Document:

Warehousing of Goods Agreement

 Exhibit 10.27 
 Confidential information redacted and filed separately with the Commission. 

Omitted portions indicated by [***] 

Agreement dated as of January 2, 2009 by and between Annie’s, Inc. (“CUSTOMER”) and Distribution 2000, Inc. ("D2000" and together
with CUSTOMER, the “PARTIES”). 
 WAREHOUSING OF GOODS 

TERM. The term of this Agreement shall commence April 1, 2009, and shall continue thereafter in full force and effect for a period of 3 years.
This Agreement shall thereafter renew automatically each year for a period of one (1) year unless either Party provides written notice of non-renewal to the other party at least ninety (90) days prior to the expiration of the then-current
term. CUSTOMER shall have the right to require D2000 to continue to receive, store and ship CUSTOMER’S goods for 90 days following the expiration date on the same terms as in effect prior to expiration. 

SERVICES TO BE PERFORMED. D2000 shall receive, store and ship CUSTOMER’S goods at and from the FACILITIES. The specific services that D2000
shall provide CUSTOMER, during the term of the Agreement, are set forth on Appendix A. 
 CUSTOMER REPRESENTATIONS AND WARRANTIES. CUSTOMER
represents and warrants that CUSTOMER is lawfully possessed of the goods and has the right to and authority to store them with D2000. CUSTOMER represents and warrants to D2000 that there are no known potential health, safety and/or environmental
hazards associated with the storage and handling of such goods. If, as a result of a quality or condition of the goods of which D2000 had no notice at the time of deposit, the goods are a hazard to other property or to the warehouse or to persons,
D2000 shall immediately notify CUSTOMER and CUSTOMER shall promptly remove the goods from the warehouse. Pending such disposition, the D2000 may remove the goods from the warehouse and shall incur no liability by reason of such removal. 

RATES AND CHARGES. [***]. 

QUARTERLY AND ANNUAL RECONCILIATION OF RATES TO ACTUAL COSTS. Within 30 days of quarter and year end, the Parties shall review and reconcile the
actual costs for services performed on behalf of the CUSTOMER to the rates for such services that were charged as set forth in Appendix A. Parties agree to reconcile and compensate for all additional costs/charges which have been incurred because of
such variation(s). 
 RATE DEFINITIONS. 
 DIRECT LABOR RATES. Ordinary labor costs for receiving CUSTOMER’S goods at the warehouse door, placing goods in storage, picking orders, returning goods to the warehouse door and
loading trucks. Rates will be set annually and unless otherwise agreed, labor will be subject to a charge at the rates set forth in Appendix A and based upon mutually agreed productivity and performance targets as defined in Appendix B. During the
first quarterly review after the effective date of this agreement, parties will review the productivity targets and rates set forth in Appendix A & B and with the mutual agreement of both parties adjust these targets and rates without causing a
reconciliation payment to either party. 
 D2000’s performance against these costs/targets will be reviewed quarterly as part
of the QUARTERLY RECONCILIATION. If D2000’S performance does not meet these targets, D2000 will reimburse CUSTOMER for any additional DIRECT LABOR costs incurred/charged during the quarter. If D2000 exceeds these targets, D2000 and the CUSTOMER
will share equally any benefit. Any significant changes in the CUSTOMER’S business that affect these targets or D2000’s performance during the quarter will be taken into consideration in the QUARTERLY RECONCILIATION and could result in a
restatement of these targets earlier than the annual review. 
 FACILITY FIXED CHARGE.
Monthly cost of Rent, Property Taxes, CAM and Insurance on the FACILITIES set forth in Appendix A shall be allocated evenly over the number of pallet spaces available in the FACILITIES and defined in Appendix A and multiplied by the minimum
pallet commitment set forth on Appendix A. If on the 15th of the
month, CUSTOMER is using more pallet spaces than the Minimum Pallet Commitment, these additional pallets will be billed at the FACILITY 

  

			
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FIXED CHARGE rate. If the CUSTOMER is using less than the Minimum Pallet Commitment the CUSTOMER will be billed as set forth on Appendix A. 

OTHER FIXED CHARGES. Monthly cost of warehouse capital amortization, material handling equipment leases, warehouse
management compensation, CUSTOMER service compensation (excluding the CUSTOMER Service Manager as detailed below) and other warehouse operations expenses as set forth in Appendix A. These costs will be allocated and billed proportionately based upon
the number of CUSTOMER orders shipped during the month versus the total number of orders shipped from the FACILITIES. 
 CUSTOMER SERVICE MANAGER COMPENSATION. CUSTOMER may require D2000 to employ a Customer Service Manager (CSM) to oversee the Customer Service Department at D2000 and take responsibility
for the Order Entry and Customer Service Management functions currently handled by CUSTOMER. D2000 will provide, at no additional charge, adequate office space, supplies and Internet access to perform these functions. Compensation for the CSM, as
defined in Appendix A, will be paid monthly by[***]         If the percent of CUSTOMER’S business (defined as CUSTOMER orders shipped during the quarter to total orders shipped), falls below [***]
percent         ([***]
%) then the compensation rate will no longer be the sole responsibility of the CUSTOMER but will be prorated based on [***]. 
 EXTRA SERVICES. Charges for services other than ordinary handling (i.e., operating during other than usual business hours) incurred at the special request of the CUSTOMER (“Extra
Services”) MUST be approved in writing by the CUSTOMER prior to the service being performed and will be billed at the rates set forth in Appendix A. 
 SUPPLIES. Any items purchased by D2000 to perform CUSTOMER’S business including but not limited to, Pallets, Shrink Wrap, Tape, Banding, etc will be invoiced to CUSTOMER at cost
plus a[***]% handling fee. CUSTOMER has the option to purchase and/or pay supplier directly to avoid paying D2000 the handling fee. 
 PALLET
COMMITMENT. For the term of the contract, CUSTOMER will commit to a monthly pallet minimum of [***]. 
 ROLLING PALLET FORECAST.
Quarterly, CUSTOMER will provide D2000 with a rolling pallet forecast [***] 

                       
     . D2000 guarantees that they will make available to the CUSTOMER the greater of [***]     pallets or [***]% of the forecast (MAX PALLET LEVEL). If D2000 does not have enough available spaces, D2000 must find comparable storage
and must compensate CUSTOMER for any additional costs incurred by the CUSTOMER to store these pallets outside of the FACILITY. If CUSTOMER’S pallet requirements exceed the MAX PALLET LEVEL, D2000 will provide CUSTOMER access to any available
open pallet spaces but is not obligated under this Agreement to guarantee storage for these pallets if open spaces are not available in the FACILITY. 
 GAIN SHARING BONUS. Annually, Parties will mutually develop Supply Chain/Operational Improvement and Cost Savings projects for the upcoming fiscal year. These projects, detailed on Appendix C, will be
jointly supervised by the Parties and led by the Operations Manager at D2000. The GAIN SHARING PROJECTS contain measureable savings and/or productivity targets agreed to by Parties for D2000 to achieve and to be eligible for the GAIN SHARING BONUS.
The GAIN SHARING BONUS allocates any measureable savings [***]                         once the projects targets are met. D2000
will submit monthly status reports and project milestones will be reviewed as part of the QUARTERLY RECONCILIATION. CUSTOMER has the right at its sole discretion and expense, to utilize its employees or outside consultants to aid D2000 in achieving
these targets. Any costs for this assistance shall be deducted from any savings prior to the GAIN SHARING BONUS calculation. If CUSTOMER feels that measureable progress is not being made by D2000 toward meeting the GAIN SHARING PROJECTS targets,
CUSTOMER may upon giving[***]        ) days’ written notice identifying specifically the basis for such notice, terminate this BONUS and immediately change the CSM compensation charge to a prorated basis
as defined above. 
 CHANGES IN STANDARD OPERATING PROCEDURES. D2000 shall provide at least [***] days prior written notice to the Director of Customer Service and Logistics of its intent to modify a Standard Operating
Procedure impacting cost or productivity prior to implementing any changes. CUSTOMER may object to any such proposed modification by delivering written notice of such objection within [***] days of receipt of notice of the proposed modification. If CUSTOMER does not object to such proposed modification as
provided herein, CUSTOMER will be deemed to have consented to such modification 
 FACILITIES. D2000 shall receive, store and ship
CUSTOMER’S goods at its FACILITIES as set forth on Appendix B; or at such other FACILITIES as CUSTOMER and D2000 shall mutually agree. D2000 represents and warrants that D2000 shall for the term of this Agreement solely operate the FACILITIES
and all equipment located in the FACILITIES. D2000 agrees to provide CUSTOMER with 

  

			
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[***]
days’ prior written notice of any change in the FACILITIES used to receive, store and ship CUSTOMER’S goods, during which [***] -day period CUSTOMER shall have the right to audit the FACILITIES and to either affirm or rescind this
Agreement. 
 DELIVERY AND RELEASE OF GOODS. CUSTOMER shall deliver the goods to the FACILITIES, properly marked and packaged for handling.
At or prior to delivery of the goods, CUSTOMER shall furnish a manifest showing the goods to be tendered for storage, with any instructions concerning storage, services, accounting, segregation or any other requirements relating to the goods.
CUSTOMER shall provide D2000 with written instructions concerning the release or other disposition of goods. 
 LIABILITY. D2000 shall be
liable for loss of or injury to the goods while under its care, custody and control when caused by its failure to exercise such care in regard to them as a reasonably careful man would exercise under like circumstances. Merchandise shortages shall
be less than [***] % of the cost of merchandise received by the D2000. D2000 shall be liable for any merchandise shortage in excess of [***] % of the cost of merchandise received, such shortage determined by periodic physical inventory(s) and cycle
counts. Liability will be limited to the lesser of the[***]. 
 LIABILITY FOR MISSHIPMENT. D2000 shall be liable for reasonable
transportation charges incurred to return misshipped goods to the warehouse. 
 NOTICE OF CLAIMS. (a) Claims by the CUSTOMER and all
other persons must be presented in writing to the D2000 within a reasonable time, and in no event longer than either [***] days after delivery of the goods by the D2000 or [***] days after the CUSTOMER of record or the last known holder of a
negotiable warehouse receipt is notified by the D2000 that loss, damage and/or destruction to part or all of the goods has occurred, whichever time is shorter. 
 (b) No action may be maintained by the CUSTOMER or others against D2000 for loss or injury to the goods stored unless timely written claim has been given as provided in paragraph (a) of this
section and unless such action is commenced either within [***]     months after date of delivery by D2000 or within [***]     months after CUSTOMER of record or the last known holder of a negotiable warehouse
receipt is notified that loss, damage and/or destruction to part of all of the goods has occurred, whichever time is shorter. 
 (c) When
goods have not been delivered, notice may be given of known loss, damage and/or destruction to the goods by any commercially reasonable means of communications to the CUSTOMER of record or to the last known holder of a negotiable warehouse receipt.
If notice is given by D2000 time limitation for presentation of claim in writing and maintaining of action after notice begins on the date of mailing of such notice by D2000. 
 INSURANCE. D2000 shall maintain commercial general liability insurance, with limits of not less than $[***]         combined single limit,
$[***]         aggregate, for bodily injury or death to any person or persons and loss or damage to any property. Such insurance shall be written by an insurance carrier rated “A” or better by
Best’s Guide Insurance Rating. D2000 shall furnish CUSTOMER with a certificate of insurance evidencing the above coverage and evidencing CUSTOMER, its agents and employees as additional insured. 

BILLING AND PAYMENT. D2000 shall bill CUSTOMER at the end of each month for all charges due and owed under this Agreement for the prior month.
Claims for loss or damage to goods shall not be deducted from invoices, but shall be handled separately. 
 PAYMENT TERMS.
Unless otherwise agreed upon in writing, terms shall
be[***]%,[***] days, net[***] days after receipt of invoice. 
 INDEPENDENT OPERATOR. D2000 shall act as an independent owner/operator under this Agreement. It shall perform its obligations under this Agreement using its own employees or agents. It shall decide on
the manner and means of accomplishing those obligations and shall direct, control and supervise its employees. It shall comply with all payroll tax, withholding, social security, unemployment and related employer obligations. D2000 shall not hold
itself out as an agent of CUSTOMER, and D2000 shall have no authority to act on behalf of CUSTOMER except to the extent necessary to accomplish its obligations under this Agreement. 
 TITLE. D2000 shall not permit any lien or other encumbrance to be placed against the goods while they are in D2000’s possession. Title to the goods shall remain with CUSTOMER. On goods in
D2000’S possession it shall have a general D2000’s lien for any unpaid charges, which lien is released by delivering the goods and/or payment of the charges. 
 FORCE MAJEURE. Neither party shall be liable to the other for failure to perform its obligations under this Agreement if prevented 

  

			
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from doing so because of an act of God, strikes, fire, flood, war, civil disturbance, and interference by civil or military authority or other causes beyond the reasonable control of the party.
Upon the occurrence of such an event the party seeking to rely on this provision shall promptly give written notice to the other party of the nature and consequences of the cause. If the cause is one which nevertheless requires D2000 to continue to
protect the goods the CUSTOMER agrees to pay the storage or similar charges associated with the D2000’S obligation during the continuance of the force majeure. 
 INDEMNIFICATION. D2000 shall indemnify, defend, and hold harmless CUSTOMER, along with its employees, dealers, distributors, affiliates, and other agents (collectively, the "Indemnities") from and
against any claim asserted by any third party arising out of any negligent action or omission by D2000 in connection with this Agreement. 

INVENTORIES. One annual physical inventory of all CUSTOMERS goods shall be conducted by D2000 utilizing a blind double count methodology and at a
date agreed upon by the parties. The cost of this physical inventory is considered part of the[***] 

                          
                                         
                                         
                    . A full written report of the inventory shall be promptly given to CUSTOMER. D2000 will take such additional physical inventories
as requested by CUSTOMER, at CUSTOMER’S expense and billed at the hourly SPECIAL SERVICES rate. Representatives of CUSTOMER may be present during any inventory count or inspection. 
 AUDIT OF RECORDS. D2000 shall keep and maintain for a period of[***]         years after the expiration or termination of this Agreement, supporting data as
CUSTOMER may reasonably require for it to verify disposition of inventory and the computation of all amounts invoiced. CUSTOMER has the right during business hours and upon reasonable notice, to inspect the goods and to examine D2000’s books,
records and accounts pertaining to operations under this Agreement. 
 ASSIGNMENT. This Agreement shall be binding upon and be for the
benefit of the Parties and their legal representatives, successors, and assigns. Neither party may assign this Agreement without the prior written consent of the other; provided, that notwithstanding the foregoing, either Party may assign
this Agreement without such consent to the purchaser of all or substantially all of such Party’s business and assets, and may otherwise assign this Agreement by operation of law to any successor of such Party due to merger or reorganization.

 TERMINATION. D2000 may terminate this Agreement after 12 months from its commencement and upon one hundred eighty (180) days’
written notice. D2000 has the option of relocating CUSTOMER or reimbursing CUSTOMER for all relocation costs to move its inventory to another warehouse within the Chicago Metro Area. These relocation costs shall include but not be limited to freight
and handling costs. CUSTOMER will provide D2000 a detail of these costs within thirty (30) days after completion of the move. The relocation costs are not to exceed twelve (12) months fixed cost charge discounted at CUSTOMER’S cost of
capital as set forth on Appendix A 
 CUSTOMER may terminate this Agreement after twelve (12) months from its commencement and upon one
hundred eighty (180) days’ written notice. CUSTOMER will pay D2000 within thirty (30) days of the Agreement’s termination, the lesser of twelve (12) months of the FACILITY FIXED CHARGE times the PALLET COMMITMENT discounted
at the prime rate, as reported by the Wall Street Journal’s bank survey on the date of notification plus 2% (Cost of Capital) or the FACILITY FIXED CHARGE for the remaining months of the term times the PALLET COMMITMENT of the Agreement
discounted at the cost of capital defined above. 
 TERMINATION FOR BREACH. D2000 may terminate this Agreement, without any termination fee
to CUSTOMER, upon ninety (90) days’ written notice if CUSTOMER (i) fails to make any payment due under this Agreement and such nonpayment continues 30 days after written notice from D2000 or (ii) fails to perform any other
obligation under this Agreement and such failure continues thirty (30) days after written notice from D2000. 
 CUSTOMER may terminate this
Agreement, without any termination fee to D2000, upon giving thirty (30) days’ written notice identifying specifically the basis for such notice for breach of a material term or condition of this Agreement, provided that D2000 shall not
have cured such breach within the thirty (30) day period; and provided further that a termination for contamination, infestation or adulteration of goods shall be immediate (i.e., without cure period), if such contamination, infestation or
adulteration occurred as a result of D2000’s failure to store and maintain CUSTOMERS goods in accordance with prevailing industry standards and practices. 
 TERMINATION FOR INSOLVENCY. Either Party hereto may terminate this Agreement effective immediately upon written notice to the other party if the other party or payment of a termination fee:
(i) files a voluntary petition in bankruptcy or has an involuntary bankruptcy petition filed against it, which is not dismissed within ninety (90) days after its institution, (ii) is adjudged as bankrupt, (iii) becomes insolvent,
(iv) has a receiver, trustee, conservator or liquidator appointed for all or a substantial part of its assets, (v) 

  

			
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ceases to do business, (vi) commences any dissolution, liquidation or winding up, or (vii) makes an assignment of its assets for the benefit of its creditors. 

NOTICES. All notices shall be made in writing and may be given by personal delivery, via overnight courier requiring a signature for delivery, or by
certified or registered mail, return receipt requested. Notices sent by mail should be addressed as follows: 
  

			
	 CUSTOMER:
	  	Annie’s, Inc.
		  	564 Gateway Drive
		  	Napa, CA 94558
		  	Attn: Steven Jackson, COO
		  	With copy to: Larry Waldman, VP Operations
		
	 D2000:
	  	Distribution 2000, Inc.
		  	505 Crossroads Parkway, Suite A
		  	Bolingbrook, IL 60440
		  	Attn: Marc A Risser, President

 AMENDMENTS. No modification or amendment of this Agreement shall be effective unless in writing and executed by the
signatories or officers of the Parties. 
 GOVERING LAW AND VENUE. This Agreement shall be governed by, and any dispute arising hereunder
shall be determined in accordance with, the laws of State of California, without giving effect to conflict of laws principles. The Parties hereto irrevocably submit to the jurisdiction and venue of the state and federal courts sitting in San
Francisco, California. 
 PARTIAL INVALIDITY. If any provision hereof is found invalid or unenforceable pursuant to a final judicial decree
or decision, the remainder of this Agreement will remain valid and enforceable according to these terms. 
 WAIVER. The failure of either
Party to assert any of its rights under this Agreement shall not be deemed to constitute a waiver of that Party’s right thereafter to enforce each and every provision of this Agreement in accordance with its terms 

 

									
	CUSTOMER:	 		 	
			
	ANNIE’S, INC.	 		 	Distribution 2000, Inc.
					
	By:	 	/s/ Steven A. Jackson	 		 	By:	 	/s/ Marc A. Risser
		 	Steven A. Jackson	 		 	Print Name:    Marc A. Risser
		 	Chief Operating Officer	 		 	Print Title:        President

  

			
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 Appendix A 
 Rate of Storage, Handling and Extra Services Charge 
  

																	
	Description	 	  	 	 	Unit of Measure	 	  	 	Calculation/Explanation	 	  	 	Rate	  	  
	 In Charge
	 	 	[***]	  	 		 	[***]	 		 		 	$[***]	  	
								
	 Out Charge
	 	 	[***]	  	 		 	[***]	 		 		 	$[***]	  	
								
	 Partial Pallet Picking
	 	 	[***]	  	 		 	[***]	 		 		 	$[***]	  	
		 				 		 	[***]	 		 		 		  	
								
	 UCC 128 Case Labeling
	 	 	[***]	  	 		 	[***]	 		 		 	$[***]	  	
								
	 Facility Fixed Charge
	 	 	[***]	  	 		 	[***]	 		 		 	$[***]	  	
								
	 Other Fixed Charge
	 	 	[***]	  	 		 	[***]	 		 		 		  	
								
	 Customer Service Manager
	 	 	[***]	  	 		 		 		 		 		  	
								
	 Supplies
	 	 	[***]	  	 		 		 		 		 		  	
								
	 Additional Labor
	 	 	[***]	  	 		 		 		 		 		  	
								
	 Reports
	 	 	[***]	  	 		 		 		 		 		  	
								
	 Annual Physical Inventory
	 	 	[***]	  	 	 	 	 	 	 	 	 	 	 	  	 
								
		 				 		 		 		 		 		  	
	Description	 	  	 	 	Costs Included	 	  	 	Annual Costs	 	  	 	 	  	 
	 Facility Fixed Charge
	 	 	[***]	  	 		 		 	$[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	Total	 		 	$[***]	 		 		  	
		 	 	Per Pallet	 		 	$[***]	 		 		  	
								
	 Other Fixed Charge
	 	 	[***]	  	 		 		 	$[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
		 	 	[***]	  	 		 		 	[***]	 		 		  	
							
	 	 	 	Total	 	 	 	$[***]	 	 	 		  	

 UPCHARGE RATE 
  

													
	 	  	        Annie’s Percent of D2000 Gross 
Billings         	 
	 Twelve Month Rolling Gross Billings
	  	65% or Greater	 	  	50-65%	 	  	Under 50%	 
	 Up to $1.5 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  
	 $1.5 MM to $2.0 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  
	 Greater than $2.0 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  

  

			
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Appendix B 
  

							
	 FACILITIES
	 	 	 	 PALLETS
	  	 
				
	 505 Crossroads Parkway
	 		 	  [***]	  	
				
	 Bolingbrook, IL
	 		 		  	

  
  
 PERFORMANCE AND PRODUCTIVITY TARGETS 
  

							
	Task	  	Target	  	  	  	 
				
	 Partial Pallet Picking
	  	[***] cs/hr	  		  	
				
	 Case Labeling
	  	[***] cs/hr	  		  	
				
	 Receiving
	  	[***] Pallets/hr	  		  	
				
	 Loading/Shipping
	  	[***] Pallets/hr	  		  	
				
	 Pallets Handled (Raymonds)
	  	[***] Pallets/hr	  	 	  	

  

							
	Labor Rates	  	Fully Loaded Rate	 	Overtime Rate	  	 
				
	 Receiving
	  	$ [***]	 	$ [***]	  	
				
	 Shipping/Loading
	  	$ [***]	 	$ [***]	  	
				
	 Picking/Labeling
	  	$ [***]	 	$ [***]	  	
				
	 Raymond Operator
	  	$ [***]	 	$ [***]	  	
				
	 General Labor
	  	$ [***]	 	$ [***]	  	

 QUARTERLY PALLET
FORECAST                 
  

																			
	Quarter	 	  	 	  	 Minimum
Pallet
 Commitment
	  	  	 	  	Quarterly Pallet Forecast	  	  	 	  	Max Pallet Level
							
	 1st Quarter Year 1
	 	 	[***]	  	  	Pallets	  	 	[***]	  	  	Pallets	  	 	[***]	  	  	Pallets
							
	 2nd Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 
							
	 3rd Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 
							
	 4th Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 

  

			
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	Appendix C	  	Gain Sharing Projects	  	 

  

					
	 Project Description
	 	  	  	Target Savings
			
	Target retail compliance	 		  	$ [***] Annually
			
	Order allocation, wave management and pick capabilities integration	 		  	TBD
			
	 Inbound co-packer pre-receipt program

(warehouse stock transfer EDI 943)
	 		  	TBD
			
	I/B & O/B scheduler with capacity and Workforce resource planning	 		  	TBD

  

			
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 Confidential information redacted and filed separately with the Commission. 

Omitted portions indicated by [***] 
 Amendment to Warehousing of Goods Agreement 
 This Amendment (the
“Amendment”) is made and entered into as of January 23, 2009 by and between Annie’s, Inc. (the “CUSTOMER”), and Distribution 2000, Inc. (“D2000”) (collectively the “PARTIES”) and amends, as set forth
below, that certain Warehousing of Goods Agreement by and between the CUSTOMER and D2000 dated January 2, 2009 (the “Agreement”). 
 All capitalized terms used, but not otherwise defined herein shall have the meanings ascribed to them in the Agreement. 
 WHEREAS, the CUSTOMER and D2000 desire to amend the Agreement as provided herein; 

NOW, THEREFORE, in consideration of the covenants and agreements herein contained, and for such other valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the PARTIES hereto agree as follows: 
 1.      The third and
fourth sentences in the Provision in the Agreement entitled “CUSTOMER SERVICE MANAGER COMPENSATION” are hereby replaced with the following amended language as set forth below. This amended language supersedes any contradictory
language in the Agreement. 
 Compensation for the CSM, as defined in Appendix A, will be paid monthly by
            [***] 
 .If the percent of
CUSTOMER’S business (defined as CUSTOMER orders shipped during the quarter to total orders shipped), falls below             [***]. 

2.      The Provision in the Agreement entitled “INDEPENDENT OPERATOR” is hereby amended by adding the
following paragraph. This amended language supersedes any contradictory language in the Agreement. 
 D2000 and CUSTOMER further agree that
nothing in this Agreement nor the services rendered hereunder is meant, or shall be construed in any way or manner, to create between the PARTIES a relationship of joint employer, employer and employee, principal and agent, partners or any other
relationship (collectively “Excluded Relationships”) other than that of independent entities contracting with each other solely for the purposes of carrying out the requirements of this Agreement. D2000 further agrees that if the CUSTOMER
becomes liable or obligated to pay any awards, damages, fines, fees, penalties or other similar costs under any Excluded Relationship theory, D2000 shall indemnify and hold the CUSTOMER harmless for any such liability. 

The CUSTOMER and D2000 acknowledge, agree and confirm that the Agreement shall remain in full force in effect in accordance with its terms, except as
specifically modified herein. 
 * * * Remainder of Page Intentionally Blank * * * 

  

			
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 IN WITNESS WHEREOF, the parties hereto have executed and delivered this Agreement under seal
as of the date first above written. 
  

									
	CUSTOMER:	 		 	
			
	ANNIE’S, INC.	 		 	Distribution 2000, Inc.
					
	By:	 	/s/ Steven A. Jackson	 		 	By:	 	/s/ Marc A. Risser
		 	     Steven A. Jackson	 		 	Print Name:    Marc A. Risser
		 	     Chief Operating Officer	 		 	Print Title:       President

  

			
		 	Confidential Treatment Requested

 Confidential information redacted and filed separately with the Commission. 

Omitted portions indicated by [***] 
 Amendment to Warehousing of Goods Agreement 
 This Amendment (the
“Amendment”) is made and entered into as of July 1, 2009 by and between Annie’s, Inc. (the "CUSTOMER"), and Distribution 2000, Inc. (“D2000”) (collectively the “PARTIES”) and amends, as set forth below, that
certain Warehousing of Goods Agreement by and between the CUSTOMER and D2000 dated January 2, 2009, as amended as of January 23, 2009 (the “Agreement”). 
 All capitalized terms used, but not otherwise defined herein shall have the meanings ascribed to them in the Agreement. 
 WHEREAS, the CUSTOMER and D2000 desire to amend the Agreement as provided herein; 

NOW, THEREFORE, in consideration of the covenants and agreements herein contained, and for such other valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the PARTIES hereto agree as follows: 
  

	1.	In the “RATE DEFINITIONS” section: 

 a. under “OTHER FIXED CHARGES,” the second sentence is hereby deleted in its entirety and the following inserted in place thereof: 

“These costs will be allocated and billed as set forth on Appendix A.” 

b. under “CUSTOMER SERVICE MANAGER COMPENSATION,” the parenthetical in the fourth sentence is hereby deleted in its entirety
and the following inserted in place thereof: 
 “(defined as Net Percent Allocation of Other Fixed Charges to
Customer)” 
  

	2.	Appendix A is hereby deleted in its entirety and the attached new Appendix A is inserted in place thereof. 

 

	3.	Appendix B is hereby deleted in its entirety and the attached new Appendix B is inserted in place thereof. 

The CUSTOMER and D2000 acknowledge, agree and confirm that the Agreement shall remain in full force in effect in accordance with its terms, except as
specifically modified herein. 
 IN WITNESS WHEREOF, the parties hereto have executed and delivered this Agreement under seal as
of the date first above written. 
  

									
	CUSTOMER:	 		 	
			
	ANNIE’S, INC.	 		 	Distribution 2000, Inc.
					
	By:	 	    /s/ Steven A. Jackson	 		 	By:	 	    /s/ Marc A. Risser
		 	    Steven A. Jackson	 		 	Print Name:    Marc A. Risser
		 	    Chief Operating Officer	 		 	Print Title:       President

  

			
		 	Confidential Treatment Requested

 Appendix A 
 Rate of Storage, Handling and Extra Services Charge 
  

									
	Description	  	        Unit of Measure	  	        Calculation/Explanation	  	Rate
				
	 In Charge
	  	[***]	  	[***]	  	$ [***]
					
	 Out Charge
	  	[***]	  	[***]	  		  	$ [***]
					
	 Partial Pallet Picking
	  	[***]	  	[***]	  		  	$ [***]
					
	 Full Pallet Case Labeling
	  	[***]	  	[***]	  		  	$ [***]
					
	 Facility Fixed Charge
	  	[***]	  	[***]	  		  	$ [***]
					
	 Other Fixed Charge
	  	[***]	  	[***]	  		  	
					
	 Customer Service Manager
	  	[***]	  		  		  	
					
	 Supplies
	  	[***]	  		  		  	
					
	 Additional Labor
	  	[***]	  		  		  	
					
	 Reports
	  	[***]	  		  		  	
					
	 Annual Physical Inventory
	  	[***]	  	 	  	 	  	 
					
		  		  	 	  	 	  	
	Description	  	Costs Included	  	Annual
Costs                	  	 
	 Facility Fixed Charge
	  	[***]	  		  	$ [***]	  	
		  	[***]	  		  	   [***]	  	
		  	[***]	  		  	   [***]	  	
		  	[***]	  		  	   [***]	  	
		  	[***]	  		  	[***]	  	
		  	Total	  		  	$ [***]	  	
	 	  	Per Pallet	  	 	  	$ [***]	  	
					
	 	  	 	  	 	  	 	  	 
	 Other Fixed Charge
  
	  	  	  	 Old Rate

 
	  	 New Rate

 
	  	 Allocation Method

 

					
		  	Material Handling Eq.	  	$ [***]	  	$ [***]	  	[***]
		  	Exp	  		  		  	
		  	Warehouse Mgr Salary	  	[***]	  	[***]	  	[***]
		  	Warehouse Supr Salary	  	[***]	  	[***]	  	[***]
		  		  		  		  	[***]
		  	Customer Service Staff	  	[***]	  	[***]	  	[***]
		  	Order Checker	  	[***]	  	[***]	  	[***]
		  	Receiver	  	[***]	  	[***]	  	[***]
		  	Cycle Counter	  	[***]	  	[***]	  	[***]
		  		  		  		  	[***]
		  	Shipping Clerk	  		  	[***]	  	[***]
		  	Utilities	  	[***]	  	[***]	  	[***]
		  		  		  		  	[***]
		  	Misc. Maintenance Exp	  	[***]	  	[***]	  	[***]
		  		  		  		  	[***]
		  	WMS Lic Costs/IT Exp	  	[***]	  	[***]	  	[***]
		  	 Health Benefits – In/Out
	  		  	[***]	  	[***]

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 Appendix A 
  

									
		  	Health Benefits – Picking	  		  	[***]	  	[***]
		  	Health Benefits –	  		  	[***]	  	[***]
		  	Raymond	  		  		  	[***]
	 	  	Total	  	$         [***]	  	$         [***]	  	 

 UPCHARGE RATE 
  

													
	 	  	        Annie’s Percent of D2000 
Billings Excluding CSM and Supplies        	 
	 Twelve Month Rolling Gross Billings
	  	65% or Greater	 	  	50-65%	 	  	Under 50%	 
	 Up to $1.5 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  
	 $1.5 MM to $2.0 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  
	 Greater than $2.0 MM
	  	 	[***]%        	  	  	 	[***]%        	  	  	 	[***]%        	  

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 
Appendix B 
  

							
	 FACILITIES
	 	 	 	 PALLETS
	  	 
				
	 505 Crossroads Parkway
	 		 	  [***]	  	
				
	 Bolingbrook, IL
	 		 		  	

 PERFORMANCE AND PRODUCTIVITY TARGETS 

 

							
	Task	  	Old Target	  	New Target	  	 
				
	 Partial Pallet Picking
	  	[***] cs/hr	  	[***] cs/hr	  	
				
	 Full Pallet Case Labeling
	  	[***] cs/hr	  	[***] cs/hr	  	
				
	 Receiving
	  	[***] Pallets/hr	  	[***]	  	
				
	 Loading/Shipping
	  	[***] Pallets/hr	  	[***]	  	
				
	 Rec/Load/Ship
	  		  	[***] Pallets/Hr	  	
				
	 Pallets Handled (Raymond)
	  	[***] Pallets/hr	  	[***] Pallets/hr	  	
				
		  		  		  	
	Labor Rates	  	Old Rate	  	New Rate	  	 
				
	 Receiving
	  	$ [***]	  	   [***]	  	
				
	 Shipping/Loading
	  	$ [***]	  	   [***]	  	
				
	 Rec/Ship/Load
	  		  	$ [***]	  	
				
	 Picking/Labeling
	  	$ [***]	  	$ [***]	  	
				
	 Raymond Operator
	  	$ [***]	  	$ [***]	  	
				
	 General Labor
	  	$ [***]	  	$ [***]	  	

 Overtime Rate is equal to [***]% of Regular Hourly Rates as set forth above. All scheduled OT MUST be approved in advance by Customer.

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 Appendix B 
 QUARTERLY PALLET FORECAST                 

 

																			
	Quarter	 	  	 	  	 Minimum
Pallet
 Commitment
	  	  	 	  	Quarterly Pallet Forecast	  	  	 	  	Max Pallet Level
							
	   1st Quarter Year 1
	 	 	[***]	  	  	Pallets	  	 	[***]	  	  	Pallets	  	 	[***]	  	  	Pallets
							
	   2nd Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 
							
	   3rd Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 
							
	   4th Quarter
	 	 	[***]	  	  	 	  	 	[***]	  	  	 	  	 	[***]	  	  	 

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 
Confidential information redacted and filed separately with the Commission. 

Omitted portions indicated by [***] 
 Amendment to Warehousing of Goods Agreement 
 This Amendment (the
“Amendment”) is made and entered into as of April 1, 2010 by and between Annie’s, Inc. (the “CUSTOMER”), and Distribution 2000, Inc. (“D2000”) (collectively the “PARTIES”) and amends, as set forth
below, that certain Warehousing of Goods Agreement by and between the CUSTOMER and D2000 dated January 2, 2009, as amended as of January 23, 2009 (the “Agreement”). 

All capitalized terms used, but not otherwise defined herein shall have the meanings ascribed to them in the Agreement. 

WHEREAS, the CUSTOMER and D2000 desire to amend the Agreement as provided herein; 

NOW, THEREFORE, in consideration of the covenants and agreements herein contained, and for such other valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the PARTIES hereto agree as follows: 
 1.       Appendix A is
hereby deleted in its entirety and the attached new Appendix A is inserted in place thereof. 
 2.       Appendix
B is hereby deleted in its entirety and the attached new Appendix B is inserted in place thereof. 
 The CUSTOMER and D2000
acknowledge, agree and confirm that the Agreement shall remain in full force in effect in accordance with its terms, except as specifically modified herein. 
 IN WITNESS WHEREOF, the parties hereto have executed and delivered this Agreement under seal as of the date first above written. CUSTOMER: 

 

											
	ANNIE’S, INC.	 		 	Distribution 2000, Inc.
					
	By:	 	/s/ Steven A. Jackson	 		 	By:	 	/s/ Marc A. Risser
		 	Steven A. Jackson	 		 	Print Name:	 	Marc A. Risser
		 	Chief Operating Officer	 		 	Print Title:	 	President

  

			
		 	Confidential Treatment Requested

 Appendix A 

Rate of Storage, Handling and Extra Services Charge 
  

							
	
Description
	  	            Unit of 
Measure            	  	               
         Calculation/Explanation                    	  	Rate
	  

	   in Charge
	  	[***]	  	[***]	  	$[***]    
				
	   Out Charge
	  	[***]	  	[***]	  	$[***]    
				
	   Partial Pallet Picking
	  	[***]	  	[***]	  	$[***]    
	   Full Pallet Case Label
	  	[***]	  	[***]	  	$[***]    
	   Facility Fixed Charge
	  	[***]	  	[***]	  	$[***]    
	   Other Fixed Charge
	  	[***]	  	[***]	  	
	   Customer Service Manager
	  	[***]	  		  	
	   Supplies
	  	[***]	  		  	
	   Additional Labor
	  	[***]	  		  	
	   Reports
	  	[***]	  		  	
	  
  
   Annual Physical inventory
	  	[***]	  		  	
	  

  

							
	Description	  	Costs Included	  	    Annual Costs	 
	  
	 
	 Facility Fixed Charge
	  	[***]	  	 	$     [***]	  
		  	[***]	  	  
	 [***]
	   

		  	[***]	  	  
	 [***]
	   

		  	[***]	  	 	[***]	  
		  	[***]	  	 	[***]	  
		  	Total	  	 	$     [***]	  
		  	Per Pallet	  	 	$     [***]	  

  

													
	    Other Fixed Charge

	  	Year 1
Rate	 	  	Year 2
Rate	 	  	Allocation Method

	 
	 Material Handling Eq. Exp
	  	 	$     [***]	  	  	 	$     [***]	  	  	 	[***]	  
	 Warehouse Mgr Salary
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Warehouse Supr Salary
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Customer Service Staff
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Order Checker
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Receiver
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Cycle Counter (Incl Raymond Time)
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Shipping Clerk
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Utilities
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Misc. Maintenance Exp
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 WMS Lic Costs/IT Exp
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Health Benefits – in/Out
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Health Benefits – Picking
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Health Benefits – Raymond
	  	 	[***]	  	  	 	[***]	  	  	 	[***]	  
	 Health Benefits – Other Fixed
	  				  	 	[***]	  	  	 	[***]	  
	 Total
	  	 	$     [***]	  	  	 	$     [***]	  	  	 	[***]	  
	  
	 

     UPCHARGE RATE 

  

			
		 	Confidential Treatment Requested

 Appendix A 
  

							
	 	  	 Annie’s Percent of D2000 Billings Excluding
CSM and Supples

	Twelve Month Rolling Gross Billings	  	65% or Greater	  	50-65%	  	Under 50%
	  
	  	  
	  	  
	  	  

				
	 Up to $1-5 MM
	  	   [***],%	  	  [***],%	  	   [***]%
	 $1.5 MM to $2.0 MM
	  	    [***]%	  	[***]%	  	[***]%
	 Greater than $2.0 MM
	  	[***]%	  	[***]%	  	[***]%

  

  

			
		 	Confidential Treatment Requested

 Appendix B 
  

					
	
FACILITIES                      
          
	  	 PALLETS
	  	 
			
	 505 Crossroads Parkway
	  	[***]	  	
			
	 Bolingbrook, IL
	  		  	

 PERFORMANCE AND PRODUCTIVITY TARGETS 

 

									
	Task	    	
Year 1
	    	 Year
2

					
	 	    	Guarantee	    	Target	    	Guarantee	    	Target
	 
					
	   Partial Pallet Picking
	    	[***] cs/hr	    	[***] cs/hr	    	[***] cs/hr	    	[***] cs/hr
					
	   Full Pallet Case Labeling
	    	[***] cs/hr	    	[***] cs/hr	    	[***] cs/hr	    	[***] cs/hr
					
	   Rec/Load/Ship
	    	[***] Pallets/Hr	    	[***] Pallets/Hr	    	[***] Pallets/Hr	    	[***] Pallets/Hr
					
	   Pallets Handled (Raymond)
	    	[***] Pallets/hr	    	[***] Pallets/hr	    	[***] Pallets/hr	    	[***] Pallets/hr
	  
	    	  
	    	  
	    	  
	    	  

 Billing Rates in Appendix A have been set at the Guaranteed Rate. Actual Performance will be reviewed quarterly and if
appropriate, billings will be adjusted up to the target rate prior to the allocation of any gain sharing. 
  

					
	Labor Rates	  	Year 1 Rate	  	Year 2 Rate
			
	   Rec/Ship/Load
	  	$ [***]	  	$ [***]
			
	   Picking/Labeling
	  	$ [***]	  	$ [***]
			
	   Raymond Operator
	  	$ [***]	  	$ [***]
			
	   General Labor
	  	$ [***]	  	$ [***]
	 

 Overtime Rate is equal to [***]% of Regular Hourly Rates as set forth above. All scheduled OT MUST be approved in
advance by Customer. 
 QUARTERLY PALLET FORECAST 

 

							
	Quarter	  	Minimum Pallet
Commitment	  	Quarterly Pallet
Forecast	  	 Max Pallet

Level

	  1st Quarter Year 2	  	[***]  Pallets	  	[***]  Pallets	  	[***]  Pallets
	 
	  2nd Quarter	  	[***]	  	[***]	  	[***]
	 
	  3rd Quarter	  	[***]	  	[***]	  	[***]
	 
	  4th Quarter	  	[***]	  	[***]	  	[***]
	 

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 
Confidential information redacted and filed separately with the Commission. 

Omitted portions indicated by [***] 
 Amendment to Warehousing of Goods Agreement 
   This Amendment
(the “Amendment”) is made and entered into as of July 1, 2011 by and between Annie’s, Inc. (the “CUSTOMER”), and Distribution 2000, Inc. (“D2000”) (collectively the “PARTIES”) and amends, as set
forth below, that certain Warehousing of Goods Agreement by and between the CUSTOMER and D2000 dated January 2, 2009, as amended as of January 23, 2009 (the “Agreement”). 

  All capitalized terms used, but not otherwise defined herein shall have the meanings ascribed to them in the Agreement.

   WHEREAS, the CUSTOMER and D2000 desire to amend the Agreement as provided herein; 

  NOW, THEREFORE, in consideration of the covenants and agreements herein contained, and for such other valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the PARTIES hereto agree as follows: 

1.        Appendix A is hereby deleted in its entirety and the attached new Appendix A is inserted in place
thereof. 
 2.        Appendix B is hereby deleted in its entirety and the attached new Appendix B is
inserted in place thereof. 
 The CUSTOMER and D2000 acknowledge, agree and confirm that the Agreement shall remain in full force in effect in
accordance with its terms, except as specifically modified herein. 
   IN WITNESS WHEREOF, the parties hereto have
executed and delivered this Agreement under seal as of the date first above written. 
  

											
	CUSTOMER:	 		 	
			
	ANNIE’S, INC.	 		 	Distribution 2000, Inc.
					
	By:	 	/s/ John Foraker	 		 	By:	 	/s/ Marc A. Risser
		 	     John Foraker	 		 	Print Name: Marc A. Risser
		 	     Chief Executive Officer	 		 	Print Title:   President

  

			
		 	Confidential Treatment Requested

 Appendix A 
 Rate of Storage, Handling and Extra Services Charge 
  

							
	Description	  	Unit of Measure	 	Calculation/Explanation	 	Rate
				
	 In Charge
	  	[***]	 	[***]
 [***]
	 	$[***]
				
	 Out Charge
	  	[***]	 	[***]
 [***]
	 	$[***]
				
	 Partial Pallet Picking
	  	[***]	 	[***]	 	$[***]
				
	 Facility Fixed Charge
	  	[***]	 	[***]	 	$[***]
				
	 Other Fixed Charge
	  	[***]	 	[***]	 	
				
	 Customer Service Manager
	  	[***]	 		 	
				
	 Supplies
	  	[***]	 		 	
				
	 Additional Labor
	  	[***]	 		 	
				
	 Reports
	  	[***]	 		 	
				
	 Annual Physical Inventory
	  	[***]	 	 	 	 

  

							
	Description	  	Costs Included	  	Annual Costs	 
	Facility Fixed Charge	  	Total
 Per
Pallet
	  	$
 $
	  
   
	[***] 

[***] 

  

													
	Other Fixed
Charge	  	  	  	Old Rate	 	  	New Rate	 	  	Allocation Method
		  	Material Handling Eq. Exp	  	 	$[***]	  	  	 	$[***]	  	  	    [***]
		  	Warehouse Mgr Salary	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Warehouse Supr Salary	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Customer Service Staff	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Order Checker	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Receiver	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Cycle Counter	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Shipping Clerk	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Warehouse Order Clerk	  				  	 	[***]	  	  	    [***]
		  	Utilities	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Misc. Maintenance Exp	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	WMS Lic Costs/IT Exp	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Health Benefits – In/Out	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Health Benefits – Picking	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Health Benefits – Raymond	  	 	[***]	  	  	 	[***]	  	  	    [***]
		  	Health Benefits – Other	  				  	 	[***]	  	  	    [***]
					
	 	  	Total	  	 	$[***]	  	  	 	$[***]	  	  	 

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 
Appendix A  
 UPCHARGE RATE 

 

							
	 	  	
  Annie’s Percent of D2000 Billings Excluding CSM and 
Supples

	 Twelve Month Rolling Gross Billings
	  	 65% or Greater
	  	 50-65%
	  	 Under 50%

	 Up to $1.5 MM
	  	    [***]%	  	  [***]%	  	    [***]%
	 $1.5 MM to $2.0 MM
	  	    [***]%	  	[***]%	  	  [***]%
	 Greater than $2.0 MM
	  	[***]%  	  	[***]%	  	[***]%

  

			
	Confidential Information Redacted	 	Confidential Treatment Requested

 Appendix B 
  

			
	 FACILITIES
	  	 PALLETS

		
	 505 Crossroads Parkway

 
 Bolingbrook, IL
	  	    [***]

 PERFORMANCE AND PRODUCTIVITY TARGETS 

 

					
	  
 Task
	  	Old Target	  	New Target
			
	 Partial Pallet Picking
	  	[***] cs/hr	  	[***] cs/hr
			
	 Rec/Load/Ship
	  	[***] Pallets/Hr	  	[***] Pallets/Hr
			
	 Pallets Handled (Raymond)
	  	[***] Pallets/hr	  	[***] Pallets/hr

  

					
	  
 Labor Rates
	  	Old Rate	  	New Rate
			
	 Rec/Ship/Load
	  	$ [***]	  	$ [***]
			
	 Picking/Labeling
	  	$ [***]	  	$ [***]
			
	 Raymond Operator
	  	$ [***]	  	$ [***]
			
	 General Labor
	  	$ [***]	  	$ [***]

 Overtime Rate is equal to [***]% of Regular Hourly Rates as set forth above. All scheduled OT MUST be approved in advance
by Customer. 
 QUARTERLY PALLET FORECAST 
  

													
	Quarter	 	Minimum Pallet
Commitment	  	Quarterly Pallet Forecast	  	Max Pallet Level
							
	   1st Quarter Year 1
	 	[***]	  	Pallets	  	[***]	  	Pallets	  	[***]	  	Pallets
	  
	 		  	  
	  		  	  
	  		  	  

							
	   2nd Quarter
	 	[***]	  		  	[***]	  		  	[***]	  	
	  
	 		  	  
	  		  	  
	  		  	  

							
	   3rd Quarter
	 	[***]	  		  	[***]	  		  	[***]	  	
	  
	 		  	  
	  		  	  
	  		  	  

							
	   4th Quarter
	 	[***]	  	 	  	[***]	  	 	  	[***]	  	 

  

			
	 Confidential Information Redacted
	  	Confidential Treatment Requested

  
 

 
 10/7/11 

VIA CERTIFIED MAIL 
 RETURN
RECEIPT REQUESTED 
 Distribution 2000, Inc. 
 505 Crossroads Parkway, Suite A 
 Bolingbrook, IL 60440 

Attn: Marc A. Risser, President 
  

	Re:	Notice of Non-Renewal: Warehousing of Goods Agreement dated January 2, 2009 

 Dear Marc: 
 Pursuant to the Warehousing of Goods Agreement (“Agreement”) dated
January 2, 2009, as amended, between Annie’s, Inc. and Distribution 2000, Inc., after the initial three year term of the Agreement, it "shall thereafter renew automatically each year for a period of one (1) year unless either Party
provides written notice of non-renewal to the other party at least ninety (90) days prior to the expiration of the then-current term." Whereas Annie’s, Inc. has also entered into a Warehousing of Goods Agreement dated September 30,
2011, and effective April 1, 2012, between Annie’s, Inc. and Distribution 2000, Inc., Annie’s, Inc. hereby provides notice of non-renewal of the Agreement upon expiration of its initial term on March 31, 2012. 

 

	
	Sincerely,
	
	/s/ Larry Waldman
	Larry Waldman
	Senior Vice President – Supply Chain and Operations
	Annie’s, Inc.

  

	cc:	J. Foraker 

 K. Kennedy

 Stephen L. Palmer, Esq. – K&L Gates LLP 

  

			
		 	Confidential Treatment Requested<![CDATA[AT&T Purchase Agreement]]>

 Exhibit 10.1 
 AGREEMENT OF PURCHASE AND SALE 
 AND JOINT ESCROW INSTRUCTIONS

 (WEST WILLOWS TECHNOLOGY CENTER) 
 I 
 SUMMARY AND DEFINITION OF BASIC TERMS 

This Agreement of Purchase and Sale and Joint Escrow Instructions (the “Agreement”), dated as of the Effective
Date set forth in Section 1 of the Summary of Basic Terms, below, is made by and between GRIFFIN CAPITAL CORPORATION, a California corporation (“Buyer”), and ARDEN REALTY LIMITED PARTNERSHIP, a Maryland limited
partnership (“Seller”). The terms set forth below shall have the meanings set forth below when used in the Agreement. 
  

			
	 TERMS OF AGREEMENT
 (first reference in the Agreement)
	  	DESCRIPTION
		
	 1.      Effective Date

(Introductory Paragraph):
	  	January 27, 2012.
		
	 2.      Buildings:
	  	The three (3) buildings located on the Land situated in the City of Redmond, County of King, Washington, and commonly known as the “West Willows Technology
Center.”
		
	 3.      Broker
	  	
		
	 Seller’s Broker 
 (Section 15):
	  	Eastdil Secured
		
	 Buyer’s Broker
 (Section 15):
	  	None
		
	 4.      Buyer’s Notice Address

(Section 14): 
	  	 Griffin Capital Corporation

2121 Rosecrans Avenue, Suite 3321
 El Segundo,
California 90245
 Attn: Michael Escalante
 Fax No.: 310-606-5910
  
 With a
copy to:
  
 Griffin Capital Corporation 790

Estate Drive, Suite 180
 Chicago, Illinois
60015
 Attn: Mary Higgins
 Fax No.:
847-267-1237

		
	 5.      Purchase Price

(Section 2.1):
	  	$4,000,000
		
	 6.      Deposit

(Section 2.2): 
	  	$2,000,000
		
	 7.      Escrow Holder

and Escrow Holder’s Notice Address
 (Section 3): 
	  	 Chicago Title Company
 700 S.
Flower Street, Suite 800
 Los Angeles, CA 90017
 Attn: Terri Gervasi
 Fax No.: (213) 612-4110

  
 1 

			
	 8.      Outside Closing Date

(Section 3.2) 
	  	January 31, 2012
		
	 9.      Title Company

(Section 4.2): 
	  	 Chicago Title Company
 700 S.
Flower Street, Suite 800
 Los Angeles, CA 90017
 Attn: Frank Jansen
 Fax No.: (213) 891-0834

		
	 10.    Seller’s Representatives
	  	(i) Susan Wells (who is the property manager of the Buildings), (ii) David Tye (who is a vice president of leasing for the Buildings), and (iii) James Tenret (who is the asset
manager for the Buildings).

 II 
 RECITALS 
 A. Seller owns that certain parcel of land more
particularly described on Exhibit “A” attached hereto (the “Land”), which land is improved with the Buildings. 
 B. Seller desires to sell and convey to Buyer and Buyer desires to purchase and acquire from Seller the Property (as defined in Section 1 below) on the terms and conditions set forth herein.

 C. Buyer has had the opportunity to conduct all necessary due diligence with regard to the Property. 

III 

AGREEMENT 
 NOW, THEREFORE, in consideration of the covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Buyer and Seller hereby agree as
follows, and hereby instruct Escrow Holder as follows. 
 1. Purchase and Sale. Seller agrees to sell to Buyer, and Buyer
agrees to purchase from Seller, upon the terms and conditions set forth in this Agreement, the following: 
 1.1
The Land and all of Seller’s interest in all rights, privileges, easements and appurtenances benefiting the Land and/or the Improvements, including, without limitation, Seller’s interest, if any, in all mineral and water rights and all
easements, rights-of-way and other appurtenances used or connected with the beneficial use or enjoyment of the Land and/or the Improvements (the Land, the Improvements and all such rights, privileges, easements and appurtenances are sometimes
collectively hereinafter referred to as the “Real Property”); 
 1.2 The Buildings,
associated parking and landscaped areas and all other improvements located on the Land (the “Improvements”); 
 1.3 All of Seller’s interest as lessor in and to all leases, licenses and occupancy agreements covering the Land and Improvements, a list of which is attached hereto as Exhibit “I”,
and any New Leases (as defined in Section 9.2 below) which are entered into by Seller subsequent to the Effective Date in accordance with Section 9.2 below (collectively, the “Leases”); 

1.4 All tangible personal property, equipment, supplies and fixtures owned by Seller and used in the operation of, and
located at, the Real Property (collectively, the “Personal Property”); provided, however, that the term “Personal Property” shall exclude any property management office computers and all related proprietary
software; and 

  
 2 

 1.5 To the extent assignable, all of Seller’s interest in any
intangible property rights in connection with the foregoing, contract rights, warranties, guaranties, licenses, permits, entitlements, governmental approvals, certificates of occupancy, the rights, if any, to the name “West Willows Technology
Center,” including any URL, logo and trademarks associated therewith, tenant books and records (excluding any materials that Seller is prohibited by applicable contracts or law from disclosing, any attorney-client privileged materials, internal
correspondence, reports and memoranda and similar proprietary or confidential information (provided that, for the avoidance of doubt, the foregoing exclusion shall not include, to the extent in Seller’s possession, any letter correspondence
between Seller and any tenant under a Lease)) and due diligence materials delivered to Buyer, in each case, which benefits the Real Property, the Improvements, and/or the Personal Property (the “Intangible Personal
Property”). Intangible Personal Property shall not include Seller’s interest in any cash, bank or other deposit accounts as well as all insurance and other claims arising prior to the Effective Date or Seller’s name (including
Seller’s name to the extent included in any of the foregoing). For the avoidance of doubt, Seller makes no representation or warranty whatsoever that Seller has any interest in any of the Intangible Personal Property, including, without
limitation, the name “West Willows Technology Center” or any URL, logo or trademarks associated therewith. The Real Property, the Improvements, the Personal Property, Seller’s interest as lessor under the Leases and the Intangible
Personal Property are sometimes collectively hereinafter referred to as the “Property.” 
 2.
Purchase Price. 
 2.1 Purchase Price. Buyer shall pay the Purchase Price for the Property as
hereinafter provided in this Section 2. 
 2.2 Deposit. Within one (1) business day after the
Effective Date, Buyer shall deliver to Escrow Holder the Deposit. The Deposit shall be deposited by Escrow Holder in an interest-bearing account at a federally insured institution as Escrow Holder, Buyer and Seller deem appropriate and consistent
with the timing requirements of this Agreement. The interest thereon shall accrue to the benefit of the party receiving the Deposit pursuant to the terms of this Agreement, and Buyer and Seller hereby acknowledge that there may be penalties or
interest forfeitures if the applicable instrument is redeemed prior to its specified maturity. Buyer agrees to provide its Federal Tax Identification Number to Escrow Holder upon the Opening of Escrow. The Deposit shall be non-refundable effective
as of the Effective Date except as otherwise expressly provided in this Agreement. The Deposit shall be: (i) applied and credited toward payment of the Purchase Price at the Close of Escrow, or (ii) retained by Seller as liquidated damages
pursuant to Section 16.2 below, or (iii) returned to Buyer if the Close of Escrow does not occur and this Agreement expressly provides that the Deposit shall be returned to Buyer by Escrow Holder following the termination of this
Agreement (including Sections 4.4 or 13), or this Agreement is terminated because of a material breach by Seller in accordance with Section 16.1. 

2.3 Cash Balance. On or before 10:00 a.m. (Pacific time) on the Closing Date, Buyer shall deposit with Escrow
Holder cash by means of a confirmed wire transfer through the Federal Reserve System or cashier’s check in the amount of the balance of the Purchase Price, plus Buyer’s share of expenses and prorations as described in this Agreement.

 2.4 Allocation of Purchase Price. The Purchase Price shall be allocated for all purposes by the parties
as follows, and Buyer and Seller shall report the sale and purchase of the Property for all federal, state, and local tax purposes, including, without limitation, in the Real Estate Excise Tax Affidavit (as defined below), in a manner consistent
therewith: (i) Real Property: $40,000,000, and (ii) Personal Property and Intangible Personal Property: $0. 
 3.
Escrow and Title. 
 3.1 Opening of Escrow. Buyer and Seller shall promptly deliver a fully
executed copy of this Agreement to Escrow Holder, and the date of Escrow Holder’s receipt thereof is referred to as the “Opening of Escrow”. Seller and Buyer shall execute and deliver to Escrow Holder any additional or
supplementary instructions as may be necessary or convenient to implement the terms of this Agreement and close the transactions 

  
 3 

 
contemplated hereby, provided such instructions are consistent with and merely supplement this Agreement and shall not in any way modify, amend or supersede this Agreement. Such supplementary
instructions, together with the escrow instructions set forth in this Agreement, as they may be amended from time to time by the parties, shall collectively be referred to as the “Escrow Instructions.” The Escrow Instructions
may be amended and supplemented by such standard terms and provisions as the Escrow Holder may request the parties hereto to execute; provided, however, that the parties hereto and Escrow Holder acknowledge and agree that in the event of a conflict
between any provision of such standard terms and provisions supplied by the Escrow Holder and the Escrow Instructions, the Escrow Instructions shall prevail. 
 3.2 Close of Escrow/Closing. For purposes of this Agreement, (a) the closing of the transactions contemplated by this Agreement is referred to as the “Close of Escrow”
or the “Closing”, and (b) the “Closing Date” shall mean the earlier of (i) the date on which the “Deed” (as defined in Section 5.1.1 below) is recorded in
the Official Records of the County where the Land is located (the “Official Records”), or (ii) the date on which the Purchase Price is disbursed by Escrow Holder to Seller pursuant to Section 6.8 below. The
Close of Escrow shall occur on or before 2:00 p.m. Pacific time on the Outside Closing Date, and to the extent necessary for the Closing to occur by such deadline, the Closing shall occur on a gap so that the Purchase Price is disbursed by Escrow
Holder to Seller by no later than 2:00 p.m. Pacific time on the Closing Date. Buyer’s or Seller’s failure to perform their respective obligations hereunder, including, without limitation, the timely delivery by Buyer of the balance of the
Purchase Price, shall constitute a material and non-curable default by such party under this Agreement. 
 3.3
Title Insurance. At the Close of Escrow, and as a condition thereto, the Title Company shall issue (or be committed to issue) to Buyer a form 2006 ALTA extended coverage Owner’s Policy of Title Insurance in the form approved for issuance
in the State of Washington (the “Title Policy”) with liability in the amount of the Purchase Price, showing title to the Property vested in Buyer subject only to the preprinted standard exceptions in such Title Policy and
exceptions approved by Buyer as of the Effective Date, the Leases and non-delinquent real property taxes and special assessments, and any exceptions arising from Buyer’s actions (collectively, the “Permitted
Exceptions”). Buyer hereby acknowledges and agrees that the form of the Title Policy attached hereto as Exhibit “F”, including, without limitation, all exceptions to title set forth therein, has been approved by Buyer
in all respects as of the Effective Date. At Closing, Seller shall deliver to Title Company an owner’s affidavit in the form attached hereto as Exhibit “M”. Buyer hereby agrees that Buyer has obtained and delivered to the Title
Company an ALTA survey of the Property in a form sufficient to permit the Title Company to issue the Title Policy. Buyer shall pay the additional premium for extended coverage in excess of a standard ALTA policy and any endorsements requested by
Buyer. Notwithstanding anything to the contrary in this Section 3.3, (i) if Buyer shall have failed to provide to the Title Company on or prior to the Closing Date an ALTA survey for the Property acceptable to the Title Company for
purposes of issuing the Title Policy in the form attached hereto as Exhibit “F”, then the Title Policy to be issued on the Close of Escrow shall include a general survey exception, and (ii) in no event shall Seller have any
obligation whatsoever to expend any funds, to undertake any obligations or otherwise cure any exceptions to title, except with respect to any judgment liens against Seller, delinquent taxes or mechanics’ liens relating to work performed at the
Property which have been authorized and contracted by Seller. 
 4. Contingencies; Conditions Precedent to the Close of
Escrow. 
 4.1 Buyer’s Review. 

4.1.1 Delivery of Due Diligence Materials by Seller. To the extent within the possession or control of Seller,
Seller has made available to Buyer and Buyer’s representatives, in Seller’s discretion, at Seller’s offices or on a diligence database established by Seller or Seller’s Broker (the “Diligence Database”),
which Buyer acknowledges that Buyer has been granted access to, for inspection and right to copy, at Buyer’s expense, any environmental studies, soils studies, plans, specifications, maps, surveys and other similar materials relating to the
physical and environmental condition of the Property (“Reports”). Seller makes no representations or warranties regarding the accuracy of the Reports or that the Reports are complete copies of the same. Buyer acknowledges and
understands that all such materials that have been made available by Seller are only for Buyer’s convenience in making its own examination and determination prior to the Effective Date as to whether it wishes to purchase the Property, and, in
so doing, Buyer has relied exclusively upon its own independent investigation and evaluation of every aspect of the Property and not on any materials supplied by Seller. 

  
 4 

 Without limiting the generality of the foregoing, Seller has also made or shall make
available, in Seller’s discretion, at Seller’s offices, on the Diligence Database, or at the Property for review and copying, at Buyer’s expense, the following due diligence items (together with the Reports, collectively,
“Due Diligence Items”): (i) on or prior to the Effective Date, (a) to the extent in the possession of Seller or Seller’s property manager, any plans and specifications for the Property, (b) copies of all
service contracts or service agreements relating to the maintenance and operation of the Property including, without limitation, the service contracts set forth on Exhibit “J” hereto (but expressly excluding any contracts Seller
determines are “master contracts” affecting other properties in addition to the Property and which will not be assigned to Buyer at Closing) (collectively, the “Contracts”), none of which shall be assigned to or
assumed by Buyer; (c) property tax bills for the last three (3) fiscal tax years and the property tax bill for the current year to the extent in the possession of Seller; (d) operating statements for the Property for the last three
(3) calendar years and the current year-to-date; (e) to the extent in the possession of Seller, any existing ALTA survey; and (f) copies of the Leases; and (ii) following the Effective Date, to the extent in the possession of
Seller, any other materials concerning the ownership, maintenance or operation of the Property that are reasonably requested by Buyer (but excluding any materials that Seller is prohibited by applicable contracts or law from disclosing, any
attorney-client privileged materials, internal appraisals, internal correspondence, reports and memoranda and similar proprietary or confidential information, and any materials that are not directly related to the current maintenance and/or
management of the Property such as, without limitation, Seller’s financial projections, forecasts, budgets and company tax records). Seller shall have no liability or responsibility with respect to the accuracy or completeness of the
information and/or materials included in the Due Diligence Items. Seller acknowledges Buyer has or may discuss or otherwise inquire about matters related to the Property with various governmental entities and utilities and the other Due Diligence
Items with tenants under the Leases and other third parties. In this regard, Buyer is permitted to contact all necessary third parties, and discuss with such third parties Due Diligence Items; provided, however, Seller is first given written or
telephonic notice and a reasonable opportunity to be present at such contact or discussions at a time and location reasonably convenient to Seller. 
 Buyer hereby acknowledges and agrees that (i) Buyer has had the opportunity to review and investigate the Due Diligence Items, the physical and environmental condition of the Property, the character,
quality, value and general utility of the Property, the zoning, land use, environmental and building requirements and restrictions applicable to the Property, the state of title to the Property, and any other factors or matters relevant to
Buyer’s decision to purchase the Property, and (ii) Buyer has determined that the Property is acceptable to Buyer. Notwithstanding the foregoing, until Closing, Buyer shall continue to have access to the Property, subject to the terms and
conditions set forth in this Section 4.1. Buyer shall provide Seller with at least two (2) business days’ prior written notice (which notice may be delivered to Seller’s Representative by e-mail at susan.wells@ge.com) of
its desire to enter upon the Real Property for inspection and/or testing and any such inspections or testing shall be conducted at a time and manner reasonably approved by Seller and to minimize disruption or interference with any tenants. Prior to
conducting any inspection or testing, Buyer or its testing consultants, as applicable, shall deliver to Seller a certificate of insurance naming Seller as additional insured (on a primary, noncontributing basis) evidencing commercial general
liability and property damage insurance with limits of not less than Two Million Dollars ($2,000,000) in the aggregate for liability coverage and not less than One Million Dollars ($1,000,000) in the aggregate for property damage. Notwithstanding
the foregoing, Buyer shall not be permitted to undertake any air sampling or any intrusive or destructive testing of the Property, including, without limitation, a “Phase II” environmental assessment (collectively, the
“Intrusive Tests”), without in each instance first obtaining Seller’s prior written consent thereto, which consent Seller may give or withhold in Seller’s sole and absolute discretion. Seller, and its
representatives, agents, and/or contractors shall have the right to be present during any such Intrusive Test. If Seller fails to advise Buyer of its disapproval of any proposed Intrusive Tests within such two (2) business day period, such
failure shall be deemed Seller’s disapproval thereof. Buyer hereby agrees to request any and all of its vendors and consultants (a) to include a provision in its report or study that entitles Seller and its designee to rely upon such
report, but only if such language is acceptable to such vendor or consultant and available at no cost to Buyer, and (b) to provide to Seller, concurrently with the delivery to Buyer, a true and complete copy of all tests, reports, studies and
the like generated by such vendor in connection with Buyer’s inspection of the Property, without warranty by Buyer. Buyer hereby indemnifies and holds Seller and the Property harmless from any and all costs, loss, damages or expenses of any
kind or nature arising out of or resulting from any entry and/or activities upon the Property by Buyer and/or Buyer’s consultants; provided, however, such indemnification obligation shall not be applicable to Buyer’s mere discovery of any
adverse physical condition at the Property, except to the extent Buyer or its consultants aggravate such condition, or any damage caused by Seller or its agents. Buyer’s indemnification obligations under this section shall survive the Close of
Escrow or any termination of this Agreement. 

  
 5 

 4.1.2 Contracts. None of the Contracts shall be assigned to or
assumed by Buyer, and Seller shall terminate such Contracts to the extent they affect the Property (or if any such Contract is a “master contract”, then as such Contract relates to the Property) as of Closing. In addition, Seller shall
terminate any property management or asset management agreements and brokerage agreements relating to the Property on or prior to the Closing in the event the Closing occurs. 

4.1.3 Due Diligence Materials. In the event Buyer does not purchase the Property for any reason, within five
(5) days after the date this Agreement is terminated Buyer shall return to Seller all documents, information and other materials supplied by Seller to Buyer, and, at Seller’s written request, without warranty or representation of any kind,
any inspection reports, studies, surveys, and other reports and/or test results relating to the Property which were developed by Buyer or prepared by consultants retained by Buyer in contemplation of this Agreement. 

4.2 Intentionally omitted. 
 4.3 Conditions Precedent to Buyer’s Obligations: 

4.3.1 Title Policy. At Closing, Title Company shall have committed and be ready, willing and able to issue to Buyer
the Title Policy described in Section 3.3. In the event the Closing shall occur on a gap as provided in Section 3.2, Seller shall provide a gap indemnity in the form attached hereto as Exhibit “L” to the
Title Company. 
 4.3.2 Intentionally Omitted. 

4.3.3 Seller’s Performance. Seller shall have duly performed in all material respects each and every covenant
of Seller hereunder. 
 4.3.4 Accuracy of Representations and Warranties. On the Closing Date, all
representations and warranties made by Seller in Section 11 shall be true and correct in all material respects as if made on and as of the Closing Date. 

4.4 Failure of Conditions Precedent to Buyer’s Obligations. Buyer’s obligation to close the acquisition
of the Property pursuant to this Agreement is subject to the satisfaction of the conditions precedent to such obligations for Buyer’s benefit set forth in Section 4.3. If Buyer terminates this Agreement by notice to Seller because
of the failure of such condition precedent, then Escrow Holder shall return the Deposit to Buyer (plus interest accrued on the Deposit only while held by Escrow Holder) in accordance with Buyer’s written instructions within five
(5) business days following Buyer’s delivery of a written termination notice to Seller and Escrow Holder, Seller and Buyer shall each pay one-half (1/2) of any escrow cancellation fees or charges (provided that, if Buyer terminates
this Agreement due to the failure of the condition precedent set forth in Section 4.3.3 or Section 4.3.4, then only Seller shall pay any escrow cancellation fees or charges), and except for Buyer’s indemnity and
confidentiality obligations under this Agreement and any other obligations which expressly survive termination of the Agreement, the parties shall have no further rights or obligations to one another under this Agreement. Notwithstanding anything to
the contrary herein, if the condition precedent set forth in Section 4.3.3 or Section 4.3.4 is not satisfied, and Buyer terminates this Agreement by notice to Seller due to the failure of either of such condition precedents,
then Seller shall reimburse Buyer for Buyer’s Due Diligence Expenses (defined below); provided, however, (i) the satisfaction of the condition set forth in Section 4.3.3 shall at all times be subject to the satisfaction of the
conditions set forth in Section 4.5 below (provided further that, for purposes of this Section 4.4, if Seller has failed to perform, on or before the date required for such performance, any of the material covenants or
agreements contained herein which are to be performed by Seller (but only to the extent that such performance is expressly required under this Agreement to be completed on or before such date), Buyer shall not be deemed to have failed to satisfy the
condition precedents set forth in Section 4.5 below if Buyer does not timely deposit with Escrow Holder the balance of the Purchase Price pursuant to Section 2.3 above), and (ii) Seller shall not be required to reimburse
Buyer for Buyer’s Due Diligence Expenses for the failure of the condition precedent set forth in Section 4.3.4 if any of the representations and warranties made by Seller in Section 11 below are no longer true and correct in
any material respect as a result of any change in circumstances or occurrence of any event between the Effective Date and the Closing Date which is permitted under the terms of this Agreement (for instance, any action taken by Seller

  
 6 

 
in accordance with Section 9 below) or is beyond the reasonable control of Seller to prevent. In no event shall Buyer be entitled to terminate this Agreement pursuant to this
Section 4.4 if the representations and warranties made by Seller in Section 11 are no longer true and correct in any material respect as a result of any change in circumstances or occurrence of any event between the Effective
Date and the Closing Date which is permitted under the terms of this Agreement and has been approved by Buyer as provided herein. For purposes of this Agreement, the term “Buyer’s Due Diligence Expenses” shall mean
Buyer’s third party actual out-of-pocket expenses (not to exceed, in the aggregate, Fifty Thousand Dollars ($50,000)) incurred by Buyer and paid (x) to Buyer’s attorneys in connection with the negotiation of this Agreement,
(y) to unrelated and unaffiliated third party consultants in connection with the performance of examinations, inspections and/or investigations, or (z) to Buyer’s lender in connection with the proposed financing of Buyer’s
acquisition of the Property. 
 4.5 Conditions Precedent to Seller’s Obligations. The Close of Escrow
and Seller’s obligations with respect to the transactions contemplated by this Agreement are subject to the timely satisfaction or waiver of the following conditions: (i) Buyer shall have duly performed in all material respects each and
every covenant of Buyer hereunder, and (ii) Buyer’s representations and warranties set forth in this Agreement shall be true and correct in all material respects as of the Closing Date as if made on and as of the Closing Date. Without
limitation of the foregoing, Buyer shall have timely delivered the Purchase Price pursuant to the provisions of Section 2 above. 
 4.6 Effect of Closing or Termination. The Closing shall constitute conclusive evidence that Seller and Buyer have respectively waived any conditions which are not satisfied as of the Closing.

 4.7 Defective Condition Extension; Termination. The obligations of Seller under this Agreement are
further subject to and contingent upon the following: 
 4.7.1 In the event that subsequent to the execution of
this Agreement, Seller obtains knowledge of, or Buyer’s inspection of the Property reveals, either (a) the presence of any Hazardous Substances (as defined in Section 10.1.2 of this Agreement) or the violation or potential
violation of any Environmental Laws (as defined in Section 10.1.2 of this Agreement) or (b) any structural or other defect in the Improvements, whether or not in violation of any applicable law, ordinance, code, regulation or decree
of any governmental authority having jurisdiction over the Property (collectively, a “Defective Condition”), which Seller, in its good faith judgment, determines could constitute a potential liability to Seller after the
Closing or should be remedied prior to the sale of the Property, Seller shall have the right upon written notice to Buyer on or before the scheduled Closing Date either (i) to extend the Outside Closing Date for the period of time necessary to
evaluate the possibility of remediating the Defective Condition (but not more than thirty (30) days) and, if Seller so elects, to complete such remediation at Seller’s sole cost and expense, or (ii) to terminate this Agreement upon
written notice to Buyer, in which event (A) the Deposit shall be refunded to Buyer subject to Buyer’s delivery of all information provided by Seller to Buyer or obtained by Buyer relating to the Property in the course of Buyer’s
review, (B) Seller shall reimburse Buyer for Buyer’s Due Diligence Expenses, (C) Seller shall not sell the Property to any third party for a period of six (6) months following such termination of this Agreement under this
Section 4.7.1, and (D) except for Seller’s obligation set forth in clause (C) above, neither party shall have any further right or obligation hereunder other than the obligations which by their terms expressly survive the
termination of this Agreement. The terms of this Section 4.7 are solely for the benefit of Seller and Buyer shall have no additional right or remedy hereunder as a result of the exercise by Seller of its rights under this
Section 4.7. 
 5. Deliveries to Escrow Holder. 

5.1 Seller’s Deliveries. Seller hereby covenants and agrees to deliver or cause to be delivered to Escrow
Holder at least one (1) business day prior to the Outside Closing Date the following funds, instruments and documents, the delivery of each of which shall be a condition to the Close of Escrow: 

5.1.1 Deed. A Special Warranty Deed in the form of Exhibit “B” attached hereto (the
“Deed”), duly executed and acknowledged in recordable form by Seller, conveying Seller’s interest in the Real Property to Buyer, together with a counterpart of a real estate excise tax affidavit (the “Real
Estate Excise Tax Affidavit”) duly executed by Seller; 

  
 7 

 5.1.2 Non-Foreign Certifications. A certificate duly executed by
Seller in the form of Exhibit “C” attached hereto (the “Tax Certificate”); 
 5.1.3 Assignment of Leases. Two (2) counterparts of the Assignment of Leases in the form of Exhibit “D” attached hereto (the “Lease Assignment”), duly
executed by Seller, pursuant to which Seller shall assign to Buyer all of Seller’s right, title and interest in, under and to the Leases; 
 5.1.4 Intentionally omitted; 
 5.1.5 Bill of Sale.
Two (2) counterparts of the Bill of Sale in the form attached hereto as Exhibit “G” (the “Bill of Sale”), duly executed by Seller, conveying Seller’s right, title and interest in and to the Personal
Property; 
 5.1.6 General Assignment. Two (2) counterparts of the General Assignment in the form of
Exhibit “H” attached hereto (the “General Assignment”), duly executed by Seller; 
 5.1.7 Assignment of Driveway Construction Agreement. Two (2) counterparts of the Assignment of Agreement Regarding Construction of New Driveway Improvements in the form of Exhibit
“N” attached hereto (the “Assignment of Driveway Construction Agreement”), duly executed by Seller; 
 5.1.8 Proof of Authority. Such proof of Seller’s authority and authorization to enter into this Agreement and the transactions contemplated hereby, and such proof of the power and authority of
the individual(s) executing and/or delivering any instruments, documents or certificates on behalf of Seller to act for and bind Seller, as may be reasonably required by Title Company; and 

5.1.9 AT&T Estoppel Certificates. The original executed estoppel certificates from AT&T for each of its
Leases in the form previously delivered to Buyer (the “Estoppels”). 
 5.2
Buyer’s Deliveries. Buyer hereby covenants and agrees to deliver or cause to be delivered to Escrow Holder at least one (1) business day prior to the Outside Closing Date the following funds, instruments and documents, the delivery
of each of which shall be a condition to the Close of Escrow (except the balance of the Purchase Price may be deposited on the day of Closing as provided in Section 2.3): 

5.2.1 Buyer’s Funds. The balance of the Purchase Price, and such additional funds, if any, necessary to comply
with Buyer’s obligations hereunder regarding prorations, credits, taxes, costs and expenses; 
 5.2.2
Lease Assignment. Two (2) counterparts of the Lease Assignment duly executed by Buyer; 
 5.2.3
Assignment of PSA. One (1) copy of the Assignment of PSA (as defined in Section 17 below) duly executed by Buyer and GC Net Investors (as defined in Section 17 below). 

5.2.4 Bill of Sale. Two (2) counterparts of the Bill of Sale duly executed by Buyer; 

5.2.5 General Assignment. Two (2) counterparts of the General Assignment duly executed by Buyer; 

5.2.6 Real Estate Excise Tax Affidavit. A counterpart of the Real Estate Excise Tax Affidavit duly executed by
Buyer; 
 5.2.7 Tenant Direction Letter. Buyer shall deliver a letter to AT&T in the form attached
hereto as Exhibit “O”, which letter may be delivered directly by Buyer to AT&T outside of escrow. 
 5.2.8 Assignment of Driveway Construction Agreement. Two (2) counterparts of the Assignment of Driveway Construction Agreement, duly executed by Buyer; and 

  
 8 

 5.2.9 Proof of Authority. Such proof of Buyer’s authority and
authorization to enter into this Agreement and the transactions contemplated hereby, and such proof of the power and authority of the individual(s) executing and/or delivering any instruments, documents or certificates on behalf of Buyer to act for
and bind Buyer, as may be reasonably required by Title Company. 
 6. Deliveries Upon Close of Escrow. Upon the Close of
Escrow, Escrow Holder shall promptly undertake all of the following: 
 6.1 Tax Filings. The Title Company
shall file the information return for the sale of the Property required by Section 6045 of the Internal Revenue Code of 1986, as amended, and the Income Tax Regulations thereunder. 

6.2 Prorations. Prorate all matters referenced in Section 8 based upon the closing statement delivered
into escrow with Escrow Holder signed by the parties; 
 6.3 Recording. Cause the Deed and any other
documents which the parties hereto may direct, to be recorded in the Official Records in the order directed by the parties, together with a duly executed Real Estate Excise Tax Affidavit; 

6.4 Buyer Funds. Disburse from funds deposited by Buyer with Escrow Holder towards payment of all items and costs
(including, without limitation, the Purchase Price) chargeable to the account of Buyer pursuant hereto in payment of such items and costs and disburse the balance of such funds, if any, to Buyer; 

6.5 Documents to Seller. Deliver to Seller one (1) set of fully executed originals of the Lease Assignment,
the Bill of Sale, the General Assignment and the Assignment of Driveway Construction Agreement, a conformed copy of the recorded Deed, and a copy of the Assignment of PSA; 

6.6 Documents to Buyer. Deliver to Buyer an original of the Tax Certificate, and one (1) set of fully executed
originals of the Lease Assignment, the Bill of Sale, the General Assignment and the Assignment of Driveway Construction Agreement, a conformed copy of the recorded Deed, a copy of the Assignment of PSA, the Estoppels, and, when issued, the Title
Policy; 
 6.7 Title Policy. Direct the Title Company to issue the Title Policy to Buyer; and 

6.8 Seller Funds. Deduct all items chargeable to the account of Seller pursuant to Section 7. If, as
the result of the net prorations and credits pursuant to Section 8, amounts are to be charged to the account of Seller, deduct the total amount of such charges (unless Seller elects to deposit additional funds for such items in escrow
with Escrow Holder); and if amounts are to be credited to the account of Seller, disburse such amounts to Seller, or in accordance with Seller’s instructions, at Close of Escrow. Disburse the Purchase Price to Seller, or as otherwise directed
by Seller, promptly upon the Close of Escrow in accordance with Seller’s wire transfer instructions. 
 7. Costs and
Expenses. Seller shall pay (i) that portion of the Title Policy premium for standard ALTA owner’s coverage, (ii) the real estate excise taxes or other transfer taxes assessed by the King County and the State of Washington for
conveyance of the Real Property, and (iii) one-half (1/2) of the Escrow Holder’s fee. In addition Seller shall pay outside of Escrow all legal and professional fees and costs of attorneys and other consultants and agents retained by
Seller. Buyer shall pay through Escrow (w) all document recording charges, (x) the use and/or sales taxes, if any, imposed by the King County and the State of Washington with respect to the conveyance of the Personal Property, if any, and
the Intangible Personal Property, (y) the additional Title Policy premium for ALTA extended coverage and any title endorsements requested by Buyer, and (z) one-half (1/2) of the Escrow Holder’s fee. Buyer shall pay outside of
Escrow all costs and expenses related to the Due Diligence Investigations, all charges for the ALTA Survey, and all legal and professional fees and costs of attorneys and other consultants and agents retained by Buyer. 

  
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 8. Prorations. The following prorations between Seller and Buyer shall be made by
Escrow Holder computed as of the Closing Date: 
 8.1 Ad Valorem Taxes. All real estate and personal
property taxes attributable to the Property will be prorated at Closing. Seller shall be charged with all such taxes up to, but not including, the Closing Date. If the applicable tax rate and assessments for the Property have not been established
for the year in which Closing occurs, the proration of real estate and/or personal property taxes, as the case may be, will be based upon the rate and assessments for the preceding year. All taxes imposed because of a change of use of the Property
after Closing will be paid by Buyer. Real property tax refunds and credits received after the Closing which are attributable to a fiscal tax year prior to the Closing shall belong to Seller, and those which are attributable to the fiscal tax year in
which the Closing occurs shall be prorated based upon the date of Closing. 
 8.2 Intentionally omitted.

 8.3 Lease Rentals. All rents (including all accrued tax and operating expense pass-throughs), charges
and revenue of any kind receivable from the Leases which are not more than thirty (30) days delinquent will be prorated at Closing. Seller will receive all rents (including all accrued tax and operating expense pass-throughs), charges and other
revenue of any kind receivable from the Leases up to, but not including, the Closing Date. No proration will be made with respect to any rents of any kind receivable from the Leases for any period before Closing which are more than thirty
(30) days delinquent. All amounts collected by Buyer subsequent to Closing relating to rents which are delinquent by more than thirty (30) days will be promptly remitted to Seller; provided, however, all rents received by Buyer after
Closing will be applied first to the rental period in which the Closing occurred, second to any current rental period following the Closing and third to satisfy delinquent rental obligations for any period before Closing not prorated at Closing.
Seller will retain all ownership rights relating to any rents which are delinquent by more than thirty (30) days; if Buyer has not collected the same within thirty (30) days from the Closing Date, then Seller may take such action as it
deems necessary to collect such rents which are delinquent by more than thirty (30) days, including the commencement of an action against the tenants under the Leases or any other person liable for such delinquent rents, but not including any
action for unlawful detainer or other action seeking to terminate such tenant’s occupancy of its premises. All amounts paid to Seller subsequent to Closing relating to rents which are due and owing for the period prior to Closing shall solely
belong to Seller. All amounts paid to Seller subsequent to Closing relating to rents which are due and owing for the period after Closing shall belong to Buyer, provided that before turning said amounts over to Buyer, Seller shall have the right to
offset against said amounts any sums otherwise due and owing to Seller pursuant to the terms of this Section 8. Notwithstanding the foregoing, if any of such operating expenses and other charges and expenses are payable by tenants under
the Leases (collectively, the “Tenant Charges”) on an estimated basis, then the Tenant Charges for the period of time prior to the Closing shall be reconciled against actual charges and expenses for such period, provided that
such reconciliation shall not be performed until one hundred eighty (180) days following the Closing Date (the “Reconciliation Period”). Buyer shall prepare such final reconciliation (as approved by Seller) and forward
the same to Seller for Seller’s review and approval on or before the end of the Reconciliation Period. If the final reconciliation shows that Seller owes Buyer additional sums, Seller shall deliver such amount to Buyer within ten (10) days
after receiving such final reconciliation from Buyer. If the final reconciliation (as approved by Seller) shows that Buyer owes Seller additional sums, Buyer shall pay such amount to Seller within ten (10) days after Buyer’s delivery of
the final reconciliation to Seller. Other than as set forth above, there shall not be any further reconciliation of such Tenant Charges after the final reconciliation thereof, the proration of such Tenant Charges pursuant to the final reconciliation
being conclusively presumed to be accurate. After the final reconciliation of Tenant Charges is made by and between the parties, Buyer shall be solely liable and responsible to the tenants under the Leases for such reconciliation of Tenant Charges
under the Leases. Seller shall reasonably cooperate with Buyer during the Reconciliation Period regarding Tenant Charges by allowing AT&T to audit Seller’s books and records with respect to such Tenant Charges at Seller’s management
office subject to the applicable terms and conditions of AT&T’s Leases. The foregoing covenants made by the parties with respect to the final reconciliation of the Tenant Charges shall survive the Closing. 

8.4 Security Deposit. Buyer shall be credited and Seller shall be charged with the balance of the security deposit
then held by Seller under the Leases. In the event that Seller holds any letters of credit as a tenant security deposit, then prior to the Closing Seller shall (i) execute and deliver to Escrow Holder such assignment and/or transfer documents
as may be called for under such letters of credit for the transfer of such letters of credit to Buyer, and (ii) at Buyer’s option, either deliver into escrow with Escrow Holder or deliver to Buyer, upon confirmation of the Closing, the
originals of such letters of credit. Buyer shall be responsible for the amount of the transfer fee required under such letters of credit. 

  
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 8.5 Operating Expenses. All utility service charges for electricity,
heat and air conditioning service, other utilities, elevator maintenance, common area maintenance, taxes other than real estate taxes such as rental taxes, other expenses incurred in operating the Property that Seller customarily pays and that are
not paid by tenants on an estimated or other basis, and any other costs incurred in the ordinary course of business for the management and operation of the Property not so paid by tenants, shall be prorated on an accrual basis. Seller shall pay all
such expenses that accrue prior to the Close of Escrow and Buyer shall pay all such expenses accruing on the Close of Escrow and thereafter. Seller and Buyer shall obtain billings and meter readings as of the Close of Escrow to aid in such
prorations. 
 8.6 Leasing Costs. If the Closing occurs, (a) Seller shall be responsible and shall
pay for the costs of tenant improvement work or allowances, third-party leasing commissions, legal fees and other leasing costs (collectively, the “Leasing Costs”), including those shown on Exhibit “K”
attached hereto, relating to the initial term of those Leases executed as of the Effective Date, and (b) Buyer shall be responsible and shall pay for the Leasing Costs relating to or arising from (i) the exercise by any tenant, after the
Effective Date, of a renewal, expansion or extension option contained in any of the Leases executed as of the Effective Date; and (ii) any New Leases, or modifications to Leases in effect as of the Effective Date, entered into after the
Effective Date in accordance with the terms of Section 9.2 below. Any Leasing Costs which are the responsibility of Buyer which are paid by Seller prior to the Closing shall be reimbursed by Buyer to Seller at the Closing through escrow
with Escrow Holder. If, on the Closing Date, there are any outstanding or unpaid Leasing Costs which are the responsibility of Seller as set forth herein, then on the Closing Buyer shall be entitled to a credit toward the payment of the Purchase
Price at Closing in the amount of such unpaid Leasing Costs, and following the Closing Buyer shall assume and be responsible for the payment of such Leasing Costs to the extent of such credit, Seller shall assign to Buyer all construction contracts
relating to such outstanding Leasing Costs, and Buyer shall indemnify and defend Seller for the failure to complete such work related to such outstanding Leasing Costs for which Buyer received a credit. 

8.7 Contracts. Seller shall be responsible for all amounts due under any Contracts; it being understood that none
of Seller’s obligations under any Contracts will be assumed by Buyer at Closing. 
 8.8 Final
Adjustment. At least two (2) business days prior to the Closing Date, the parties shall agree upon all of the prorations to be made and submit a statement to Escrow Holder setting forth the same. In the event that any prorations,
apportionments or computations made under this Section 8 shall require final adjustment, then the parties shall make the appropriate adjustments promptly when accurate information becomes available and either party hereto shall be
entitled to an adjustment to correct the same, but in no event shall such final adjustment occur later than the end of the Reconciliation Period. Any corrected adjustment or proration shall be paid in cash to the party entitled thereto. The
provisions of this Section 8 shall survive the Close of Escrow. 
 9. Covenants of Seller. Seller hereby
covenants with Buyer, as follows: 
 9.1 Contracts. Seller will not enter into any new Contracts or any
amendments or modifications to the existing Contracts, which new Contracts or modifications will survive Closing or otherwise affect the use, operation or enjoyment of the Property after Closing (collectively, “New
Contracts”) without Buyer’s prior written consent, which consent may be withheld in Buyer’s sole discretion, and which consent will be deemed to have been given by Buyer if Buyer does not notify Seller in writing to the
contrary within three (3) business days after Seller provides written notice to Buyer of such New Contract. Notwithstanding anything to the contrary herein, Seller shall be entitled to enter into any New Contracts following the Effective Date
without Buyer’s prior written consent if such New Contracts are terminated by Seller prior to the Closing Date. 
 9.2 Leases. Seller will not enter into any new Leases or any amendments or any extensions of existing Leases for a period which will survive Closing or otherwise affect the use, operation or
enjoyment of the Property after Closing (collectively, “New Leases”) without Buyer’s prior written consent, which consent may be withheld in Buyer’s sole discretion, and which consent will be deemed to have been
given by Buyer if Buyer does not notify Seller in writing to the contrary within three (3) business days after Seller provides written notice to Buyer of such New Lease. Seller shall promptly deliver to Buyer any written notices received from
AT&T, as tenant, after the Effective Date and until termination of this Agreement or Closing with respect to the Leases and/or the Property. 

  
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 9.3 Operation in the Ordinary Course. Subject to Sections 9.1
and 9.2 above, from the date of this Agreement until the Close of Escrow, Seller shall (i) operate and manage the Property in the ordinary course and consistent with Seller’s past practices, (ii) maintain all present services and
amenities, (iii) maintain the Property in good condition, repair and working order (but Seller shall not be required to make capital improvements), and (iv) perform when due, and otherwise comply with, all of Seller’s material
obligations and duties under the Leases. None of the Personal Property shall be removed from the Real Property, unless replaced by unencumbered personal property of equal or greater utility and value. All Personal Property and Intangible Personal
Property shall be conveyed to Buyer by Seller at the Close of Escrow free from any liens, encumbrances or security interests of any kind or nature other than the Permitted Exceptions. 

9.4 Driveway Construction Agreement. Buyer is aware that the Property is subject to, among other encumbrances, that
certain Declaration of Covenants, Conditions and Restrictions for West Willows Technology Center recorded May 4, 1984 in the Official Records as document no. 8405041166, as amended by that certain First Amendment to Declaration of Covenants,
Conditions and Restrictions for West Willows Technology Center recorded December 30, 1993 in the Official Records as document no. 9312303490 and that certain Second Amendment to Declaration of Covenants, Conditions and Restrictions for West
Willows Technology Center recorded August 1, 2011 in the Official Records as document no. 20110801000935 (as amended, the “Declaration”). Buyer has also received a copy of that certain Agreement Regarding Construction of
New Driveway Improvements dated as of July 29, 2011, by and between Legacy Partners H Redmond West Willows, LLC, a Delaware limited liability company or its successors and assigns (collectively, “Adjacent Property
Owner”), and Seller (the “Driveway Construction Agreement”), which affects the rights and obligations of Adjacent Property Owner and Seller, as more particularly described therein, under the Declaration. Seller
shall be responsible for satisfying the payment obligation of Seller set forth in Section 2 of the Driveway Construction Agreement prior to or following the Closing, and Seller shall provide to Buyer copies of invoices received from Adjacent
Property Owner and evidence of payment by Seller with respect thereto as required under Section 2 of the Driveway Construction Agreement. The foregoing covenant set forth in this Section 9.4 shall survive the Closing. 

10. AS-IS Sale and Purchase. Buyer acknowledges, by its initials as set forth below, that the provisions of this
Section 10 have been required by Seller as a material inducement to enter into the contemplated transactions, and the intent and effect of such provisions have been explained to Buyer by Buyer’s counsel and have been understood and
agreed to by Buyer. 
 10.1 Buyer’s Acknowledgment. As a material inducement to Seller to enter into
this Agreement and to convey the Property to Buyer, Buyer hereby acknowledges and agrees that: 
 10.1.1
AS-IS. Except as otherwise expressly set forth in this Agreement, and subject to Seller’s representation and warranties expressly set forth in this Agreement, Buyer is purchasing the Property in its existing condition, “AS-IS,
WHERE-IS, WITH ALL FAULTS,” and upon the Effective Date has made or has waived all inspections and investigations of the Property and its vicinity which Buyer believes are necessary to protect its own interest in, and its contemplated use of,
the Property. 
 10.1.2 No Representations. Other than the express representations and warranties of
Seller contained in this Agreement, neither Seller, nor any person or entity acting by or on behalf of Seller, nor any partner, officer, director, employee, agent, affiliate, successor or assign of Seller (collectively, the “Seller
Group”) has made any representation, warranty, inducement, promise, agreement, assurance or statement, oral or written, of any kind to Buyer upon which Buyer is relying, or in connection with which Buyer has made or will make any
decisions concerning the Property or its vicinity including, without limitation, its use, condition, value, compliance with Governmental Regulations (defined below), existence or absence of Hazardous Substances, or the permissibility, feasibility,
or convertibility of all or any portion of the Property for any particular use or purpose, including, without limitation, its present or future prospects for sale, lease, development, occupancy or suitability as security for financing. As used
herein, the term “Governmental Regulations” means any laws (including Environmental Laws), ordinances, rules, requirements, resolutions, policy statements and regulations (including, without limitation, those relating to land
use, subdivision, zoning, Hazardous Substances, occupational health and safety, handicapped access, water, earthquake hazard reduction, and building and fire codes) of any governmental or quasi-governmental body or agency claiming jurisdiction

  
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over the Property. As used in this Agreement, the following definitions shall apply: “Environmental Laws” shall mean all federal, state and local laws, ordinances, rules
and regulations now or hereafter in force, as amended from time to time, and all federal and state court decisions, consent decrees and orders interpreting or enforcing any of the foregoing, in any way relating to or regulating human health or
safety, or industrial hygiene or environmental conditions, or protection of the environment, or pollution or contamination of the air, soil, surface water or groundwater, and includes, without limitation, the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, 42 U.S.C. § 9601, et seq., the Resource Conservation and Recovery Act, 42 U.S.C. § 6901, et seq., and the Clean Water Act, 33 U.S.C. § 1251, et seq. “Hazardous
Substances” shall mean any substance or material that is described as a toxic or hazardous substance, waste or material or a pollutant or contaminant, or words of similar import, in any of the Environmental Laws, and includes asbestos,
petroleum (including crude oil or any fraction thereof, natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel, or any mixture thereof), petroleum-based products and petroleum additives and derived substances,
lead-based paint, mold, fungi or bacterial matter, polychlorinated biphenyls, urea formaldehyde, radon gas, radioactive matter, medical waste, and chemicals which may cause cancer or reproductive toxicity. 

10.1.3 No Implied Warranties. Excluding any express representation or warranty set forth herein, Seller hereby
specifically disclaims: (a) all warranties implied by law arising out of or with respect to the execution of this Agreement, any aspect or element of the Property, or the performance of Seller’s obligations hereunder including, without
limitation, all implied warranties of merchantability, habitability and/or fitness for a particular purpose; and (b) any warranty, guaranty or representation, oral or written, past, present or future, of, as to, or concerning (i) the
nature and condition of the Property or other items conveyed hereunder, including, without limitation, the water, soil, and geology, the suitability thereof and of the Property or other items conveyed hereunder for any and all activities and uses
which Buyer may elect to conduct thereon, the existence of any environmental hazards or conditions thereon (including but not limited to the presence of asbestos or other Hazardous Substances) or compliance with applicable Environmental Laws;
(ii) the nature and extent of any right-of-way, lease, possession, lien, encumbrance, license, reservation, condition or otherwise; and (iii) the compliance of the Property or other items conveyed hereunder or its operation with any
Governmental Regulations. 
 10.1.4 Information Supplied by Seller. Buyer specifically acknowledges and
agrees that, except as expressly contained in this Agreement, Seller has made no representation or warranty of any nature concerning the accuracy or completeness of any documents delivered or made available for inspection by Seller to Buyer,
including, without limitation, the Due Diligence Items and that Buyer has undertaken such inspections of the Property as Buyer deems necessary and appropriate and that Buyer is relying solely upon such investigations and not on any of the Due
Diligence Items or any other information provided to Buyer by or on behalf of Seller. As to the Due Diligence Items, Buyer specifically acknowledges that they have been prepared by third parties with whom Buyer has no privity and, except as
expressly set forth in this Agreement, Buyer acknowledges and agrees that no warranty or representation, express or implied, has been made, nor shall any be deemed to have been made, to Buyer with respect thereto, either by the Seller Group or by
any third parties that prepared the same. 
 10.1.5 Assumption/Release. As of the Close of Escrow, Buyer
and the Buyer Parties hereby (i) assume the risk of adverse matters, including adverse physical conditions, defects, construction defects, environmental, health, safety and welfare matters which may not have been revealed by Buyer’s
investigation and evaluation of the Property, and (ii) fully and irrevocably release the Seller Group from any and all claims that Buyer and/or the Buyer Parties may have or thereafter acquire against the Seller Group for any cost, loss,
liability, damage, expense, demand, action or cause of action (“Claims”) arising from or related to any matter of any nature relating to, and condition of, the Property including any latent or patent construction defects,
errors or omissions, compliance with law matters, Hazardous Substances and other environmental matters within, under or upon, or in the vicinity of the Property, any statutory or common law right Buyer may have to receive disclosures from Seller,
including, without limitation, any disclosures as to the Property’s location within areas designated as subject to flooding, fire, seismic or earthquake risks by any federal, state or local entity, the need to obtain flood insurance, the
certification of water heater bracing and/or the advisability of obtaining title insurance, or any other condition or circumstance affecting the Property, its financial viability, use or operation, or any portion thereof. This release includes
claims of which Buyer is presently unaware or which Buyer does not presently suspect to exist in its favor which, if known by Buyer, would materially affect Buyer’s release of the Seller Group. 

  
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 Notwithstanding anything to the contrary set forth in this
Section 10.1.5, the foregoing release is not intended to and does not cover (i) any claims arising from a breach of Seller’s representations and warranties expressly set forth in this Agreement or Seller’s agreements
expressly set forth in the Lease Assignment, (ii) any
claims arising from Seller’s fraud, or (iii) any other breach by Seller of an express obligation of Seller under this Agreement which by its terms survives the Close of Escrow (herein collectively the “Excluded
Claims”). 
 11. Seller’s Representations and Warranties. Seller represents and warrants to Buyer as of
the date of this Agreement as follows: 
 11.1 Formation; Authority. Seller is duly formed, validly
existing, and in good standing under laws of the state of its formation. Seller has full power and authority to enter into this Agreement and to perform this Agreement. The execution, delivery and performance of this Agreement by Seller have been
duly and validly authorized by all necessary action on the part of Seller and all required consents and approvals have been duly obtained. All requisite action has been taken by Seller in connection with the entering into of this Agreement and the
instruments referenced herein and the consummation of the transactions contemplated hereby. The individual(s) executing this Agreement and the instruments referenced herein on behalf of Seller have the legal power, right and actual authority to bind
Seller to the terms and conditions hereof and thereof. 
 11.2 Leases. Other than the Leases in effect as
of the Effective Date, which are listed on Exhibit “I” hereto, Seller is not currently a party to and has not assumed any other leases, licenses or other similar occupancy agreements with respect to the leasing or occupancy of the
Property. To Seller’s knowledge, no written notice of default has been delivered or received by Seller with respect to the Leases, which has not otherwise been cured. 

11.3 Code Compliance. Except as otherwise disclosed in the Due Diligence Items or any other information delivered
to Buyer, to Seller’s knowledge, Seller has not received any written notice from any governmental agency that the Property or any condition existing thereon or any present use thereof violates any law or regulations applicable to the Property.

 11.4 Litigation. Except as otherwise disclosed in the Due Diligence Items or any other information
delivered to Buyer, Seller has not received written notice of any litigation, arbitration or other legal or administrative suit, action or proceeding of any kind (except for eminent domain or condemnation proceedings) pending against or involving
Seller relating to the Property or any part thereof, and to Seller’s knowledge, there is no litigation, arbitration or other legal or administrative suit, action or proceeding of any kind (except for eminent domain or condemnation proceedings)
threatened against Seller relating to the Property or any part thereof. 
 11.5 Eminent Domain. To
Seller’s knowledge, Seller has received no written notice of any pending or threatened eminent domain or condemnation proceedings with respect to the Property. 

11.6 No Prior Options. Seller has not, prior to the Effective Date, granted any options to purchase nor obligated
itself to sell the Property or any portion thereof to any party, which have not otherwise expired or are no longer valid or in effect as of the Effective Date, except for (i) the right of first offer under the Leases with AT&T and
(ii) subject to the terms and conditions of this Agreement, the contemplated sale of the Property by Seller to Buyer. Seller sent by overnight courier on November 30, 2011 a written notice regarding Seller’s desire to sell the
Property, a copy of which is attached hereto as Exhibit “P” (the “Sale Notice”), to AT&T, at the addresses of AT&T set forth therein, and Seller did not receive on or prior to December 15, 2011 a
written notice from AT&T exercising its right of first offer to purchase the Property under its Leases in response to the Sale Notice. 
 11.7 Contracts. Other than the Contracts in effect as of the Effective Date, which are listed on Exhibit “J” hereto, and service contracts or service agreements which Seller has
determined are “master contracts” affecting other properties in addition to the Property and which will not be binding on Buyer, Seller is not currently a party to any other service contracts or service agreements relating to the
maintenance and operation of the Property. To Seller’s knowledge, no written notice of material default has been delivered or received by Seller with respect to the Contracts, which has not otherwise been cured. 

  
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 11.8 Environmental Compliance. Except as otherwise disclosed in the
Due Diligence Items or any other information delivered to Buyer, including, without limitation, any Reports, to Seller’s knowledge, Seller has not received any written notice from any federal, state, county, municipal or other governmental
department, agency or authority that the Property is in violation of any Environmental Laws. 
 11.9 Foreign
Person. Seller is not a “foreign person” as defined in Section 1445 of the Internal Revenue Code of 1986, as amended, and the Income Tax Regulations thereunder. 

11.10 OFAC. Seller is not now nor shall it be at any time until Closing an individual, corporation, partnership,
joint venture, association, joint stock company, trust, trustee, estate, limited liability company, unincorporated organization, real estate investment trust, government or any agency or political subdivision thereof, or any other form of entity
(collectively, a “Person”) with whom a United States citizen, entity organized under the laws of the United States or its territories or entity having its principal place of business within the United States or any of its
territories (collectively, a “U.S. Person”), is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under United States law, regulation, executive orders and lists
published by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) (including those executive orders and lists published by OFAC with respect to Persons that have been designated by executive order or by
the sanction regulations of OFAC as Persons with whom U.S. Persons may not transact business or must limit their interactions to types approved by OFAC, “Specially Designated Nationals and Blocked Persons”) or otherwise.

 11.11 Prohibited Person. Neither Seller nor any Person who owns a direct interest in Seller
(collectively, a “Seller Party”) is now nor shall be at any time until Closing a Person with whom a U.S. Person, including a United States Financial Institution as defined in 31 U.S.C. 5312, as periodically amended
(“Financial Institution”), is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under United States law, regulation, executive orders and lists published by the
OFAC (including those executive orders and lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise. 
 11.12 Patriot Act. To the best of Seller’s knowledge after making due inquiry, neither Seller nor any Seller Party (i) is under investigation by any governmental authority for, or has
been charged with, or convicted of, money laundering, drug trafficking, terrorist related activities, any crimes which in the United States would be predicate crimes to money laundering, or any violation of any Anti-Money Laundering Laws;
(ii) has been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has had any of its funds seized or forfeited in any action under any Anti-Money Laundering Laws. For purposes of this Agreement, the term
“Anti-Money Laundering Laws” shall mean laws, regulations and sanctions, state and federal, criminal and civil, that (1) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (2) limit
commercial transactions with designated countries or individuals believed to be terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (3) require identification and documentation of the
parties with whom a Financial Institution conducts business; or (4) are designed to disrupt the flow of funds to terrorist organizations. Such laws, regulations and sanctions shall be deemed to include the USA PATRIOT Act of 2001, Pub. L.
No. 107-56 (the “Patriot Act”), the Bank Secrecy Act, 31 U.S.C. Section 5311 et. seq., the Trading with the Enemy Act, 50 U.S.C. App. Section 1 et. seq., the International Emergency Economic Powers Act, 50
U.S.C. Section 1701 et. seq., and the sanction regulations promulgated pursuant thereto by the OFAC, as well as laws relating to prevention and detection of money laundering in 18 U.S.C. Sections 1956 and 1957. 

11.13 Seller Compliance with Patriot Act. Seller is in compliance with any and all applicable provisions of the
Patriot Act. 
 11.14 Subsequent Changes. Upon Buyer becoming aware of any fact which (a) would
materially and adversely change the representations or warranties contained herein and (b) would constitute a breach thereof by Seller, Buyer, as its sole remedy, shall have the option of (i) waiving the breach of warranty or change, and
proceeding with the Close of Escrow, or (ii) subject to the provisions below in this Section 11.14, terminating 

  
 15 

 
this Agreement, in which event (A) the Deposit and any other funds deposited by Buyer into escrow with Escrow Holder and all interest earned thereon shall be returned to Buyer, and
(B) Seller shall reimburse Buyer for Buyer’s Due Diligence Expenses. Any such election shall be made by Buyer not later than five (5) business days from Buyer becoming aware of such fact, provided that any election by Buyer to
terminate shall not be effective unless Seller fails to cure such changed representation or warranty within thirty (30) days following the delivery of Buyer’s termination notice. If Seller elects to cure any changed representation or
warranty following a termination of this Agreement by Buyer, and the end of such 30-day cure period extends beyond the Outside Closing Date, then the Outside Closing Date shall be extended by two (2) business days following the end of such
30-day cure period. If Buyer does not so elect to terminate this Agreement pursuant to this Section 11.14, then Buyer shall be deemed to have elected to waive its rights to terminate this Agreement pursuant to Section 4.4 and
this Section 11.14, elected to acquire the Property on the terms set forth in this Agreement, and waived all remedies at law or in equity with respect to any representations or warranties resulting from the facts or circumstances
disclosed by Seller in its notice to Buyer. Notwithstanding anything to the contrary herein, if any of the representations and warranties made by Seller in this Section 11 is no longer true and correct in any material respect as a result
of any change in circumstances or occurrence of any event between the Effective Date and the Closing Date which is permitted under the terms of this Agreement (for instance, any action taken by Seller in accordance with Section 9 above)
or is beyond the reasonable control of Seller to prevent, then Seller shall not be liable to Buyer therefor or be deemed to be in default hereunder by reason thereof (provided that, (1) Buyer may elect to terminate this Agreement pursuant to
Section 4.4 and this Section 11.14 unless such representation or warranty made by Seller is no longer true and correct as a result of any change in circumstances or occurrence of any event which is permitted under the terms
of this Agreement and is approved by Buyer as provided herein, and (2) Buyer shall not be entitled to receive reimbursement of Buyer’s Due Diligence Expenses from Seller if Buyer makes such election to terminate this Agreement).

 11.15 Seller’s Knowledge. Whenever phrases such as “to Seller’s knowledge”
or “Seller has no knowledge” or similar phrases are used in the foregoing representations and warranties, they will be deemed to refer exclusively to matters within the current actual (as opposed to constructive) knowledge of the
Seller’s Representatives. No duty of inquiry or investigation on the part of Seller or Seller’s Representatives will be required or implied by the making of any representation or warranty which is so limited to matters within Seller’s
actual knowledge, and in no event shall Seller’s Representatives have any personal liability therefor. As of the Effective Date, Seller’s Representatives are persons who have knowledge of the matters set forth in Section 11.2
– Section 11.5 and Section 11.7 – Section 11.8 compared to other persons who are part of Seller’s organization. 

11.16 Survival. All of the covenants, representations and warranties of Seller set forth in this Agreement will
survive Closing for a period of nine (9) months after the Closing Date. No claim for a breach of any covenant, representation or warranty of Seller will be actionable or payable if (i) Buyer does not notify Seller in writing of such breach
and commence a “legal action” thereon within said nine (9) months, or (ii) the breach in question results from or is based on a condition, state of facts or other matter which was actually known to Buyer prior to Closing.

 12. Buyer’s Representations and Warranties. In addition to any express agreements of Buyer contained herein, the
following constitute representations and warranties of Buyer: 
 12.1 Formation; Authority. Buyer is duly
formed, validly existing and in good standing under the laws of the state of its formation. Buyer has full power and authority to enter into this Agreement and the instruments referenced herein, and to consummate the transactions contemplated
hereby. All requisite action has been taken by Buyer in connection with the entering into this Agreement and the instruments referenced herein, and the consummation of the transactions contemplated hereby. 

The individuals executing this Agreement and the instruments referenced herein on behalf of Buyer have the legal power, right and actual
authority to bind Buyer to the terms and conditions hereof and thereof. 
 12.2 ERISA. With respect to
each source of funds to be used by it to purchase the Property (respectively, the “Source”), at least one of the following statements shall be accurate as of the Closing Date: (i) the Source does not include the assets
of (A) an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”), which is subject to Title I of ERISA, or (B) a

  
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“plan” as defined in Section 4975(a) of the Internal Revenue Code of 1986, as amended (“Code”), or (ii) the Source includes the assets of (A) an
“employee benefit plan” as defined in Section 3(3) of ERISA or (B) a “plan” as defined in Section 4975 of the Code (each of which has been identified to the Seller in writing pursuant to this
Section 12.2 at least ten (10) business days prior to the Closing Date), but the use of such Source to purchase the Property will not result in a nonexempt prohibited transaction under Section 406 of ERISA or Section 4975
of the Code. 
 12.3 OFAC. Buyer is not now nor shall it be at any time until Closing a Person with whom a
U.S. Person is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under United States law, regulation, executive orders and lists published by OFAC (including those executive orders and
lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise. 
 12.4
Prohibited Person. Neither Buyer nor any Person who owns a direct interest in Buyer (collectively, a “Buyer Party”) is now nor shall be at any time until Closing a Person with whom a U.S. Person, including a Financial
Institution, is prohibited from transacting business of the type contemplated by this Agreement, whether such prohibition arises under United States law, regulation, executive orders and lists published by the OFAC (including those executive orders
and lists published by OFAC with respect to Specially Designated Nationals and Blocked Persons) or otherwise. 

12.5 Buyer’s Funds. Buyer has taken, and shall continue to take until Closing, such measures as are required
by law to assure that the funds used to pay to Seller the Purchase Price are derived (i) from transactions that do not violate United States law nor, to the extent such funds originate outside the United States, do not violate the laws of the
jurisdiction in which they originated; and (ii) from permissible sources under United States law and to the extent such funds originate outside the United States, under the laws of the jurisdiction in which they originated. 

12.6 Patriot Act. To the best of Buyer’s knowledge after making due inquiry, neither Buyer nor any Buyer
Party, nor any Person providing funds to Buyer (i) is under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist related activities, any crimes which in the
United States would be predicate crimes to money laundering, or any violation of any Anti-Money Laundering Laws; (ii) has been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii) has had any of its funds
seized or forfeited in any action under any Anti-Money Laundering Laws. 
 12.7 Buyer Compliance with Patriot
Act. Buyer is in compliance with any and all applicable provisions of the Patriot Act. 
 12.8 Cooperation
with Seller. From and after the Effective Date and the Closing Date, Buyer agrees to cooperate with Seller, and to cause each Buyer Party to cooperate with Seller, in providing such additional information and documentation on Buyer’s and
each Buyer Party’s legal or beneficial ownership, policies, procedures and sources of funds as Seller deems necessary or prudent to enable Seller to comply with Anti-Money Laundering Laws as now in existence or hereafter amended. In this
regard, Buyer acknowledges that Seller must complete certain “know-your-customer” procedures regarding Buyer, including, without limitation, understanding who Buyer is and Buyer’s source of funds. To this end, Buyer shall cooperate
with Seller in these efforts, including, without limitation, delivering to Seller, upon request, the full names of the individuals and business entities involved in the transaction on Buyer’s behalf, all parties contributing or receiving any
money, compensation or ownership interest, and a Buyer organizational chart. 
 12.9 Disclosure of Acquisition
Lender. Buyer agrees to notify Seller within five (5) business days following the Effective Date if it intends to obtain acquisition financing in connection with this transaction from any GE Entity (defined below). If Buyer fails to timely
deliver any such notice to Seller, Buyer acknowledges that (i) it shall have no right to obtain acquisition financing from any GE Entity, and (ii) any efforts to obtain acquisition financing from a GE Entity shall constitute a failure of a
condition precedent to Seller’s obligations with respect to the transactions contemplated by this Agreement. For purposes hereof, the term “GE Entity” shall mean General Electric Credit Equities, GE Capital Realty Group,
Inc., General Electric Capital Corporation, General Electric Company or any affiliate of any of such entities. 

  
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 13. Casualty and Condemnation. 

13.1 Material Casualty. In the event that prior to the Close of Escrow the Property, or any material portion
thereof, is destroyed or materially damaged, Buyer shall have the right, exercisable by giving written notice to Seller prior to the Closing Date, either (i) to terminate this Agreement in which event the Deposit and all interest accrued
thereon shall be immediately returned to Buyer, any other money or documents in Escrow shall be returned to the party depositing the same, and the provisions of Section 4.4 shall apply, or (ii) to accept the Property in its then
condition and to proceed with the consummation of the transaction contemplated by this Agreement, with an abatement or reduction in the Purchase Price in the amount of the deductible for the applicable insurance coverage (but not to exceed
$100,000), and to receive an assignment of all of Seller’s rights to any insurance proceeds payable by reason of such damage or destruction. If Buyer elects to proceed under clause (ii) above, Seller shall not compromise, settle or adjust
any claims to such proceeds without Buyer’s prior written consent. 
 13.2 Non-Material Casualty. In
the event that prior to the Close of Escrow there is any non-material damage to the Property, or any part thereof, Seller shall, subject to the following sentence, repair or replace such damage prior to the Close of Escrow. Notwithstanding the
preceding sentence, in the event Seller elects not to or is unable to repair or replace such damage, Seller shall notify Buyer in writing of such fact (the “Non-Repair Notice”) and Buyer shall thereafter accept the Property
in its then condition, and proceed with the transaction contemplated by this Agreement and Buyer shall receive an abatement or reduction in the Purchase Price in the amount of the deductible for the applicable insurance coverage (but not to exceed
$100,000), and Buyer shall be entitled to an assignment of all of Seller’s rights to any insurance proceeds payable by reason of such damage or destruction. In the event Seller does not repair or replace such damages, Seller shall not
compromise, settle or adjust any claims to such proceeds without Buyer’s prior written consent. 
 13.3
Material Condemnation. In the event that prior to the Close of Escrow, all or any material portion of the Real Property is subject to a taking by a public or governmental authority, Buyer shall have the right, exercisable by giving written
notice to Seller prior to the Closing Date, either (i) to terminate this Agreement, in which event the Deposit and all interest accrued thereon shall be immediately returned to Buyer, any other money or documents in escrow with Escrow Holder
shall be returned to the party depositing the same, and (ii) to accept the Real Property in its then condition, without a reduction in the Purchase Price, and to receive an assignment of all of Seller’s rights to any condemnation award or
proceeds payable by reason of such taking. If Buyer elects to proceed under clause (ii) above, Seller shall not compromise, settle or adjust any claims to such award without Buyer’s prior written consent. 

13.4 Non-Material Condemnation. In the event that prior to the Close of Escrow, any non-material portion of the
Real Property is subject to a taking by any public or governmental authority, Buyer shall accept the Real Property in its then condition and proceed with the consummation of the transaction contemplated by this Agreement, in which event Buyer shall
be entitled to an assignment of all of Seller’s rights to any award or proceeds payable in connection with such taking. In the event of any such non-material taking, Seller shall not compromise, settle or adjust any claims to such award without
Buyer’s prior written consent. 
 13.5 Materiality Standard. For purposes of this
Section 13, damage to the Property or a taking of a portion of the Real Property shall be deemed to involve a material portion thereof if (i) the estimated cost of restoration or repair, as estimated by Buyer and Seller in their
reasonable discretion, of such damage or the amount of the condemnation award with respect to such taking shall exceed One Million Five Hundred Thousand Dollars ($1,500,000), or (ii) AT&T has the right under the express provisions of any of
its Leases to terminate any such Lease as a result of such damage to the Property or a taking of such portion of the Real Property. 
 13.6 Notice of Casualty and Condemnation. Seller agrees to give Buyer prompt written notice of any taking of, proposed taking of, damage to or destruction of the Real Property. 

  
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 14. Notices. All notices or other communications required or permitted hereunder
shall be in writing, and shall be personally delivered (including by means of professional messenger service or reputable air express service utilizing receipts) or sent by facsimile, receipt confirmed, and shall be deemed received upon the date of
receipt thereof if received prior to 5:00 p.m. (Pacific time) of the recipient’s business day, and if not so received, shall be deemed received upon the following business day. 

 

	 	To Seller:	c/o Arden Realty, Inc. 

	 	 	11601 Wilshire Blvd. Suite 400 

	 	 	Los Angeles, CA 90025 

	 	 	Attn: Legal Department 

	 	 	Fax No.: (310) 268-8303 

  

	 	With copies to:	Paul Hastings LLP 

	 	 	515 South Flower Street, 25th Floor 

	 	 	Los Angeles, CA 90071 

	 	 	Attn: James S. Han 

	 	 	Fax No.: (213) 996-3134 

  

	 	To Buyer:	At Buyer’s Notice Address set forth in the Summary of Business Terms. 

 

	 	To Escrow Holder:	At Escrow Holder’s Address set forth in the Summary of Business Terms. 

 Notice of change of address shall be given by written notice in the manner detailed in this Section 14. 
 15. Broker Commissions. Upon the Close of Escrow, Seller shall pay a real estate brokerage commission to Seller’s Broker with respect to this Agreement in accordance with Seller’s
separate agreement with said Seller’s Broker, and Seller hereby agrees to indemnify, defend and hold Buyer free and harmless from and against any and all commissions or other claims Seller’s Broker may assert in connection with the
transactions contemplated by this Agreement. Seller represents and warrants to Buyer, and Buyer represents and warrants to Seller, that no other broker or finder, other than Seller’s Broker and Buyer’s Broker, respectively, has been
engaged in connection with any of the transactions contemplated by this Agreement. In the event of any additional claims for brokers’ or finders’ fees or commissions in connection with the negotiation, execution or consummation of this
Agreement, then as a covenant which shall survive the termination of this Agreement or the Close of Escrow, Buyer shall indemnify, save harmless and defend Seller from and against such claims if they shall be based upon any statement or
representation or agreement by Buyer, and Seller shall indemnify, save harmless and defend Buyer if such claims shall be based upon any statement, representation or agreement made by Seller. 

16. Default. 
 16.1 Default by Seller. In the event that Seller fails to perform any of the material covenants or agreements contained herein which are to be performed by Seller, Buyer may, at its option and as
its exclusive remedy, either (i) terminate this Agreement by giving written notice of termination to Seller whereupon Escrow Holder will return to Buyer the Deposit, Seller shall reimburse Buyer for Buyer’s Due Diligence Expenses, and both
Buyer and Seller will be relieved of any further obligations or liabilities hereunder, except for those obligations which expressly survive any termination hereof, or (ii) Buyer may seek specific performance of this Agreement. If Buyer elects
the remedy in subsection (ii) above, Buyer must commence and file such specific performance action in the appropriate court not later than thirty (30) days following the Closing Date. Except as specifically set forth in this
Section 16.1, Buyer does hereby specifically waive any right to pursue any other remedy at law or equity for such default of Seller, including, without limitation, any right to seek, claim or obtain damages, punitive damages or
consequential damages. Buyer shall not be entitled to record a lien or lis pendens against the Property other than in connection and concurrently with the filing of such specific performance action. 

16.2 Default by Buyer. IN THE EVENT THE CLOSE OF ESCROW DOES NOT OCCUR AS HEREIN PROVIDED BY REASON OF ANY DEFAULT
OF BUYER, BUYER AND SELLER AGREE, THAT IT WOULD BE IMPRACTICAL AND EXTREMELY DIFFICULT TO ESTIMATE THE DAMAGES WHICH SELLER MAY SUFFER. THEREFORE BUYER AND SELLER DO HEREBY AGREE THAT A REASONABLE ESTIMATE OF THE TOTAL NET DETRIMENT THAT SELLER
WOULD SUFFER IN THE 

  
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EVENT THAT BUYER DEFAULTS AND FAILS TO COMPLETE THE PURCHASE OF THE PROPERTY IS AND SHALL BE AN AMOUNT EQUAL TO THE DEPOSIT, TOGETHER WITH THE ACCRUED INTEREST THEREON; AND, AS SELLER’S SOLE
AND EXCLUSIVE REMEDY (WHETHER AT LAW OR IN EQUITY), SAID AMOUNT SHALL BE DISBURSED TO SELLER AS THE FULL, AGREED AND LIQUIDATED DAMAGES FOR A BREACH OF THIS AGREEMENT BY BUYER WHICH RESULTS IN THE CLOSE OF ESCROW NOT OCCURRING, ALL OTHER CLAIMS TO
DAMAGES OR OTHER REMEDIES IN RESPECT OF BUYER’S BREACH OF THIS AGREEMENT BEING HEREIN EXPRESSLY WAIVED BY SELLER. SUCH PAYMENT OF THE DEPOSIT IS NOT INTENDED AS A PENALTY, BUT AS FULL LIQUIDATED DAMAGES. NOTHING CONTAINED IN THIS SECTION SHALL
LIMIT SELLER’S RIGHT TO RECEIVE REIMBURSEMENT FOR COSTS AND EXPENSES PURSUANT TO SECTION 18.5 BELOW, NOR WAIVE OR AFFECT BUYER’S INDEMNITY AND CONFIDENTIALITY OBLIGATIONS. 

16.3 Indemnities; Defaults after Closing or Termination. The limitations on the parties’ remedies set forth in
Sections 16.1 and 16.2 will not be deemed to prohibit either party from (i) specifically seeking indemnification from the other for any matter with respect to which such other party has agreed hereunder to provide indemnification
or from seeking damages from such other party in the event it fails or refuses to provide such indemnification; (ii) subject to the terms, conditions and limitations of this Agreement, seeking damages incurred during the period of time after
Closing that a representation, warranty or agreement expressly given as of the Closing Date by the other party hereunder survives Closing, for the other party’s breach of such express representation, warranty or agreement discovered after such
Closing; or (iii) subject to the terms, conditions and limitations of this Agreement seeking damages or such equitable relief as may be available for the other party’s failure to perform after any termination of this Agreement any
obligation hereunder which expressly survives such termination; provided, however, that in no event whatsoever will either party be entitled to recover from the other any punitive, consequential or speculative damages. 

16.4 Limited Liability. Notwithstanding anything to the contrary herein, Buyer on its own behalf and on behalf of
its agents. members, partners, employees, representatives, officers, directors, agents, related and affiliated entities, successors and assigns (collectively, the “Buyer Parties”) hereby agrees that in no event or
circumstance shall any of the members, partners, employees, representatives, officers, directors, agents, property management company, affiliated or related entities of Seller, Seller Group or Seller’s property management company have any
personal liability under this Agreement. Seiler on its own behalf’ and on behalf of its agents, members, partners, employees, representatives, related and affiliated entities, successors and assigns hereby agrees that in no event or
circumstance shall any of the Buyer Parties have any personal liability under this Agreement. Notwithstanding anything to the contrary contained in this Agreement: (a) the maximum aggregate liability of Seller, and the maximum aggregate amount
which may be awarded to and collected by Buyer (including, without limitation, for any breach of any representation, warranty and/or covenant of Seller) under this Agreement or any documents executed pursuant hereto or in connection herewith.
including, without limitation, the Exhibits attached hereto (collectively, the “Other Documents”) shall, under no circumstances whatsoever, exceed One Million Dollars ($1,000,000) (the “CAP Amount”) in
the aggregate; and (b) no claim by Buyer alleging a breach by Seller of any representation, warranty and/or covenant of Seller contained herein or any of the Other Documents may be made, and Seller shall not be liable for any judgment in any
action based upon any such claim, unless and until such claim, either alone or together with any other claims by Buyer alleging a breach by Seller of any such representation, warranty and/or covenant, is for an aggregate amount in excess of
$100,(100 (the “Floor Amount”), in which event Seller’s liability respecting any final judgment concerning such claim or claims shall only be for the amount (if any) in excess of the Floor Amount, subject to the CAP
Amount set forth in clause (a) above. 
 17. Assignment. Buyer may not assign, transfer or convey its rights and
obligations under this Agreement or in the Property without the prior written consent of Seller, which may not be unreasonably withheld, and no such approved assignment shall relieve Buyer from its liability under this Agreement until Buyer’s
assignee has fully performed all of Buyer’s obligations hereunder and Close of Escrow has occurred, at which time Buyer shall be released from any further obligations or responsibilities under this Agreement. Any assignee shall assume all of
Buyer’s obligations hereunder and succeed to all of Buyer’s rights and remedies hereunder and any assignment and assumption must be in writing and delivered to Seller at least five (5) business days prior to the Closing Date. Seller
hereby approves the assignment of this Agreement by Buyer to The GC Net Lease (Redmond) Investors, LLC, a Delaware limited liability company (“GC Net Investors”), so long as (i) Buyer delivers a copy of the assignment
and assumption agreement dated as of the Closing Date, in the form attached hereto as Exhibit “E”  

  
 20 

 
in all respects (the “Assignment of PSA”), executed by Buyer and GC Net Investors, to Seller at Closing through escrow held by Escrow Holder, and (ii) the direct and
indirect ownership and management of GC Net Investors, as disclosed to Seller by Buyer prior to the Effective Date, remain the same as of the Closing Date (other than transfers of less than twenty percent (20%) of stock in Griffin Capital Net
Lease REIT, Inc. in the ordinary course of business or changes in percentages of units owned in The GC Net Lease REIT Operating Partnership, L.P.). Buyer hereby acknowledges and agrees that Buyer’s assignment of its interest in this Agreement
to GC Net Investors shall not relieve Buyer from its liability under this Agreement until GC Net Investors has fully performed all of Buyer’s obligations under this Agreement and the Close of Escrow has occurred, at which time Buyer shall be
released from any further obligations or responsibilities under this Agreement. 
 18. Miscellaneous. 

18.1 Governing Law; Venue; Exclusive Jurisdiction. The parties hereto expressly agree that this Agreement shall be
governed by, interpreted under, and construed and enforced in accordance with the laws of the State of Washington, without giving effect to its choice of law principles. To the fullest extent permitted by law, each party hereto hereby irrevocably
consents and agrees, for the benefit of each party, that any legal action, suit or proceeding against it with respect to its obligations, liabilities or any other matter under or arising out of or in connection with this Agreement and with respect
to the enforcement, modification, vacation or correction of an award rendered in a proceeding may be brought in any state or federal court located in the County of Los Angeles, State of California (a “CA Court”), and hereby
irrevocably accepts and submits to the exclusive jurisdiction of each such CA Court, with respect to any such action, suit or proceeding, except for any action, suit or proceeding that is required to be brought in a court located in the State of
Washington. To the fullest extent permitted by law, each party hereto waives any objection which it may now or hereafter have to the laying of venue of any of the aforesaid actions, suits or proceedings brought in any such CA Court and hereby
further waives and agrees not to plead or claim in any such CA Court that any such action, suit or proceeding brought therein has been brought in an inconvenient forum. 

18.2 Partial Invalidity. If any term or provision or portion thereof of this Agreement or the application thereof
to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision or portion thereof to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby, and each such term and provision of this Agreement shall be valid and be enforced to the fullest extent permitted by law. 

18.3 Waivers. No waiver of any breach of any covenant or provision herein contained shall be deemed a waiver of any
preceding or succeeding breach thereof, or of any other covenant or provision herein contained. No extension of time for performance of any obligation or act shall be deemed an extension of the time for performance of any other obligation or act.

 18.4 Successors and Assigns. Subject to the provisions of Section 17, this Agreement shall
be binding upon and shall inure to the benefit of the successors and assigns of the parties hereto. 
 18.5
Professional Fees. In the event of the bringing of any action or suit by a party hereto against another party hereunder by reason of any breach of any of the covenants, agreements or provisions on the part of the other party arising out of
this Agreement, then in that event the prevailing party shall be entitled to have and recover of and from the other party all costs and expenses of the action or suit and any appeals therefrom, and enforcement of any judgment in connection
therewith, including actual attorneys’ fees, accounting and engineering fees, and any other professional fees resulting therefrom. 
 18.6 Entire Agreement. This Agreement (including all Exhibits attached hereto) is the final expression of, and contains the entire agreement between, the parties with respect to the subject matter
hereof and supersedes all prior understandings with respect thereto. This Agreement may not be modified, changed, supplemented or terminated, nor may any obligations hereunder be waived, except by written instrument signed by the party to be charged
or by its agent duly authorized in writing or as otherwise expressly permitted herein. This Agreement may be executed in one or more counterparts, each of which shall be an original, and all of which together shall constitute a single instrument.
The parties do not intend to confer any benefit hereunder on any person, firm or corporation other than the parties hereto. 

  
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 18.7 Time of Essence/Business Days. Seller and Buyer hereby
acknowledge and agree that time is strictly of the essence with respect to each and every term, condition, obligation and provision hereof and that failure to timely perform any of the terms, conditions, obligations or provisions hereof by either
party shall constitute a material breach of and a non-curable (but waivable) default under this Agreement by the party so failing to perform. Unless the context otherwise requires, all periods terminating on a given day, period of days, or date
shall terminate at 5:00 p.m. (Pacific time) on such date or dates, and references to “days” shall refer to calendar days except if such references are to “business days” which shall refer to days which are not Saturday, Sunday or
a legal holiday. Notwithstanding the foregoing, if any period terminates on a Saturday, Sunday or a legal holiday, under the laws of the State of Washington, the termination of such period shall be on the next succeeding business day. 

18.8 Construction. Headings at the beginning of each paragraph and subparagraph are solely for the convenience of
the parties and are not a part of the Agreement. Whenever required by the context of this Agreement, the singular shall include the plural and the masculine shall include the feminine and vice versa. This Agreement shall not be construed as if it
had been prepared by one of the parties, but rather as if both parties had prepared the same. Unless otherwise indicated, all references to sections are to this Agreement. All exhibits referred to in this Agreement are attached and incorporated by
this reference. In the event the date on which Buyer or Seller is required to take any action under the terms of this Agreement is not a business day, the action shall be taken on the next succeeding business day. 

18.9 Corporate Names. As soon as reasonably practicable after the Closing Date, but in any event no later than six
months from the Closing, Buyer shall remove or cover the name “Arden Realty” and any trademarks, trade names, brandmarks, brand names, trade dress or logos relating to such names from all signs, billboards, advertising materials, telephone
listings, labels, stationery, office forms, packaging or other materials at or relating to the Property. Thereafter, Buyer shall not use such names or any trademark, trade name, brandmark, brand name, trade dress or logo relating or confusingly
similar to such names in connection with its businesses, the operation of the Property or otherwise. 
 19. Exchange.
Upon the request of a party hereto (the “Requesting Party”), the other party (the “Cooperating Party”) shall cooperate with the Requesting Party in Closing the sale of the Property in accordance with
this Agreement so as to qualify such transaction as an exchange of like-kind property; provided, however, the Cooperating Party shall not be required to take title to any exchange property and the Cooperating Party will not be required to agree to
or assume any covenant, obligation or liability in connection therewith, the Closing hereunder shall not be delayed as a result of, or conditioned upon, such exchange, the Requesting Party shall pay all costs associated with such exchange, and the
Requesting Party shall remain primarily liable under this Agreement and indemnify the Cooperating Party from any liability in connection with such exchange. 
 20. Confidentiality. Buyer agrees that, (a) except to the extent required by any rules and/or requirements of the Securities Exchange Commission (including any reporting requirements imposed
thereby) or any applicable law or regulation, (b) except to the extent Buyer considers such documents or information reasonably necessary to prosecute and/or defend any claim made with respect to the Property or this Agreement, and
(c) except to the extent reasonably necessary to deliver such documents or information to Buyer’s employees, paralegals, attorneys, lenders and/or consultants in connection with the evaluation and/or consummation of the transaction
contemplated by this Agreement by Buyer and/or Buyer’s lender, (i) Buyer, Buyer Parties and Buyer’s agents, consultants and lenders (collectively, the “Buyer’s Representatives”), shall keep the contents of
any materials, reports, documents, data, test results, and other information related to the transaction contemplated hereby, including, without limitation, the Due Diligence Items and all information regarding Buyer’s acquisition or ownership
of the Property strictly confidential (except Buyer and Seller recognize that the Purchase Price will be set forth in the Real Estate Excise Tax Affidavit which is a public record), (ii) Buyer and Buyer’s Representatives shall keep and
maintain the contents of this Agreement, including, without limitation, the amount of consideration being paid by Buyer for the Property strictly confidential, and (iii) Buyer and Buyer’s Representatives shall refrain from generating or
participating in any publicity or press release regarding this transaction without the prior written consent of Seller. Buyer acknowledges that significant portions of the Due Diligence Items are proprietary in nature and that Seller would suffer
significant and irreparable harm in the event of the misuse or disclosure of the Due Diligence Items. Without affecting any other rights or remedies that either party may have, Buyer acknowledges and agrees that Seller shall be entitled to seek the
remedies of injunction, specific performance and other equitable relief for any breach, threatened breach or anticipatory breach of the provisions of this Section 20 by Buyer or any of

  
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Buyer’s Representatives. The provisions of this Section 20 shall survive any termination of this Agreement but shall not survive the Closing except for Buyer’s covenants in
clauses (ii) and (iii) hereof which covenants shall survive Closing; provided that, with respect to clause (ii), Buyer shall be permitted to disclose the terms of this Agreement to any lender or investor of Buyer, and with respect to
clause (iii), after Closing, Seller will not unreasonably withhold or condition its consent of any press release and Seller shall review and respond to any written request made by Buyer with respect to a press release (which notice shall include the
text of such proposed press release) within forty-eight (48) hours or such request will be deemed approved. Notwithstanding anything to the contrary in this Section 20, Buyer’s registered non-traded REIT affiliate may elect to
pre-announce the transaction after signature of the Agreement using language substantially similar to the following: “An affiliate of the [REIT] is in the process of acquiring a single tenant office/data center property located in the
northwestern part of the United States.” 
 21. Audit Cooperation. In the event the Closing occurs pursuant to this
Agreement, for a period of ninety (90) days following the Closing Date, Seller shall either provide to Buyer, at Buyer’s expense, copies of, or shall provide Buyer access to, during normal business hours and upon five (5) business
days prior written notice from Buyer to Seller, the books and records of Seller (excluding any materials that Seller is prohibited by applicable contracts or law from disclosing, any attorney-client privileged materials, any internal correspondence,
reports and memoranda and similar proprietary or confidential information), to the extent (i) in the possession of Seller or Seller’s property manager for the Property and (ii) solely relating to the operations and financial results
of the Property, as may be reasonably requested by Buyer to prepare a property level audit to comply with any securities laws applicable to Buyer or its affiliates. Such materials that Buyer will be entitled to review under this
Section 21 shall include, but not limited to, if in Seller’s possession, historical financial statements for the Property (including income statement and balance sheet for the Property) for a period beginning January 1 of the
year prior to the Closing through the Closing Date. Without limiting the generality of the foregoing, Buyer or its designated independent auditor (Ernst and Young or any successor auditor) may audit Seller’s operating statements of the
Property, at Buyer’s expense, and Seller shall provide such documentation, if in Seller’s possession, as Buyer or its auditor may reasonably request in order to perform such audit (provided that in each instance where the Buyer may need to
access any consolidated records of Seller, Seller shall not be required to provide any consolidated records other than in redacted form sufficient for the auditor to verify information contained in the financial statements of the Property);
provided, however, that the foregoing obligations of Seller shall (a) be limited to providing such information and documentation are in the possession of Seller and in the format that Seller have maintained such records, (b) be subject to
tenant confidentiality requirements and the limitations regarding verifications in consolidated records described above, and the confidentiality requirements set forth in Section 20 above, and (c) exclude any materials that Seller
is prohibited by applicable contracts or law from disclosing, any attorney-client privileged materials, any internal correspondence, reports and memoranda and similar proprietary or confidential information (provided that, for the avoidance of
doubt, Seller’s historical financial statements for the Property (including income statement and balance sheet for the Property) for a period beginning January 1 of the year prior to the Closing through the Closing Date are not materials
excluded in this clause (c)). Buyer shall reimburse Seller for its out-of-pocket expenses in connection with Seller’s compliance with this Section 21. The obligations set forth in this Section 21 shall survive the
Closing for a period of ninety (90) days. 
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 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date. 

 

									
	“SELLER”	 		 	 ARDEN REALTY LIMITED PARTNERSHIP,
 a Maryland limited partnership

				
		 		 	By:    	 	 Arden Realty, Inc.

its sole general partner

					
		 		 		 	By:	 	/s/ Scott E. Lyle
		 		 		 	Name:	 	Scott E. Lyle
		 		 		 	Title:	 	Chief Operating Officer

  

							
	“BUYER”	 		 	 GRIFFIN CAPITAL CORPORATION,
 a California corporation

				
		 		 	By:	 	/s/ Michael J. Escalante
		 		 	Name:	 	Michael J. Escalante
		 		 	Title:	 	Chief Investment Officer

  
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