d) the date to which the Rentals have been paid under this Lease and the amount thereof
then payable; (e) whether there are then any existing defaults by Lessor in the performance of its obligations under this
Lease, and, if there are any such defaults, specifying the nature and extent thereof; (f) that no notice has been received
by Lessee of any default under this Lease which has not been cured, except as to defaults specified in the certificate; (g) the
capacity of the Person executing such certificate, and that such Person is duly authorized to execute the same on behalf of Lessee;
and (h) any other information reasonably requested by Lessor or any Lender or mortgagee, as the case may be.

 

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ARTICLE
X

RELEASE AND Indemnification

 

Section 10.01. Release
and Indemnification. Lessee agrees to use and occupy the Properties at its own
risk and hereby releases Lessor and Lessor’s agents and employees from all claims for any damage or injury to the full extent
permitted by Law (excluding MATTERS arising out of the ACTS, OMISSIONS, GROSS NEGLIGENCE AND/OR willful misconduct of such LESSOR
Or LESSOR’s AGENTS and EMPLOYEES occurring on or after the Effective Date; PROVIDED, HOWEVER, THAT THE TERM “GROSS
NEGLIGENCE” SHALL NOT INCLUDE GROSS NEGLIGENCE IMPUTED AS A MATTER OF LAW TO LESSOR SOLELY BY REASON OF LESSOR’S INTEREST
IN ANY PROPERTY OR LESSOR’S FAILURE TO ACT IN RESPECT OF MATTERS WHICH ARE OR WERE THE OBLIGATION OF LESSEE UNDER THIS LEASE).
Lessee agrees that Lessor shall not be responsible or liable to Lessee or Lessee’s employees, agents, customers, licensees
or invitees for bodily injury, personal injury or property damage occasioned by the acts or omissions of any other lessee or any
other Person. Lessee agrees that any employee or agent to whom the Properties or any part thereof shall be entrusted by or on behalf
of Lessee shall be acting as Lessee’s agent with respect to the Properties or any part thereof, and neither Lessor nor Lessor’s
agents, employees or contractors shall be liable for any loss of or damage to the Properties or any part thereof. Lessee shall
indemnify, protect, defend and hold harmless each of the Indemnified Parties from and against any and all Losses (excluding Losses
suffered by an Indemnified Party arising out of the ACTS, OMISSIONS, GROSS NEGLIGENCE AND/OR willful misconduct of such Indemnified
Party occurring on or after the Effective Date; PROVIDED, HOWEVER, THAT THE TERM “GROSS NEGLIGENCE” SHALL NOT
INCLUDE GROSS NEGLIGENCE IMPUTED AS A MATTER OF LAW TO ANY OF THE INDEMNIFIED PARTIES SOLELY BY REASON OF LESSOR’S INTEREST
IN ANY PROPERTY OR LESSOR’S FAILURE TO ACT IN RESPECT OF MATTERS WHICH ARE OR WERE THE OBLIGATION OF LESSEE UNDER THIS LEASE)
caused by, incurred or resulting from Lessee’s operations or by Lessee’s use and occupancy of the Properties, whether
relating to its original design or construction, latent defects, alteration, maintenance, use by Lessee or any Person thereon,
supervision or otherwise, or from any breach of, default under, or failure to perform, any term or provision of this Lease by Lessee,
its officers, employees, agents or other Persons. It is expressly understood and agreed that Lessee’s obligations under this
Section shall survive the expiration or earlier termination of this Lease for any reason whatsoever.

 

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ARTICLE
XI

Condemnation and Casualty

 

Section 11.01. Notification.
Lessee shall promptly give Lessor written notice of (a) any Condemnation of any of the Properties, (b) the commencement
of any proceedings or negotiations which might result in a Condemnation of any of the Properties, and (c) any Casualty to
any of the Properties or any part thereof. Such notice shall provide a general description of the nature and extent of such Condemnation,
proceedings, negotiations or Casualty, and shall include copies of any documents or notices received in connection therewith. Thereafter,
Lessee shall promptly send Lessor copies of all notices, correspondence and pleadings relating to any such Condemnation, proceedings,
negotiations or Casualty.

 

Section 11.02. Total
Condemnation. In the event of a Condemnation of all or substantially all of any of the Properties, and if as a result of such
Condemnation: (i) access to the Property to and from the publicly dedicated roads adjacent to the Property as of the Effective
Date is permanently and materially impaired such that Lessee no longer has access to such dedicated road; (ii) there is insufficient
parking to operate the Property as a Permitted Facility under applicable Laws; or (iii) the Condemnation includes a portion of
the building such that the remaining portion is unsuitable for use as a Permitted Facility, as determined by Lessee in the exercise
of good faith business judgment (and Lessee provides to Lessor an officer’s certificate executed by an officer of Lessee
certifying to the same) (each such event, a “Total Condemnation”), then, in such event:

 

(a) Termination
of Lease. On the date of the Total Condemnation, all obligations of either party hereunder with respect to the applicable
Property shall cease and the Base Annual Rental shall be reduced as set forth in Section 11.03(c) below; provided, however,
that Lessee’s obligations to the Indemnified Parties under any indemnification provisions of this Lease with respect to such
Property and Lessee’s obligation to pay Rental and all other Monetary Obligations (whether payable to Lessor or a third party)
accruing under this Lease with respect to such Property prior to the date of termination shall survive such termination. If the
date of such Total Condemnation is other than the first day of a month, the Base Monthly Rental for the month in which such Total
Condemnation occurs shall be apportioned based on the date of the Total Condemnation.

 

(b) Net
Award. Subject to Section 11.07 below, Lessor shall be entitled to receive the entire Net Award in connection with a Total
Condemnation without deduction for any estate vested in Lessee by this Lease, and Lessee hereby expressly assigns to Lessor all
of its right, title and interest in and to every such Net Award and agrees that Lessee shall not be entitled to any Net Award or
other payment for the value of Lessee’s leasehold interest in this Lease. Notwithstanding the foregoing, Lessee shall be
entitled to assert a claim for moving expenses and Lessee’s fixtures and equipment, provided Lessor’s reward is not
reduced thereby.

 

Section 11.03. Partial
Condemnation or Casualty. In the event of a Condemnation which is not a Total Condemnation (each such event, a “Partial
Condemnation”), or in the event of a Casualty:

 

(a) Net
Awards. All Net Awards shall be paid to Lessor.

 

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(b) Continuance
of Lease. This Lease shall continue in full force and effect upon the following terms:

 

(i) All Rental
and other Monetary Obligations due under this Lease shall continue unabated.

 

(ii) Subject
to the time required for receipt of the insurance proceeds, Lessee shall promptly commence and diligently prosecute restoration
of such Property to the same condition, as nearly as practicable, as prior to such Partial Condemnation or Casualty as approved
by Lessor. Subject to the terms and provisions of the Mortgages and upon the written request of Lessee (accompanied by evidence
reasonably satisfactory to Lessor that such amount has been paid or is due and payable and is properly part of such costs, and
that Lessee has complied with the terms of Section 7.02 in connection with the restoration), Lessor shall promptly make available
to Lessee in installments, subject to reasonable conditions for disbursement imposed by Lessor, an amount up to but not exceeding
the amount of any Net Award received by Lessor with respect to such Partial Condemnation or Casualty. Prior to the disbursement
of any portion of the Net Award with respect to a Casualty, Lessee shall provide evidence reasonably satisfactory to Lessor of
the payment of restoration expenses by Lessee up to the amount of the insurance deductible applicable to such Casualty. Lessor
shall be entitled to keep any portion of the Net Award which may be in excess of the cost of restoration, and Lessee shall bear
all additional Costs of such restoration in excess of the Net Award.

 

(c) Rental.
Upon removal of a Property pursuant to Section 11.02 or Section 11.03, the Base Annual Rental shall be reduced by an amount equal
to the Lease Rate multiplied by the Net Award.

 

Section 11.04. Temporary
Taking. In the event of a Condemnation of all or any part of any Property for a temporary use (a “Temporary Taking”),
this Lease shall remain in full force and effect without any reduction of Base Annual Rental, Additional Rental or any other Monetary
Obligation payable hereunder. Except as provided below, Lessee shall be entitled to the entire Net Award for a Temporary Taking,
unless the period of occupation and use by the condemning authorities shall extend beyond the date of expiration of this Lease,
in which event the Net Award made for such Temporary Taking shall be apportioned between Lessor and Lessee as of the date of such
expiration. At the termination of any such Temporary Taking, Lessee will, at its own cost and expense and pursuant to the provisions
of Section 7.02, promptly commence and complete restoration of such Property.

 

Section 11.05. Adjustment
of Losses. Any loss under any property damage insurance required to be maintained by Lessee shall be adjusted by Lessor and
Lessee. Any Net Award relating to a Total Condemnation or a Partial Condemnation shall be adjusted by Lessor or, at Lessor’s
election, Lessee. Notwithstanding the foregoing or any other provisions of this Section 11.05 to the contrary, if at the time of
any Condemnation or any Casualty or at any time thereafter an Event of Default shall have occurred and be continuing, Lessor is
hereby authorized and empowered but shall not be obligated, in the name and on behalf of Lessee and otherwise, to file and prosecute
Lessee’s claim, if any, for a Net Award on account of such Condemnation or such Casualty and to collect such Net Award and
apply the same to the curing of such Event of Default and any other then existing Event of Default under this Lease and/or to the
payment of any amounts owed by Lessee to Lessor under this Lease, in such order, priority and proportions as Lessor in its discretion
shall deem proper.

 

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Section 11.06. Lessee
Obligation in Event of Casualty. During all periods of time following a Casualty, Lessee shall take reasonable steps to ensure
that the affected Property is secure and does not pose any risk of harm to any adjoining property and Persons (including owners
or occupants of such adjoining property).

 

Section 11.07. Lessee
Awards and Payments. Notwithstanding any provision contained in this Article XI, Lessee shall be entitled to claim and receive
any award or payment from the condemning authority expressly granted for the taking of any personal property owned by Lessee, any
insurance proceeds with respect to any personal property owned by Lessee, the interruption of its business and moving expenses
(subject, however, to the provisions of Section 6.03(a)(iv) above), but only if such claim or award does not adversely affect
or interfere with the prosecution of Lessor’s claim for the Condemnation or Casualty, or otherwise reduce the amount recoverable
by Lessor for the Condemnation or Casualty.

 

ARTICLE
XII

Default, Conditional Limitations,

Remedies and Measure of Damages

 

Section 12.01. Event
of Default. Each of the following shall be an event of default by Lessee under this Lease (each, an “Event of Default”):

 

(a) if any
representation or warranty of Lessee set forth in this Lease is false in any material respect when made, or if Lessee renders any
materially false statement or account when made;

 

(b) if any
Rental or other Monetary Obligation due under this Lease is not paid when due if such failure continues for more than three (3)
Business Days after written notice from Lessor; provided, however, any delay in the payment of Rental as a result of a technical
error in the wiring and/or automated clearinghouse process shall not constitute an Event of Default hereunder so long as the same
is corrected within one (1) Business Day of the date Lessee receives notice thereof;

 

(c) if Lessee
fails to pay, prior to delinquency, any taxes, assessments or other charges the failure of which to pay will result in the imposition
of a lien against any of the Properties; provided, however that Lessee shall not be deemed to be in default if Lessee discharges,
bonds or takes other reasonable steps to remove the lien or stay enforcement thereof;

 

(d) if there
is an Insolvency Event affecting Lessee;

 

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(e) if Lessee
fails to observe or perform any of the other covenants, conditions or obligations of Lessee in this Lease; provided, however,
if any such failure does not involve the payment of any Monetary Obligation, is not willful or intentional, does not place any
Property or any rights or property of Lessor in immediate jeopardy, and is within the reasonable power of Lessee to promptly cure,
all as determined by Lessor in its reasonable discretion, then such failure shall not constitute an Event of Default hereunder,
unless otherwise expressly provided herein, unless and until Lessor shall have given Lessee written notice thereof and a period
of thirty (30) days shall have elapsed, during which period Lessee may correct or cure such failure, upon failure of which an Event
of Default shall be deemed to have occurred hereunder without further notice or demand of any kind being required. If such failure
cannot reasonably be cured within such thirty (30)-day period, as determined by Lessor in its reasonable discretion, and Lessee
is diligently pursuing a cure of such failure, then Lessee shall have a reasonable period to cure such failure beyond such thirty
(30)-day period, which shall in no event exceed one hundred twenty (120) days after receiving notice of such failure from Lessor.
If Lessee shall fail to correct or cure such failure within such one hundred twenty (120)-day period, an Event of Default shall
be deemed to have occurred hereunder without further notice or demand of any kind being required;

 

(f) if a
final, nonappealable judgment is rendered by a court against Lessee which has a Material Adverse Effect, and is not discharged
or provision made for such discharge within ninety (90) days from the date of entry thereof;

 

(g) if Lessee
shall be liquidated or dissolved or shall begin proceedings towards its liquidation or dissolution;

 

(h) if the
estate or interest of Lessee in any of the Properties shall be levied upon or attached in any proceeding and such estate or interest
is about to be sold or transferred or such process shall not be vacated or discharged within ninety (90) days after it is made.

 

Section 12.02. Remedies.
Upon the occurrence of an Event of Default, with or without notice or demand, except as otherwise expressly provided herein or
such other notice as may be required by statute and cannot be waived by Lessee, Lessor shall be entitled to exercise, at its option,
concurrently, successively, or in any combination, all remedies available at Law or in equity, including, without limitation, any
one or more of the following:

 

(a) to terminate
this Lease, whereupon Lessee’s right to possession of the Properties shall cease and this Lease, except as to Lessee’s
liability, shall be terminated;

 

(b) to the
extent not prohibited by applicable Law, to (i) re-enter and take possession of the Properties (or any part thereof), and (ii)
expel Lessee and those claiming under or through Lessee, without being deemed guilty in any manner of trespass or becoming liable
for any loss or damage resulting therefrom, without resort to legal or judicial process, procedure or action. No notice from Lessor
hereunder or under a forcible entry and detainer statute or similar Law shall constitute an election by Lessor to terminate this
Lease unless such notice specifically so states. If Lessee shall, after default, voluntarily give up possession of the Properties
to Lessor, deliver to Lessor or its agents the keys to the Properties, or both, such actions shall be deemed to be in compliance
with Lessor’s rights and the acceptance thereof by Lessor or its agents shall not be deemed to constitute a termination of
the Lease. Lessor reserves the right following any re-entry and/or reletting to exercise its right to terminate this Lease by giving
Lessee written notice thereof, in which event this Lease will terminate;

 

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(c) to bring
an action against Lessee for any damages sustained by Lessor or any equitable relief available to Lessor and to the extent not
prohibited by applicable Law, to seize all personal property or fixtures upon the Properties which Lessee owns or in which it has
an interest, in which Lessor shall have a landlord’s lien and/or security interest pursuant to applicable Law, and to dispose
thereof in accordance with the Laws prevailing at the time and place of such seizure or to remove all or any portion of such property
and cause the same to be stored in a public warehouse or elsewhere at Lessee’s sole expense, without becoming liable for
any loss or damage resulting therefrom and without resorting to legal or judicial process, procedure or action;

 

(d) to relet
the Properties or any part thereof for such term or terms (including a term which extends beyond the original Lease Term), at such
rentals and upon such other terms as Lessor, in its sole discretion, may determine, with all proceeds received from such reletting
being applied to the Rental and other Monetary Obligations due from Lessee in such order as Lessor may, in its sole discretion,
determine, which other Monetary Obligations include, without limitation, all repossession costs, brokerage commissions, attorneys’
fees and expenses, alteration, remodeling and repair costs and expenses of preparing for such reletting. Except to the extent required
by applicable Law, Lessor shall have no obligation to relet the Properties or any part thereof and shall in no event be liable
for refusal or failure to relet the Properties or any part thereof, or, in the event of any such reletting, for refusal or failure
to collect any rent due upon such reletting, and no such refusal or failure shall operate to relieve Lessee of any liability under
this Lease or otherwise to affect any such liability; provided, however that nothing contained herein shall be construed as a waiver
of any obligation of Lessor to mitigate damages to the extent required under applicable Law and in no event shall Lessor’s
obligation to mitigate its damages be interpreted to require Lessor to lease a Property to any Person other than a lessee with
sufficient creditworthiness and operating history and on terms and conditions reasonably comparable to the terms and conditions
of this Lease. Lessor reserves the right following any re-entry and/or reletting to exercise its right to terminate this Lease
by giving Lessee written notice thereof, in which event this Lease will terminate as specified in said notice;

 

(e) Lessor
may terminate this Lease without any right of Lessee to reinstate Lessee’s rights by payment of any rentals due under this
Lease, including Base Annual Rental and Additional Rental, or other performance of the terms and conditions of this Lease, whereupon
Lessee’s right to possession of the Properties shall cease (and Lessee shall immediately surrender possession of the Properties
to Lessor) and this Lease, except as to Lessee’s liability, shall be terminated. Lessee expressly waives any and all rights
of redemption granted by or under present or future law if this Lease is terminated or if Lessee is evicted or dispossessed by
reason of any breach by Lessee of the provisions of this Lease. Upon any termination of this Lease, or upon demand without termination,
at Lessor’s sole discretion, Lessor may recover from Lessee the following:

 

(i) All unpaid
Rental scheduled to be paid prior to the effective date of the Event of Default; and

 

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(ii) Lessor
may accelerate all Rental due from the date of such Event of Default through the end of the Lease Term. Such “Accelerated
Rent” shall be deemed liquidated damages hereunder, as Lessor’s injury caused by such Event of Default is difficult
or impossible to estimate accurately; the parties intend for this “Accelerated Rent” to provide for damages rather
than a penalty; and such “Accelerated Rent” is a reasonable pre-estimate of Lessor’s probable loss in the event
of such Event of Default. Such “Accelerated Rent” amount shall be reduced by the fair market rental amount Lessor reasonably
expects to receive if the Properties were relet for the time period to which the “Accelerated Rent” applies, which
“Accelerated Rent” amount as so adjusted (to reduce such amounts by the rent collected by such relet) shall be discounted
at a rate equal to the discount rate of the Federal Reserve Bank of New York at the time of such “Accelerated Rent”
determination, plus 1%; and

 

(iii) Lessor
shall be entitled to any other amounts reasonably necessary to compensate Lessor for all actual reasonable loss, damage and detriment
proximately caused by such Event of Default, including without limitation, all court costs, expenses and reasonable attorneys’
fees but specifically excluding punitive, consequential, special and indirect damages.

 

(f) to recover
from Lessee all Costs paid or incurred by Lessor as a result of such breach, regardless of whether or not legal proceedings are
actually commenced;

 

(g) to immediately
or at any time thereafter, and with or without notice, at Lessor’s sole option but without any obligation to do so, correct
such breach or default and charge Lessee all Costs incurred by Lessor therein. Any sum or sums so paid by Lessor, together with
interest at the Default Rate, shall be deemed to be Additional Rental hereunder and shall be immediately due from Lessee to Lessor.
Any such acts by Lessor in correcting Lessee’s breaches or defaults hereunder shall not be deemed to cure said breaches or
defaults or constitute any waiver of Lessor’s right to exercise any or all remedies set forth herein;

 

(h) to immediately
or at any time thereafter, and with or without notice, except as required herein, set off any money of Lessee held by Lessor under
this Lease or any other Transaction Document against any sum owing by Lessee hereunder;

 

(i) without
limiting the generality of the foregoing or limiting in any way the rights of Lessor under this Lease or otherwise under applicable
Laws, at any time after the occurrence, and during the continuance, of an Event of Default, Lessor shall be entitled to apply for
and have a receiver appointed under applicable Law by a court of competent jurisdiction (by ex parte motion for appointment without
notice) in any action taken by Lessor to enforce its rights and remedies hereunder in order to protect and preserve Lessor’s
interest under this Lease or in the Properties and the Personalty, and in connection therewith, LESSEE HEREBY IRREVOCABLY CONSENTS
TO AND WAIVES ANY RIGHT TO OBJECT TO OR OTHERWISE CONTEST THE APPOINTMENT OF A RECEIVER AFTER THE OCCURRENCE, AND DURING THE CONTINUANCE,
OF AN EVENT OF DEFAULT; and/or

 

(j) to seek
any equitable relief available to Lessor, including, without limitation, the right of specific performance.

 

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Section 12.03. Cumulative
Remedies. All powers and remedies given by Section 12.02 to Lessor, subject to applicable Law, shall be cumulative and not
exclusive of one another or of any other right or remedy or of any other powers and remedies available to Lessor under this Lease,
by judicial proceedings or otherwise, to enforce the performance or observance of the covenants and agreements of Lessee contained
in this Lease, and no delay or omission of Lessor to exercise any right or power accruing upon the occurrence of any Event of Default
shall impair any other or subsequent Event of Default or impair any rights or remedies consequent thereto. Every power and remedy
given by this Section or by Law to Lessor may be exercised from time to time, and as often as may be deemed expedient, by Lessor,
subject at all times to Lessor’s right in its sole judgment to discontinue any work commenced by Lessor or change any course
of action undertaken by Lessor.

 

Section 12.04. Lessee
Waiver. Lessee hereby expressly waives, for itself and all Persons claiming by, through and under Lessee, including creditors
of all kinds, (a) any right and privilege which Lessee has under any present or future Legal Requirements to redeem the Properties
or to have a continuance of this Lease for the Lease Term after termination of Lessee’s right of occupancy by order or judgment
of any court or by any legal process or writ, or under the terms of this Lease; and (b) any present or future Legal Requirement
relating to notice or delay in levy of execution in case of eviction of a tenant for nonpayment of rent.

 

ARTICLE
XIII

Mortgage, Subordination and Attornment

 

Section 13.01. No
Liens. Lessor’s interest in this Lease and/or the Properties shall not be subordinate to any liens or encumbrances placed
upon the Properties by or resulting from any act of Lessee, and nothing herein contained shall be construed to require such subordination
by Lessor. NOTICE IS HEREBY GIVEN THAT LESSEE IS NOT AUTHORIZED TO PLACE OR ALLOW TO BE PLACED ANY LIEN, MORTGAGE, DEED OF TRUST,
DEED TO SECURE DEBT, SECURITY INTEREST OR ENCUMBRANCE OF ANY KIND UPON ALL OR ANY PART OF THE PROPERTIES OR LESSEE’S LEASEHOLD
INTEREST THEREIN, AND ANY SUCH PURPORTED TRANSACTION SHALL BE VOID.

 

Section 13.02. Subordination.
This Lease at all times shall automatically be subordinate to the lien of any and all ground leases and Mortgages now or hereafter
placed upon any of the Properties by Lessor, and Lessee covenants and agrees to execute and deliver, upon demand, such further
instruments subordinating this Lease to the lien of any or all such ground leases and Mortgages as shall be desired by Lessor,
or any present or proposed mortgagees under trust deeds, upon the condition that Lessee shall have the right to remain in possession
of the Properties under the terms of this Lease, notwithstanding any default in any or all such ground leases or Mortgages, or
after the foreclosure of any such Mortgages, so long as no Event of Default shall have occurred and be continuing. Lessor shall
obtain from the holder of any such ground lease and/or Mortgages a subordination, non-disturbance and attornment agreement on the
form of the holder of such ground lease and/or Mortgages with reasonable modifications as may be requested by Lessee.

 

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Section 13.03. Attornment.
In the event any purchaser or assignee of any Lender at a foreclosure sale acquires title to any of the Properties, or in the event
that any Lender or any purchaser or assignee otherwise succeeds to the rights of Lessor as landlord under this Lease, Lessee shall
attorn to Lender or such purchaser or assignee, as the case may be (a “Successor Lessor”), and recognize the
Successor Lessor as lessor under this Lease, and, subject to the provisions of this Article XIII, this Lease shall continue in
full force and effect as a direct lease between the Successor Lessor and Lessee, provided that the Successor Lessor shall only
be liable for any obligations of Lessor under this Lease which accrue after the date that such Successor Lessor acquires title.
The foregoing provision shall be self-operative and effective without the execution of any further instruments.

 

Section 13.04. Execution
of Additional Documents. Although the provisions in this Article XIII shall be self-operative and no future instrument
of subordination shall be required, upon request by Lessor, Lessee shall execute and deliver such additional reasonable instruments
as may be reasonably required for such purposes.

 

Section 13.05. Notice
to Lender. Lessee shall give written notice to any Lender having a recorded lien upon any of the Properties or any part thereof
of which Lessee has been notified of any breach or default by Lessor of any of its obligations under this Lease and give such Lender
at least sixty (60) days beyond any notice period to which Lessor might be entitled to cure such default before Lessee may
exercise any remedy with respect thereto.

 

ARTICLE
XIV

Assignment

 

Section 14.01. Assignment
by Lessor. As a material inducement to Lessor’s willingness to enter into the transactions contemplated by this Lease
(the “Transaction”) and the other Transaction Documents, Lessee hereby agrees that Lessor may, from time to
time and at any time and without the consent of Lessee, engage in all or any combination of the following, or enter into agreements
in connection with any of the following or in accordance with requirements that may be imposed by applicable securities, tax or
other Laws: (a) the sale, assignment, grant, conveyance, transfer, financing, re-financing of all, less than all or any portion
of the Properties, this Lease or any other Transaction Document, Lessor’s right, title and interest in this Lease or any
other Transaction Document, the servicing rights with respect to any of the foregoing, or participations in any of the foregoing;
or (b) a Securitization and related transactions. Without in any way limiting the foregoing, the parties acknowledge and agree
that Lessor, in its sole discretion, may assign this Lease or any interest herein to another Person in order to maintain Lessor’s
or any of its Affiliates’ status as a REIT. In the event of any such sale or assignment other than a security assignment,
Lessee shall attorn to such purchaser or assignee (so long as Lessor and such purchaser or assignee notify Lessee in writing of
such transfer and such purchaser or assignee expressly assumes in writing the obligations of Lessor hereunder from and after the
date of such assignment). At the request of Lessor, Lessee will execute such documents confirming the sale, assignment or other
transfer and such other agreements as Lessor may reasonably request, provided that the same do not increase the liabilities and
obligations of Lessee hereunder. Lessor shall be relieved, from and after the date of such transfer or conveyance, of liability
for the performance of any obligation of Lessor contained herein, except for obligations or liabilities accrued prior to such assignment
or sale.

 

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Section 14.02. Assignment
by Lessee.

 

(a) Consent
Required. Lessee acknowledges that Lessor has relied both on the business experience and creditworthiness of Lessee and
upon the particular purposes for which Lessee intends to use the Properties in entering into this Lease. Lessee shall not assign,
transfer, convey, pledge or mortgage this Lease or any interest herein or any interest in Lessee (except in connection with the
conversion of Lessee to a U.S. Publically Traded Entity), whether by operation of Law or otherwise, without the prior written consent
of Lessor, which consent shall not be unreasonably withheld, conditioned or delayed, considering such matters as the operational
history, creditworthiness and financial strength of any assignee. At the time of any assignment of this Lease which is approved
by Lessor, the assignee shall affirm the representations and warranties set forth in Section 5.01 and assume all of the obligations
of Lessee under this Lease pursuant to a written assumption agreement in form and substance reasonably acceptable to Lessor. Such
assignment of this Lease pursuant to this Section 14.02(a) shall not relieve Lessee of its obligations respecting this Lease
unless otherwise agreed to by Lessor. Any assignment, transfer, conveyance, pledge or mortgage in violation of this Section 14.02
shall be voidable at the sole option of Lessor. Any consent to an assignment given by Lessor hereunder shall not be deemed a consent
to any subsequent assignment.

 

(b) Permitted
Assignment. Notwithstanding anything to the contrary contained in this Section 14.02 and provided that no Event of Default
has occurred and is continuing at the time of the proposed assignment or other transfer, and provided further that any assignee
agrees to assume all of Lessee’s obligations under this Lease by written agreement approved by Lessor, Lessee shall have
the right to assign or otherwise transfer all, but not less than all, of its interest in, to and under this Lease without Lessor’s
consent to (i) an Affiliate, parent or subsidiary of Lessee, (ii) any entity which purchases or otherwise acquires all or substantially
all of the assets of Lessee in a bona fide sale for fair market value, or (iii) a Qualified Operator (each, a “Permitted
Transfer”). A “Qualified Operator” shall mean a Person who (x) for two (2) consecutive years immediately
prior to the date of assignment or transfer and (y) on a proforma basis following the consummation of such assignment or transfer
(all as determined by Lessor upon review of financial statements provided by the assignee prior to the proposed lease assignment
and in a form reasonably satisfactory to Lessor), (A) has a CFCCR (defined below) of at least 1.50x; (B) generates EBITDA
(defined below) of at least $8,500,000.00, and (C) has an Effective Debt (defined below) to EBITDAR (defined below) ratio that
does not exceed 6.0x; provided, however, that Lessee may satisfy the foregoing conditions of a Qualified Operator by providing,
or causing to be provided, a guaranty agreement, in form and substance reasonably acceptable to and approved by Lessor, in writing,
which guaranty shall be from an entity that meets the requirements of (A), (B) and (C) set forth in this Section 14.02. Lessee
shall provide Lessor with at least thirty (30) days’ prior written notice of a proposed Permitted Transfer, which, if the
proposed Permitted Transfer is to a Qualified Operator, must include financial information satisfying the Qualified Operator requirements
set forth herein. In the event that Lessee effects an assignment to a Qualified Operator, Lessee shall be released from any liability
arising under this Lease from and after the date of such assignment.

 

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For purposes hereof:

 

“CFCCR”
means with respect to the twelve month period of time immediately preceding the date of determination, the ratio calculated for
such period of time, each as determined in accordance with GAAP, of (i) the sum of Consolidated Net Income (excluding non-cash
income), Depreciation and Amortization, Interest Expense, income taxes, Operating Lease Expense and non-cash expenses to (ii) the
sum of Operating Lease Expense (excluding non-cash rent adjustments), scheduled principal payments of long term Debt, scheduled
maturities of all Capital Leases, dividends and Interest Expense (excluding non-cash interest expense and amortization of non-cash
financing expenses). For purposes of calculating the CFCCR, the following terms shall be defined as set forth below:

 

“Capital
Lease” shall mean all leases of any property, whether real, personal or mixed, by a Person, which leases would, in conformity
with GAAP, be required to be accounted for as a capital lease on the balance sheet of such Person. The term “Capital Lease”
shall not include any operating lease.

 

“Consolidated
Net Income” shall mean with respect to the period of determination, the net income or net loss of a Person. In determining
the amount of Consolidated Net Income, (i) adjustments shall be made for nonrecurring gains and losses or non-cash items allocable
to the period of determination, (ii) deductions shall be made for, among other things, Depreciation and Amortization, Interest
Expense, Operating Lease Expense, and (iii) no deductions shall be made for income taxes or charges equivalent to income taxes
allocable to the period of determination, as determined in accordance with GAAP.

 

“Debt”
shall mean with respect to a Person, and for the period of determination (i) indebtedness for borrowed money, (ii) subject
to the limitation set forth in sub item (iv) below, obligations evidenced by bonds, indentures, notes or similar instruments, (iii)
obligations under leases which should be, in accordance with GAAP, recorded as Capital Leases, and (iv) obligations under direct
or indirect guarantees in respect of, and obligations (contingent or otherwise) to purchase or otherwise acquire, or otherwise
to assure a creditor against loss in respect of, indebtedness or obligations of others of the kinds referred to in clauses (i)
through (iv) above, except for guaranty obligations of such Person, which, in conformity with GAAP, are not included on the balance
sheet of such Person.

 

“Depreciation
and Amortization” shall mean the depreciation and amortization accruing during any period of determination with respect
to a Person, as determined in accordance with GAAP.

 

“Interest
Expense” shall mean for any period of determination, the sum of all interest accrued or which should be accrued in respect
of all Debt of a Person, as determined in accordance with GAAP.

 

“Operating
Lease Expense” shall mean the sum of all payments and expenses incurred by a Person, under any operating leases during
the period of determination, as determined in accordance with GAAP.

 

“EBITDA”
means for the twelve (12) month period ending on the date of determination, the sum of a Person’s net income (loss) for such
period plus, in each case to the extent previously deducted in calculating net income (loss): (i) income taxes, (ii) interest
payments on all of its debt obligations (including any borrowings under short term credit facilities), (iii) all non-cash
charges including depreciation and amortization, and (iv) Non-Recurring Items (defined below).

 

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“EBITDAR”
means the sum of a Person’s EBITDA and its total land and building rent for the twelve (12) month period ending on the date
of determination.

 

“Effective
Debt” shall mean with respect to a Person or Property, as appropriate, and for the period of determination the sum of
(i) the Person’s Debt and (ii) eight (8) multiplied by the annual rental payments due under leases which should not be, in
accordance with GAAP, recorded as Capital Leases.

 

“Non-Recurring
Items” shall mean with respect to a Person, items of the sum (whether positive or negative) of revenue minus expenses
that, in the judgment of Lessor, are unusual in nature, occur infrequently and are not representative of the ongoing or future
earnings or expenses of such Person.

 

Section 14.03. No
Sale of Assets. Except in connection with a Permitted Transfer, without the prior written consent of Lessor, Lessee shall not
sell all or substantially all of Lessee’s assets. Any sale of Lessee’s assets in violation of this Section 14.03, shall
be voidable at the sole option of Lessor. Any consent to a sale of Lessee’s assets given by Lessor hereunder shall not be
deemed a consent to any subsequent sale of Lessee’s assets.

 

Section 14.04. No
Subletting. Lessee shall not sublet any or all of the Properties without the prior written consent of Lessor, which consent
shall not be unreasonably withheld; provided, however, that without Lessor’s consent, Lessee may sublet any part or all of
the Properties to any operating entity that is an Affiliate, parent or subsidiary of Lessee, provided that (a) the related sublease
is subject and subordinate to this Lease, does not contain any terms inconsistent with this Lease (other than the rent under such
sublease), and terminates upon the expiration or sooner termination of this Lease, (b) Lessee at all times remains liable hereunder
irrespective of any such sublease, (c) the rent due under any sublease shall be fixed rent and shall not be based on the net profits
of any sublessee, and (d) each sublease is on substantially similar terms to this Lease (other than rent), (each, an “Operating
Sublease”). Lessee shall promptly provide Lessor with a copy of each Operating Sublease.

 

ARTICLE
XV

 

Notices

 

Section 15.01. Notices.
All notices, demands, designations, certificates, requests, offers, consents, approvals, appointments and other instruments given
pursuant to this Lease shall be in writing and given by any one of the following: (a) hand delivery; (b) express overnight
delivery service; or (c) certified or registered mail, return receipt requested, and shall be deemed to have been delivered
upon (i) receipt, if hand delivered; (ii) the next Business Day, if delivered by a reputable express overnight delivery
service; or (iii) the third Business Day following the day of deposit of such notice with the United States Postal Service,
if sent by certified or registered mail, return receipt requested. Notices shall be provided by an acceptable method of delivery
to the parties at the addresses specified below:

 

	
    If to Lessee:
	
        Meredian Holdings Group, Inc.

        140 Industrial Blvd.

        Bainbridge, GA 39817

        Attention: Stephen Croskrey

        Email: croskrey@danimer.com

 

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	With a copy to:	
        Kane Kessler, P.C.

        666 Third Avenue

        New York, New York 10017

        Attention: Robert L. Lawrence, Esq.

        Email: rlawrence@kanekessler.com

         

	If to Lessor:	
        STORE Capital Acquisitions, LLC

        8377 E. Hartford Drive, Suite 100

        Scottsdale, AZ 85255

        Attention: Asset Management

        Email: customerservice@storecapital.com

         

	With a copy to:	
        Kutak Rock LLP

        1801 California Street, Suite 3000

        Denver, CO 80202

        Attention: Nathan P. Humphrey, Esq.

        Email: nathan.humphrey@kutakrock.com

 

or to such other address or such other
person as either party may from time to time hereafter specify to the other party in a notice delivered in the manner provided
above.

 

ARTICLE
XVI

MISCELLANEOUS

 

Section 16.01. Force
Majeure. Any prevention, delay or stoppage due to strikes, lockouts, acts of God, enemy or hostile governmental action, civil
commotion, fire or other casualty beyond the control of the party obligated to perform (each, a “Force Majeure Event”)
shall excuse the performance by such party for a period equal to any such prevention, delay or stoppage, expressly excluding, however,
the obligations imposed with respect to Rental and other Monetary Obligations to be paid hereunder.

 

Section 16.02. No
Merger. There shall be no merger of this Lease nor of the leasehold estate created by this Lease with the fee estate in or
ownership of any of the Properties by reason of the fact that the same person, corporation, firm or other entity may acquire or
hold or own, directly or indirectly, (a) this Lease or the leasehold estate created by this Lease or any interest in this
Lease or in such leasehold estate, and (b) the fee estate or ownership of any of the Properties or any interest in such fee
estate or ownership. No such merger shall occur unless and until all persons, corporations, firms and other entities having any
interest in (i) this Lease or the leasehold estate created by this Lease, and (ii) the fee estate in or ownership of
the Properties or any part thereof sought to be merged shall join in a written instrument effecting such merger and shall duly
record the same.

 

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Section 16.03. Interpretation.
Lessor and Lessee acknowledge and warrant to each other that each has been represented by independent counsel and has executed
this Lease after being fully advised by said counsel as to its effect and significance. This Lease shall be interpreted and construed
in a fair and impartial manner without regard to such factors as the party which prepared the instrument, the relative bargaining
powers of the parties or the domicile of any party. Whenever in this Lease any words of obligation or duty are used, such words
or expressions shall have the same force and effect as though made in the form of a covenant.

 

Section 16.04. Characterization.
The following expressions of intent, representations, warranties, covenants, agreements, stipulations and waivers are a material
inducement to Lessor entering into this Lease:

 

(a) Lessor
and Lessee intend that (i) this Lease constitutes an unseverable, unitary and single lease of all, but not less than all, of the
Properties, and, if at any time this Lease covers other real property in addition to the Properties, neither this Lease, nor Lessee’s
obligations or rights hereunder may be allocated or otherwise divided among such properties by Lessee; (ii) this Lease is
a “true lease,” is not a financing lease, capital lease, mortgage, equitable mortgage, deed of trust, trust agreement,
security agreement or other financing or trust arrangement, and the economic realities of this Lease are those of a true lease;
and (iii) the business relationship created by this Lease and any related documents is solely that of a long-term commercial lease
between Lessor and Lessee, the Lease has been entered into by both parties in reliance upon the economic and legal bargains contained
herein, and none of the agreements contained herein is intended, nor shall the same be deemed or construed, to create a partnership
(de facto or de jure) between Lessor and Lessee, to make them joint venturers, to make Lessee an agent, legal representative,
partner, subsidiary or employee of Lessor, nor to make Lessor in any way responsible for the debts, obligations or losses of Lessee.

 

(b) Lessor
and Lessee covenant and agree that: (i) each will treat this Lease as an operating lease pursuant to Statement of Financial
Accounting Standards No. 13, as amended, and as a true lease for state Law reporting purposes and for federal income
tax purposes; (ii) each party will not, nor will it permit any Affiliate to, at any time, take any action or fail to take
any action with respect to the preparation or filing of any statement or disclosure to Governmental Authority, including without
limitation, any income tax return (including an amended income tax return), to the extent that such action or such failure to take
action would be inconsistent with the intention of the parties expressed in this Section 16.04; (iii) with respect to the
Properties, the Lease Term is less than seventy-five percent (75%) of the estimated remaining economic life of the Properties;
and (iv) the Base Annual Rental is the fair market value for the use of the Properties and was agreed to by Lessor and Lessee
on that basis, and the execution and delivery of, and the performance by Lessee of its obligations under, this Lease do not constitute
a transfer of all or any part of the Properties.

 

(c) Lessee
waives any claim or defense based upon the characterization of this Lease as anything other than a true lease and as a master lease
of all of the Properties. Lessee stipulates and agrees (i) not to challenge the validity, enforceability or characterization
of the lease of the Properties as a true lease and/or as a single, unitary, unseverable instrument pertaining to the lease of all,
but not less than all, of the Properties; and (ii) not to assert or take or omit to take any action inconsistent with the
agreements and understandings set forth in this Section 16.04.

 

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Section 16.05. Disclosures.

 

(a) Securities
Act or Exchange Act. The parties agree that, notwithstanding any provision contained in this Lease, any party (and each
employee, representative or other agent of any party) may disclose to any and all persons, without limitation of any kind, any
matter required under the Securities Act or the Exchange Act.

 

(b) Lessor
Advertising and Related Publications. Lessee hereby consents to the use by Lessor of, and Lessor is hereby expressly
permitted to use street view pictures of stores and signage at the Properties (collectively “Lessee’s Information”)
solely in connection with Lessor’s sales, advertising, and press release materials, including on Lessor’s website.
Lessee’s consent shall be deemed authorization for the limited use of Lessee’s Information by Lessor under all applicable
copyright and trademark laws.

 

(c) Public
Disclosures. Except as required by Law and except for review by financial and legal advisors having a need to know (provided
that such parties are required not to further disclose confidential information), neither Lessor nor Lessee shall make any public
disclosure, including press releases or any form of media release, of this Lease Agreement or any transactions relating hereto
without the prior written consent of Lessor.

 

Section 16.06. Attorneys’
Fees. In the event of any judicial or other adversarial proceeding concerning this Lease, to the extent permitted by Law, the
prevailing party shall be entitled to recover all of its reasonable attorneys’ fees and other Costs in addition to any other
relief to which it may be entitled. In addition, the prevailing party shall, upon demand, be entitled to all attorneys’ fees
and all other Costs incurred in the preparation and service of any notice or demand hereunder, whether or not a legal action is
subsequently commenced.

 

Section 16.07. Memoranda
of Lease. Concurrently with the execution of this Lease, Lessor and Lessee are executing Lessor’s standard form memorandum
of lease in recordable form, indicating the names and addresses of Lessor and Lessee, a description of the Properties, the Lease
Term, but omitting Rentals and such other terms of this Lease as Lessor may not desire to disclose to the public. Further, upon
Lessor’s request, Lessee agrees to execute and acknowledge a termination of lease and/or quitclaim deed in recordable form
to be held by Lessor and Lessee until the expiration or sooner termination of the Lease Term; provided, however, if Lessee
shall fail or refuse to sign such a document in accordance with the provisions of this Section within ten (10) days following
a request by Lessor, Lessee irrevocably constitutes and appoints Lessor as its attorney-in-fact to execute and record such document,
it being stipulated that such power of attorney is coupled with an interest and is irrevocable and binding. Upon Lessee’s
request, Lessor agrees to execute and acknowledge termination of the lease at the expiration or sooner termination of the Lease
Term.

 

Section 16.08. No
Brokerage. Lessor and Lessee represent and warrant to each other that they have had no conversation or negotiations with any
broker concerning the leasing of the Properties, except Zanbato Structure Finance (“Zanbato”), whose commission
shall be paid by Lessee pursuant to a separate agreement between Lessee and Zanbato. Each of Lessor and Lessee agrees to protect,
indemnify, save and keep harmless the other, against and from all liabilities, claims, losses, Costs, damages and expenses, including
attorneys’ fees, arising out of, resulting from or in connection with their breach of the foregoing warranty and representation.

 

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Section 16.09. Waiver
of Jury Trial and Certain Damages. LESSOR AND LESSEE HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER
MAY HAVE TO A TRIAL BY JURY WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT
BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR ITS SUCCESSORS WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION
WITH THIS LEASE, THE RELATIONSHIP OF LESSOR AND LESSEE, LESSEE’S USE OR OCCUPANCY OF THE Properties,
AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. THIS WAIVER BY THE PARTIES HERETO OF ANY RIGHT EITHER
MAY HAVE TO A TRIAL BY JURY HAS BEEN NEGOTIATED AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN. FURTHERMORE, LESSOR AND LESSEE HEREBY
KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT
DAMAGES FROM THE OTHER PARTY AND ANY OF THE AFFILIATES, OFFICERS, DIRECTORS, MEMBERS, MANAGERS OR EMPLOYEES OF LESSOR OR LESSEE,
AS APPLICABLE, OR ANY OF THEIR SUCCESSORS WITH RESPECT TO ANY AND ALL ISSUES PRESENTED IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM
BROUGHT WITH RESPECT TO ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE OR ANY DOCUMENT CONTEMPLATED HEREIN OR RELATED
HERETO. THE WAIVER BY LESSOR AND LESSEE OF ANY RIGHT EITHER MAY HAVE TO SEEK PUNITIVE, CONSEQUENTIAL, SPECIAL AND INDIRECT DAMAGES
HAS BEEN NEGOTIATED BY THE PARTIES HERETO AND IS AN ESSENTIAL ASPECT OF THEIR BARGAIN.

 

Section 16.10. Securitizations.
As a material inducement to Lessor’s willingness to enter into the Transactions contemplated by this Lease and the other
Transaction Documents, Lessee hereby acknowledges and agrees that Lessor may, from time to time and at any time (i) act or permit
another Person to act as sponsor, settler, transferor or depositor of, or a holder of interests in, one or more Persons or other
arrangements formed pursuant to a trust agreement, indenture, pooling agreement, participation agreement, sale and servicing agreement,
limited liability company agreement, partnership agreement, articles of incorporation or similar agreement or document; and (ii) permit
one or more of such Persons or arrangements to offer and sell stock, certificates, bonds, notes, other evidences of indebtedness
or securities that are directly or indirectly secured, collateralized or otherwise backed by or represent a direct or indirect
interest in whole or in part in any of the assets, rights or properties described in Section 14.01 of this Lease, in one or
more Persons or arrangements holding such assets, rights or properties, or any of them (collectively, the “Securities”),
whether any such Securities are privately or publicly offered and sold, or rated or unrated (any combination of which actions and
transactions described in both clauses (i) and (ii) in this paragraph, whether proposed or completed, are referred to in this Lease
as a “Securitization”). Lessee shall cooperate fully with Lessor and any Affected Party with respect to all
reasonable requests and due diligence procedures and use reasonable efforts to facilitate such Securitization, provided that such
cooperation shall be at no additional cost or expense to Lessee so long as Lessee is not otherwise required to provide such information
to Lessor pursuant to the other provisions of this Lease.

 

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Section 16.11. State-Specific
Provisions. The provisions and/or remedies which are set forth on the attached Exhibit D shall be deemed a part
of and included within the terms and conditions of this Lease.

 

Section 16.12. Time
is of the Essence; Computation. Time is of the essence with respect to each and every provision of this Lease. If any deadline
provided herein falls on a non-Business Day, such deadline shall be extended to the next day that is a Business Day.

 

Section 16.13. Waiver
and Amendment. No provision of this Lease shall be deemed waived or amended except by a written instrument unambiguously setting
forth the matter waived or amended and signed by the party against which enforcement of such waiver or amendment is sought. Waiver
of any matter shall not be deemed a waiver of the same or any other matter on any future occasion. No acceptance by Lessor of an
amount less than the Rental and other Monetary Obligations stipulated to be due under this Lease shall be deemed to be other than
a payment on account of the earliest such Rental or other Monetary Obligations then due or in arrears nor shall any endorsement
or statement on any check or letter accompanying any such payment be deemed a waiver of Lessor’s right to collect any unpaid
amounts or an accord and satisfaction.

 

Section 16.14. Successors
Bound. Except as otherwise specifically provided herein, the terms, covenants and conditions contained in this Lease shall
bind and inure to the benefit of the respective heirs, successors, executors, administrators and assigns of each of the parties
hereto.

 

Section 16.15. Captions.
Captions are used throughout this Lease for convenience of reference only and shall not be considered in any manner in the construction
or interpretation hereof.

 

Section 16.16. Other
Documents. Each of the parties agrees to sign such other and further documents as may be necessary or appropriate to carry
out the intentions expressed in this Lease.

 

Section 16.17. Entire
Agreement. This Lease and any other instruments or agreements referred to herein, constitute the entire agreement between the
parties with respect to the subject matter hereof, and there are no other representations, warranties or agreements except as herein
provided.

 

Section 16.18. Forum
Selection; Jurisdiction; Venue; Choice of Law. For purposes of any action or proceeding arising out of this Lease, the parties
hereto expressly submit to the jurisdiction of all federal and state courts located in the state or states where the Properties
are located. Lessee consents that it may be served with any process or paper by registered mail or by personal service within or
without the state or states where the Properties are located in accordance with applicable Law. Furthermore, Lessee waives and
agrees not to assert in any such action, suit or proceeding that it is not personally subject to the jurisdiction of such courts,
that the action, suit or proceeding is brought in an inconvenient forum or that venue of the action, suit or proceeding is improper.
This Lease shall be governed by, and construed with, the Laws of the applicable state or states in which the Properties are located,
without giving effect to any state’s conflict of Laws principles. For avoidance of doubt, (i) any action or proceeding related
to the Property located in Kentucky shall be brought in the federal and state courts located in or governing Kentucky, and (ii)
any action or proceeding related to the Property located in Georgia shall be brought in the federal and state courts located in
or governing Georgia.

 

Section 16.19. Counterparts.
This Lease may be executed in one or more counterparts, each of which shall be deemed an original. Furthermore, the undersigned
agree that transmission of this Lease via e-mail in a “.pdf” or other electronic format shall be deemed transmission
of the original Lease for all purposes.

 

[Remainder of page intentionally
left blank; signature page(s) to follow]

 

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IN WITNESS WHEREOF,
Lessor and Lessee have entered into this Lease as of the date first above written.

 

	 	LESSOR:
	 	 
	 	STORE CAPITAL ACQUISITIONS, LLC, a Delaware limited liability company
	 	 
	 	By:	/s/ Lori Markson
	 	Printed Name: Lori Markson
	 	Title: Senior Vice President

 

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IN WITNESS WHEREOF,
Lessor and Lessee have entered into this Lease as of the date first above written.

 

	 	LESSEE:
	 	 
	 	MEREDIAN HOLDINGS GROUP, INC., a Georgia corporation
	 	 
	 	By:	/s/ John A. Dowdy, III
	 	Printed Name: John A. Dowdy III
	 	Title: CFO

 

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EXHIBITS

 

	Exhibit A:	 	Defined Terms
	 	 	 
	Exhibit B:	 	Legal Descriptions and Street Addresses of Properties
	 	 	 
	Exhibit C:	 	Authorization Agreement – Pre-Arranged Payments
	 	 	 
	Exhibit D:	 	State-Specific Provisions
	 	 	 
	Schedule 9.03	 	Supplemental Financial Information

 

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EXHIBIT
A

 

DEFINED
TERMS

 

The following terms
shall have the following meanings for all purposes of this Lease:

 

“Additional
Rental” has the meaning set forth in Section 4.03.

 

“Adjustment
Date” has the meaning set forth in Section 1.07.

 

“Affected
Party” means each direct or indirect participant or investor in a proposed or completed Securitization, including, without
limitation, any prospective owner, any rating agency or any party to any agreement executed in connection with the Securitization.

 

“Affiliate”
means any Person which directly or indirectly controls, is under common control with or is controlled by any other Person. For
purposes of this definition, “controls,” “under common control with,” and “controlled by” means
the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person,
whether through the ownership of voting securities or otherwise.

 

“Anti-Money
Laundering Laws” means all applicable Laws, regulations and government guidance on the prevention and detection of money
laundering, including, without limitation, (a) 18 U.S.C. §§ 1956 and 1957; and (b) the Bank Secrecy Act, 31 U.S.C.
§§ 5311 et seq., and its implementing regulations, 31 CFR Part 103.

 

“Base Annual
Rental” has the meaning set forth in Section 1.05.

 

“Base Monthly
Rental” means an amount equal to 1/12 of the applicable Base Annual Rental.

 

“Business
Day” means a day on which banks located in Scottsdale, Arizona are not required or authorized to remain closed.

 

“Casualty”
means any loss of or damage to any property included within or related to the Properties or arising from an adjoining property
caused by an Act of God, fire, flood or other catastrophe.

 

“Code”
means the Internal Revenue Code of 1986, as the same may be amended from time to time.

 

“Condemnation”
means a Taking and/or a Requisition.

 

“Costs”
means all reasonable, actual costs and expenses incurred by a Person, including, without limitation, reasonable attorneys’
fees and expenses, court costs, expert witness fees, costs of tests and analyses, travel and accommodation expenses, deposition
and trial transcripts, copies and other similar costs and fees, brokerage fees, escrow fees, title insurance premiums, appraisal
fees, stamp taxes, recording fees and transfer taxes or fees, as the circumstances require.

 

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“Default Rate”
means 18% per annum or the highest rate permitted by Law, whichever is less.

 

“Effective
Date” has the meaning set forth in the introductory paragraph of this Lease.

 

“Environmental
Laws” means federal, state and local Laws, ordinances, common law requirements and regulations and standards, rules,
policies and other governmental requirements, administrative rulings and court judgments and decrees having the effect of Law in
effect now or in the future and including all amendments, that relate to Hazardous Materials, Regulated Substances, USTs, and/or
the protection of human health or the environment, or relating to liability for or Costs of Remediation or prevention of Releases,
and apply to Lessee and/or the Properties.

 

“Environmental
Liens” means any liens and other encumbrances imposed pursuant to any Environmental Law.

 

“Event of
Default” has the meaning set forth in Section 12.01.

 

“Exchange
Act” means the Securities Exchange Act of 1934, as amended.

 

“Extension
Option” has the meaning set forth in Section 3.02.

 

“Extension
Term” has the meaning set forth in Section 3.02.

 

“Force Majeure
Event” has the meaning set forth in Section 16.01.

 

“GAAP”
means generally accepted accounting principles, consistently applied from period to period.

 

“Governmental
Authority” means any governmental authority, agency, department, commission, bureau, board, instrumentality, court or
quasi-governmental authority of the United States, any state or any political subdivision thereof with authority to adopt, modify,
amend, interpret, give effect to or enforce any federal, state and local Laws, statutes, ordinances, rules or regulations, including
common law, or to issue court orders.

 

“Hazardous
Materials” means (a) oil, petroleum products, flammable substances, explosives, radioactive materials, hazardous
wastes or substances, toxic wastes or substances or any other materials, contaminants or pollutants, the presence of which causes
any of the Properties to be in violation of any local, state or federal Law or regulation or Environmental Law), or are defined
as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,”
“toxic substances,” “contaminants,” “pollutants,” or words of similar import under any applicable
local, state or federal Law or under the regulations adopted, orders issued, or publications promulgated pursuant thereto, including,
but not limited to: (i) the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C.
§ 9601, et seq.; (ii) the Hazardous Materials Transportation Act, as amended, 49 U.S.C. § 5101,
et seq.; (iii) the Resource Conservation and Recovery Act, as amended, 42 U.S.C. § 6901, et seq.; and
(iv) regulations adopted and publications promulgated pursuant to the aforesaid Laws; (b) asbestos in any form which
is friable, urea formaldehyde foam insulation, transformers or other equipment which contain dielectric fluid containing levels
of polychlorinated biphenyls in excess of fifty (50) parts per million; (c) underground storage tanks; and (d) any other
chemical, material or substance, exposure to which is prohibited, limited or regulated by any Governmental Authority.

 

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“Indemnified
Parties” means Lessor, its members, managers, officers, directors, shareholders, partners, employees, affiliates, subsidiaries,
successors and assigns, including, but not limited to, any successors by merger, consolidation or acquisition of all or a substantial
portion of the assets and business of Lessor.

 

“Initial Term”
has the meaning set forth in Section 3.01.

 

“Insolvency
Event” means (a) a Person’s (i) failure to generally pay its debts as such debts become due; (ii) admitting
in writing its inability to pay its debts generally; or (iii) making a general assignment for the benefit of creditors; (b) any
proceeding being instituted by or against any Person (i) seeking to adjudicate it bankrupt or insolvent; (ii) seeking
liquidation, dissolution, winding up, reorganization, arrangement, adjustment, protection, relief, or composition of it or its
debts under any Law relating to bankruptcy, insolvency, or reorganization or relief of debtors; or (iii) seeking the entry
of an order for relief or the appointment of a receiver, trustee, or other similar official for it or for any substantial part
of its property, and in the case of any such proceeding instituted against any Person, either such proceeding shall remain undismissed
for a period of one hundred twenty (120) days or any of the actions sought in such proceeding shall occur; or (c) any
Person taking any corporate action to authorize any of the actions set forth above in this definition.

 

“Insurance
Premiums” has the meaning in Section 6.04.

 

“Law(s)”
means any constitution, statute, rule of law, code, ordinance, order, judgment, decree, injunction, rule, regulation, policy, requirement
or administrative or judicial determination, even if unforeseen or extraordinary, of every duly constituted Governmental Authority,
court or agency, now or hereafter enacted or in effect.

 

“Lease Rate”
means a percentage equal to (a) the then-current Base Monthly Rental multiplied by twelve (12), divided by (b) the aggregate
purchase price of all of the Properties paid by Lessor (or Lessor’s predecessor-in-interest).

 

“Lease Term”
has the meaning described in Section 3.01.

 

“Legal Requirements”
means the requirements of all present and future Laws (including, without limitation, Environmental Laws and Laws relating to accessibility
to, usability by, and discrimination against, disabled individuals), all judicial and administrative interpretations thereof, including
any judicial order, consent, decree or judgment, and all covenants, restrictions and conditions now or hereafter of record which
may be applicable to Lessee or to any of the Properties, or to the use, manner of use, occupancy, possession, operation, maintenance,
alteration, repair or restoration of any of the Properties, even if compliance therewith necessitates structural changes or improvements
or results in interference with the use or enjoyment of any of the Properties.

 

“Lender”
means any lender in connection with any loan secured by Lessor’s interest in any or all of the Properties, and any servicer
of any loan secured by Lessor’s interest in any or all of the Properties.

 

    		A-3	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

“Lessee Entity”
or “Lessee Entities” means individually or collectively, as the context may require, Lessee and all Affiliates
thereof.

 

“Lessee Reporting
Entities” means individually or collectively, as the context may require, Lessee, Meredian, Inc., Danimer Scientific,
LLC and Danimer Scientific Kentucky, Inc.

 

“Lessee’s
Information” has the meaning set forth in Section 16.05(b).

 

“Lessor Entity”
or “Lessor Entities” means individually or collectively, as the context may require, Lessor and all Affiliates
of Lessor.

 

“Losses”
means any and all claims, suits, liabilities (including, without limitation, strict liabilities), actions, proceedings, obligations,
debts, damages, losses, Costs, diminutions in value, fines, penalties, interest, charges, fees, judgments, awards, amounts paid
in settlement and damages of whatever kind or nature, inclusive of bodily injury and property damage to third parties (including,
without limitation, attorneys’ fees and other Costs of defense). Losses shall not include punitive, consequential, special
and indirect damages.

 

“Material
Adverse Effect” means a material adverse effect on (a) any Property, including without limitation, the operation
of any Property as a Permitted Facility and/or the value of any Property; (b) the contemplated business, condition, worth
or operations of any Lessee Entity; (c) Lessee’s ability to perform its obligations under this Lease; or (d) Lessor’s
interests in any of the Properties or this Lease.

 

“Monetary
Obligations” means all Rental and all other sums payable or reimbursable by Lessee under this Lease to Lessor, to any
third party on behalf of Lessor, or to any Indemnified Party.

 

“Mortgages”
means, collectively, the mortgages, deeds of trust or deeds to secure debt, assignments of rents and leases, security agreements
and fixture filings executed by Lessor for the benefit of Lender with respect to any or all of the Properties, as such instruments
may be amended, modified, restated or supplemented from time to time and any and all replacements or substitutions.

 

“Net Award”
means (a) the entire award payable with respect to a Property by reason of a Condemnation whether pursuant to a judgment or
by agreement or otherwise; or (b) the entire proceeds of any insurance required under Section 6.03 payable with respect
to a Property, as the case may be, and in either case, less any Costs incurred by Lessor in collecting such award or proceeds.

 

“OFAC Laws”
means Executive Order 13224 issued by the President of the United States, and all regulations promulgated thereunder, including,
without limitation, the Terrorism Sanctions Regulations (31 CFR Part 595), the Terrorism List Governments Sanctions Regulations
(31 CFR Part 596), the Foreign Terrorist Organizations Sanctions Regulations (31 CFR Part 597), and the Cuban Assets Control Regulations
(31 CFR Part 515), and all other present and future federal, state and local Laws, ordinances, regulations, policies, lists (including,
without limitation, the Specially Designated Nationals and Blocked Persons List) and any other requirements of any Governmental
Authority (including without limitation, the U.S. Department of the Treasury Office of Foreign Assets Control) addressing, relating
to, or attempting to eliminate, terrorist acts and acts of war, each as supplemented, amended or modified from time to time after
the Effective Date, and the present and future rules, regulations and guidance documents promulgated under any of the foregoing,
or under similar Laws, ordinances, regulations, policies or requirements of other states or localities.

 

    		A-4	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

“Original
Lease” has the meaning set forth in the second introductory paragraph of this Lease.

 

“Partial Condemnation”
has the meaning set forth in Section 11.03.

 

“Permitted
Amounts” shall mean, with respect to any given level of Hazardous Materials or Regulated Substances, that level or quantity
of Hazardous Materials or Regulated Substances in any form or combination of forms which does not constitute a violation of any
Environmental Laws and is customarily employed in, or associated with, similar businesses located in the state or states where
the Properties are located.

 

“Permitted
Facility” or Permitted Facilities” means a bioplastic manufacturing facility, all related purposes such
as ingress, egress and parking, and uses incidental thereto.

 

“Person”
means any individual, partnership, corporation, limited liability company, trust, unincorporated organization, Governmental Authority
or any other form of entity.

 

“Personalty”
means any and all “goods” (excluding “inventory,” and including, without limitation, all “equipment,”
“fixtures,” appliances and furniture (as “goods,” “inventory,” “equipment” and
“fixtures” are defined in the applicable Uniform Commercial Code then in effect in the applicable jurisdiction)) from
time to time situated on or used in connection with any of the Properties, whether now owned or held or hereafter arising or acquired,
together with all replacements and substitutions therefore and all cash and non-cash proceeds (including insurance proceeds and
any title and UCC insurance proceeds) and products thereof, and, in the case of tangible collateral, together with all additions,
attachments, accessions, parts, equipment and repairs now or hereafter attached or affixed thereto or used in connection therewith.

 

“Price Index”
means the Consumer Price Index which is designated for the applicable month of determination as the United States City Average
for All Urban Consumers, All Items, Not Seasonally Adjusted, with a base period equaling 100 in 1982 - 1984, as published by the
United States Department of Labor’s Bureau of Labor Statistics or any successor agency. In the event that the Price Index
ceases to be published, its successor index measuring cost of living as published by the same Governmental Authority which published
the Price Index shall be substituted and any necessary reasonable adjustments shall be made by Lessor and Lessee in order to carry
out the intent of Section 4.02. In the event there is no successor index measuring cost of living, Lessor shall reasonably select
an alternative price index measuring cost of living that will constitute a reasonable substitute for the Price Index.

 

“Property”
or “Properties” means those parcels of real estate legally described on Exhibit B attached hereto, all
rights, privileges, and appurtenances associated therewith, and all buildings, fixtures and other improvements now or hereafter
located on such real estate (whether or not affixed to such real estate).

 

“Real Estate
Taxes” has the meaning set forth in Section 6.04.

 

    		A-5	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

“Regulated
Substances” means “petroleum” and “petroleum-based substances” or any similar terms described
or defined in any of the Environmental Laws and any applicable federal, state, county or local Laws applicable to or regulating
USTs.

 

“REIT”
means a real estate investment trust as defined under Section 856 of the Code.

 

“Release”
means any presence, release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring,
emptying, escaping, dumping, disposing or other movement of Hazardous Materials, Regulated Substances or USTs or any Threatened
Release.

 

“Remediation”
means any response, remedial, removal, or corrective action, any activity to cleanup, detoxify, decontaminate, contain or otherwise
remediate any Hazardous Materials, Regulated Substances or USTs, any actions to prevent, cure or mitigate any Release, any action
to comply with any Environmental Laws or with any permits issued pursuant thereto, any inspection, investigation, study, monitoring,
assessment, audit, sampling and testing, laboratory or other analysis, or any evaluation relating to any Hazardous Materials, Regulated
Substances or USTs.

 

“Rental”
means, collectively, the Base Annual Rental and the Additional Rental.

 

“Rental Adjustment”
means an amount equal to the lesser of (a) two percent (2.0%) of the Base Annual Rental in effect immediately prior to the applicable
Adjustment Date, or (b) 1.25 multiplied by the product of (i) the percentage change between the Price Index for the month which
is two months prior to December 2018 or the Price Index used for the immediately preceding Adjustment Date, as applicable, and
the Price Index for the month which is two months prior to the applicable Adjustment Date; and (ii) the then current Base Annual
Rental.

 

“Requisition”
means any temporary requisition or confiscation of the use or occupancy of any of the Properties by any Governmental Authority,
civil or military, whether pursuant to an agreement with such Governmental Authority in settlement of or under threat of any such
requisition or confiscation, or otherwise.

 

“Reserve”
has the meaning in Section 6.04.

 

“Securities”
has the meaning set forth in Section 16.10.

 

“Securities
Act” means of the Securities Act of 1933, as amended.

 

“Securitization”
has the meaning set forth in Section 16.10.

 

“Successor
Lessor” has the meaning set forth in Section 13.03.

 

“Taking”
means (a) any taking or damaging of all or a portion of the Properties (i) in or by condemnation or other eminent domain
proceedings pursuant to any Law, general or special; (ii) by reason of any agreement with any condemnor in settlement of or
under threat of any such condemnation or other eminent domain proceeding; or (iii) by any other means; or (b) any de
facto condemnation. The Taking shall be considered to have taken place as of the later of the date actual physical possession is
taken by the condemnor, or the date on which the right to compensation and damages accrues under the Law applicable to the Properties.

 

    		A-6	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

“Temporary
Taking” has the meaning set forth in Section 11.04.

 

“Threatened
Release” means a substantial likelihood of a Release which requires action to prevent or mitigate damage to the soil,
surface waters, groundwaters, land, stream sediments, surface or subsurface strata, ambient air or any other environmental medium
comprising or surrounding any Property which may result from such Release.

 

“Total Condemnation”
has the meaning set forth in Section 11.02.

 

“Transaction”
has the meaning set forth in Section 14.01.

 

“Transaction
Documents” means this Lease and all documents related thereto.

 

“U.S. Publicly
Traded Entity” means an entity whose securities are listed on a national securities exchange or quoted on an automated
quotation system in the United States or a wholly-owned subsidiary of such an entity.

 

“USTs”
means any one or combination of tanks and associated product piping systems used in connection with storage, dispensing and general
use of Regulated Substances.

 

“Zanbato”
has the meaning set forth in Section 16.08.

 

    		A-7	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

EXHIBIT
B

 

LEGAL DESCRIPTIONS AND

STREET ADDRESSES OF THE PROPERTIES

 

Street Addresses:

 

	Address	City	ST	Zip	County
	605 Rolling Hills Lane, 361 Rolling Hills Lane, 418 Winchester Soccer Road and 246 Winchester Soccer Road	Winchester	KY	40391	Clark
	140 Industrial Blvd.	Bainbridge	GA	39817	Decatur

 

Legal Descriptions:

 

Winchester, KY

 

TRACT 1:

 

TRACT 3A, CONSISTING OF APPROXIMATELY 7.00
ACRES, MORE OR LESS, AND TRACT 3B, CONSISTING OF APPROXIMATELY 8.00 ACRES, MORE OR LESS, AS SHOWN ON THE PLAT OF RECORD IN PLAT
CABINET 1, SLIDE 21-A, IN THE OFFICE OF THE CLERK OF CLARK COUNTY, KENTUCKY.

 

PARCEL NO. 053-0000-011-00 (TRACT 3A) AND
PARCEL NO. 053-0000-012-00 (TRACT 3B)

 

TRACT 2:

 

TRACT 2, CONSISTING OF APPROXIMATELY 8.48
ACRES, MORE OR LESS, AS SHOWN ON PLAT OF JOHN C. SCOTT, ET UX., OF RECORD IN PLAT SLIDE 855-B, IN THE OFFICE OF THE CLERK OF CLARK
COUNTY, KENTUCKY.

 

PARCEL NO. 053-0000-014-00

 

TRACT 3:

 

PARCEL NO. 3, CONSISTING OF APPROXIMATELY
4.45 ACRES, MORE OR LESS, AS SHOWN ON EASEMENT MINOR CONSOLIDATION MINOR SUBDIVISION PLAT OF MARTEK BIOSCIENCES CORPORATION PREPARED
BY E.A. PARTNERS, NOVEMBER 2010, AND OF RECORD IN PLAT SLIDE 1774, OF THE CLERK OF CLARK COUNTY, KENTUCKY.

 

    		B-1	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

TRACT 4:

 

PARCEL NO. 4, CONSISTING OF APPROXIMATELY
2.20 ACRES, MORE OR LESS, AS SHOWN ON EASEMENT MINOR CONSOLIDATION MINOR SUBDIVISION PLAT OF MARTEK BIOSCIENCES CORPORATION PREPARED
BY E.A. PARTNERS, NOVEMBER 2010, AND OF RECORD IN PLAT SLIDE 1774, OF THE CLERK OF CLARK COUNTY, KENTUCKY.

 

PARCEL NO. 053-0000-015-00

 

TOGETHER WITH THE UTILITY AND ACCESS EASEMENTS
APPURTENANT TO TRACTS 3 AND 4, AS GRANTED TO ALLTECH, INC., BY RECIPROCAL UTILITY AND ACCESS EASEMENT DATED NOVEMBER 23, 2010 BY
AND BETWEEN MARTEK BIOSCIENCES CORPORATION, A DELAWARE CORPORATION, AND ALLTECH, INC., A KENTUCKY CORPORATION, OF RECORD IN DEED
BOOK 469, PAGE 174, IN THE OFFICE OF THE CLERK OF CLARK COUNTY, KENTUCKY.

 

Bainbridge, GA

 

TRACT ONE:

 

ALL THAT TRACT OR PARCEL OF LAND CONTAINING
3.21 ACRES LYING AND BEING IN LAND LOT NO. 385 IN THE 15TH LAND DISTRICT OF DECATUR COUNTY, GEORGIA AND BEING MORE PARTICULARLY
DESCRIBED BY PLAT OF SURVEY PREPARED BY ROBERT A. WILLIAMS, GRLS NO. 3072 ENTITLED “PLAT OF SURVEY FOR MEREDIAN, INC.”
DATED SEPTEMBER 15, 2011 AND RECORDED IN THE OFFICE OF THE CLERK OF SUPERIOR COURT OF DECATUR COUNTY, GEORGIA IN PLAT CABINET C-95,
SLIDE 3, WHICH PLAT OF SURVEY IS INCORPORATED HEREIN BY REFERENCE.

 

TRACT TWO:

 

ALL THAT TRACT OR PARCEL OF LAND CONTAINING
19.31 ACRES LYING AND BEING IN LAND LOT NO. 385 IN THE 15TH LAND DISTRICT OF DECATUR COUNTY, GEORGIA AND BEING MORE PARTICULARLY
DESCRIBED BY PLAT OF SURVEY PREPARED BY ROBERT A. WILLIAMS, GRLS NO. 3072 ENTITLED “PLAT OF SURVEY FOR MEREDIAN, INC.”
DATED SEPTEMBER 15, 2011 AND RECORDED IN THE OFFICE OF THE CLERK OF SUPERIOR COURT OF DECATUR COUNTY, GEORGIA IN PLAT CABINET C-95,
SLIDE 3, WHICH PLAT OF SURVEY IS INCORPORATED HEREIN BY

REFERENCE.

 

TRACT THREE:

 

EASEMENTS IN REAL PROPERTY AS CONTAINED
IN THAT CERTAIN AMERICAN DRAINAGE EASEMENT FROM AMOCO FABRICS AND FIBERS COMPANY, A DELAWARE CORPORATION TO AMERICAN FIBERS AND
YARNS COMPANY, A DELAWARE CORPORATION, DATED NOVEMBER 1, 1999, FILED FOR RECORD NOVEMBER 17, 1999, AND RECORDED IN DEED BOOK T-21,
PAGE 305, AFORESAID RECORDS.

 

TRACT FOUR:

 

EASEMENTS IN REAL PROPERTY AS CONTAINED
IN THAT CERTAIN PUMP HOUSE/RAIL CAR LOADING RACK/PIPE CONVEYOR FROM SHAW INDUSTRIES, INC., A GEORGIA CORPORATION TO AMOCO FABRICS
AND FIBERS COMPANY, A DELAWARE CORPORATION, DATED SEPTEMBER 25, 1992, FILED FOR RECORD SEPTEMBER 28, 1992, AND RECORDED IN DEED
BOOK I-17, PAGE 230, AFORESAID RECORDS.

 

    		B-2	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

TRACT FIVE:

 

EASEMENTS IN REAL PROPERTY AS CONTAINED
IN THAT CERTAIN UNDERGROUND TELEPHONE LINE EASEMENT FROM SHAW INDUSTRIES, INC., A GEORGIA CORPORATION TO AMOCO FABRICS AND FIBERS
COMPANY, A DELAWARE CORPORATION, DATED SEPTEMBER 25, 1992, FILED FOR RECORD SEPTEMBER 28, 1992, AND RECORDED IN DEED BOOK I-17,
PAGE 234, AFORESAID RECORDS.

 

TRACT SIX:

 

EASEMENTS IN REAL PROPERTY AS CONTAINED
IN THAT CERTAIN AMOCO ROAD USE AGREEMENT EASEMENT FROM SHAW INDUSTRIES, INC., A GEORGIA CORPORATION TO AMOCO FABRICS AND FIBERS
COMPANY, A DELAWARE CORPORATION, DATED SEPTEMBER 25, 1992, FILED FOR RECORD SEPTEMBER 28, 1992, AND RECORDED IN DEED BOOK I-17,
PAGE 242, AFORESAID RECORDS.

 

    		B-3	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

EXHIBIT
C

 

Authorization
Agreement – Pre-Arranged Payments

 

	KeyBank Real Estate Capital	 
	11501 Outlook Street, Suite 300 

Overland Park, KS 66211
	Toll-Free: 888-979-1200                                 Direct: 913-317-4100                                 Fax: 877-379-1625  

 

AUTO DRAFT AUTHORIZATION FORM

 

	Client Information	Property Information	Contract Information

 

	 	 	Contract #:
	 
	Payment Due Date:
	 

The undersigned hereby
authorizes STORE Capital Corporation, by its Servicer, to make electronic debit entries for payments and any necessary adjustments
involving these entries in the account identified below and authorizes STORE Capital Corporation, by its Servicer, to accept such
entries and make any necessary adjustments. Undersigned also authorizes STORE Capital Corporation, or its Servicer, to impose
customary returned item processing fees. It is agreed that these entries will be made under the Rules of the National Automated
Clearing House Association. You will receive advance notification if the payment amount changes in the future due to a contemplated
payment change. This authorization will remain in effect until written notice of termination is delivered to STORE Capital Corporation,
or its Servicer, in a timely manner so as to afford STORE Capital Corporation, or its Servicer, an opportunity to act thereon.
In no event shall such termination be effective as to entries processed prior to receipt of such notice.

 

If the payment due date falls on a weekend
or holiday, the payment will draft on the succeeding business day.

 

 

 

Account Information

 

☐
Change to an existing Auto Draft                        ☐
New Request

 

	Bank Name:	 
	Transit Routing #:	 
	Account #:	 	  Confirm Account #:	       

 

	Bank Account Title:	 
	Account Type:	☐ Checking	☐ Savings
	ACH Draft Start Date:	 
	Client Email:	 
	Client Phone #:	 
	Date Form Completed:	 
	Signature of Authorizing Party:	 

 

 

    		C-1	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

     

    

 

EXHIBIT
D

STATE-SPECIFIC PROVISIONS

 

Without limiting the choice of law provision
set forth in this Lease, the following provisions shall apply to the extent that the laws of the State of Georgia govern the interpretation
or enforcement of this Lease with respect to the Properties:

 

Lessor and Lessee waive any claim or right
they may have to claim that this Lease is or should ever be characterized as “usufruct” under Georgia law.

 

Upon an Event of Default, Lessor may avail
itself of all rights and remedies provided under applicable Georgia law against Lessee, including without limitation, under the
dispossessory scheme codified at O.C.G.A. Section 44-7-50, et seq., as amended. Further, if Lessor chooses to avail itself
of a Georgia forum relative to enforcement of its rights under this Lease, then to the extent necessary, Section 16.18 of this
Lease shall be deemed amended to permit Lessor to proceed in the applicable Georgia court and to have this Lease governed by Georgia
law to the extent necessary to enforce its rights in Georgia.

 

Lessor shall be entitled to attorneys’
fees on the terms provided in O.C.G.A. Section 13-1-11, et seq.

 

To the extent that the State of Georgia
now, or in the future, imposes a rental or transfer tax, or any similar tax, against any and all rental payments under this Lease,
then Lessee shall be liable for all such taxes, such taxes shall be payable by Lessee upon demand, and such taxes shall be deemed
Additional Rental under this Lease.

 

		D-1	STORE/Danimer Science
 A&R Master Lease Agreement
 2 Properties in GA and KY
 File No. 7210/02-652

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