Document:

First Amendment to Lease

 Exhibit 10.1 
 FIRST AMENDMENT TO LEASE 
 FIRST AMENDMENT TO LEASE dated as of April 3, 1995, amending
that certain Lease dated February 11, 1991, by and between Curto Reynolds Oelerich Inc., a Delaware corporation, as lessor (herein called “Lessor”) and Armstrong Containers, Inc., an Illinois corporation, as lessee (herein called
“Armstrong”). 
 WITNESSETH: 
 WHEREAS, Lessor and Armstrong entered into a Lease dated February 11, 1991, said Lease having a full term of eleven (11) years, demising and leasing to Armstrong certain premises commonly known as 3400 North Powell Avenue,
Franklin Park, Illinois, and legally described in Exhibit “A” attached hereto and made a part hereof by reference thereto (herein called “Lease”); and 
 WHEREAS, Armstrong advised Lessor that Brockway Standard, Inc., a Delaware corporation (herein, called “Lessee”) purchased all of the outstanding stock of the parent company of Armstrong and that Armstrong
has been merged into Lessee and thereby is the current Lessee under the Lease; and 
 WHEREAS, Lessor and Lessee desire to amend the
provisions of the Lease, 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements of the parties hereto and other good and
valuable consideration paid by each party to the other, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: 
 1. The Lease shall be modified as follows: 

 (a) Section I. Description of Premises is deleted in its entirety and the following Section I.
Description of Premises is inserted in its place and stead: 
  

	 	“I.	DESCRIPTION OF PREMISES 

 See Exhibit “A”
attached hereto and made a part hereof by reference thereto and initialed by Lessor and Lessee, 
 “and commonly known as 3400 North
Powell Avenue, Franklin Park, Illinois, together with the improvements thereon or to be constructed thereon by Lessor, pursuant to the provisions of Section VII hereof (said Premises and said improvements, together with rights and privileges
thereunto belonging, are herein collectively called “Demised Premises”). 
 “Lessor hereby reserves the exclusive use of the
sixteen (16) car parking spaces located at the area shown and cross-hatched on Exhibit “A-l” attached hereto (herein called “Lessor’s Parking Area”) located in the south parking area servicing the Demised Premises.
Lessor hereby reserves and retains unto itself, its invitees, lessees, successors or assigns, but only as appurtenant to Lessor’s Parking Area, the right at all times during the term of this Lease, and any and all extension thereof, to use that
portion of the south parking area servicing the Demised Premises as is required for the purpose of ingress and egress and passage along same to and from Lessor’s Parking Area, and also expressly reserving and retaining in itself (the Lessor),
its lessees, successors and assigns, the right to use and to grant to others the right to use that portion of the Demised Premises hereinabove described for the purpose of ingress and egress and passage along the same to and from Lessor’s
Parking Area; provided that none of the above shall unreasonably interfere with ingress and egress by Lessee to and from the Demised Premises or the south parking area servicing the Demised Premises.” 
 (b) Section III A. is deleted in its entirety and the following new Section III A. is inserted in its place and stead: 
 “A. And Lessee in consideration thereof covenants and agrees to take and accept said demise and lease on the terms herein recited and
to pay fixed rent for the Demised Premises as follows: 
 “(1) A monthly installment of Twenty Thousand Three Hundred
Nineteen and 42/100 Dollars ($20,319.42) on the first day of August, 1991, and the same amount on the first day of each and every month thereafter through and including the first day of July, 1992. 
  

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 “(2) A monthly installment of Twenty-Seven Thousand Eight Hundred Seventy-Nine and
No/100 Dollars ($27,879.00) on the first day of August, 1992, and the same amount on the first day of each and every month thereafter through and including the first day of April, 1995. 
 “(3) A monthly installment of Twenty-Eight Thousand Fifty-Nine and No/100 Dollars ($28,059.00) on the first day of May, 1995, and the
same amount on the first day of each and every month thereafter through and including the first day of July, 1997. 
 “(4) A monthly installment of Thirty-Two Thousand Eight Hundred Fifty-Five and No/100 Dollars ($32,855.00) on the first day of August, 1997, and the same amount on the first day of each and every month thereafter through and including
the first day of July, 2002.” 
 (c) Section VII. Improvements to be Erected is deleted in its entirety and the following new Section
VII. Improvements to be Erected is inserted in its place and stead: 
  

	 	“VII.	IMPROVEMENTS TO BE ERECTED 

 “A.
Lessor, at its sole cost and expense, agrees to construct and complete the improvements upon the Premises as described on Exhibit “B” attached hereto and by reference made a part hereof and initialed by Lessor and Lessee (herein called
“Phase I Improvements”). Lessor further agrees to construct and complete the improvements upon the Premises as described on Exhibit “C” attached hereto and by reference made a part hereof and initialed by Lessor and Lessee
(herein called “Phase II Improvements”). Lessor further agrees to complete the improvements on the Premises as described on Exhibit “D” attached hereto and by reference made a part hereof and initialed by Lessor and Lessee
(herein called “Phase III Improvements”). 
 “B. The parties hereto anticipate that the Phase I Improvements
shall be completed on or before August 1, 1991, the Phase II Improvements shall be completed on or before August 1, 1992, and the Phase III Improvements substantially completed on or before April 30, 1995. 
 “C. In the event the Phase III Improvements are not substantially completed on or before April 30, 1995, Lessee’s rent for
the period commencing May l, 1995, shall be reduced by $180.00 per month until the Phase III Improvements are substantially completed. Substantial 

  

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completion of the Phase III Improvements shall be deemed to be as of the date Lessor mails notice to Lessee certifying that the Phase III Improvements are
substantially completed.” 
 2. Except as further modified herein, the Lease shall remain in full force and effect and the parties shall
be bound by all the terms and conditions thereof. 
 IN WITNESS WHEREOF, Lessor and Lessee have caused this First Amendment to Lease to be
duly executed and attested in their behalf by their duly authorized officers and their corporate seals to be affixed all as of the day and year first above written. 
  

							
		 		 	LESSOR:
			
		 		 	CURTO REYNOLDS OELERICH INC.
				
		 		 	By:	 	 /s/ ILLEGIBLE

	ATTEST:	 		 	Its	 	President
				
	 /s/ ILLEGIBLE
	 		 		 	
	Its: Vice President, Ass’t	 		 		 	
		 		 	LESSEE:
			
		 		 	BROCKWAY STANDARD, INC.,
				
		 		 	By:	 	 /s/ ILLEGIBLE

	ATTEST:	 		 	Its	 	ILLEGIBLE
				
	 /s/ ILLEGIBLE
	 		 		 	
	Its: Assistant Treasurer	 		 		 	

  

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 I N D E X 
  

			
		
	 SECTION I
	 	DESCRIPTION OF PREMISES
		
	 SECTION II
	 	TERM
		
	 SECTION III
	 	RENT
		
	 SECTION IV
	 	UTILITY CHARGES
		
	 SECTION V
	 	TAXES AND ASSESSMENTS
		
	 SECTION VI
	 	INSURANCE
		
	 SECTION VII
	 	IMPROVEMENTS TO BE ERECTED
		
	 SECTION VIII
	 	CONDITION AND USE OF PREMISES; INDEMNITY
		
	 SECTION IX
	 	MAINTENANCE AND SURRENDER OF PREMISES
		
	 SECTION X
	 	MECHANICS LIENS
		
	 SECTION XI
	 	ABANDONMENT
		
	 SECTION XII
	 	PENALTY ON DEFAULT - CANCELLATION
		
	 SECTION XIII
	 	REMEDIES OF LESSOR
		
	 SECTION XIV
	 	INSPECTION OF PREMISES BY LESSOR
		
	 SECTION XV
	 	RESTORATION OR REPAIR
		
	 SECTION XVI
	 	CONDEMNATION
		
	 SECTION XVII
	 	MONTH TO MONTH TENANCY
		
	 SECTION XVIII
	 	ASSIGNMENT OR SUBLEASING
		
	 SECTION XIX
	 	SUBORDINATION
		
	 SECTION XX
	 	SECURITY DEPOSIT
		
	 SECTION XXI
	 	TERMINATION OF PRIOR EXISTING LEASE
		
	 SECTION XXII
	 	NOTICES
		
	 SECTION XXIII
	 	SUCCESSORS AND ASSIGNS
		
	 SECTION XXIV
	 	GENERAL

 LEASE 
 This Lease made and entered into this 11th day of February 1991, by and between CURTO REYNOLDS OELERICH INC., a Delaware corporation and licensed to do business in the State of Illinois (herein called
“Lessor”), and ARMSTRONG CONTAINERS, INC., an Illinois corporation (herein called “Lessee”). 
 WITNESSETH:

 Lessor, for and in consideration of the rents, covenants and agreements herein reserved, mentioned and contained on the part of the
Lessee to be paid, kept and performed, does hereby demise and lease to Lessee upon and subject to the conditions herein expressed, the following described premises (herein called “Premises”) in Cook County, Illinois, to wit: 
 I. DESCRIPTION OF PREMISES 
 See Exhibit “A”
attached hereto and made a part hereof by reference thereto and initialed by Lessor and Lessee, 
 and commonly known as 3400 North Powell Avenue, Franklin
Park, Illinois, together with the improvements thereon or to be constructed thereon by Lessor, pursuant to the provisions of Section VII hereof (said Premises and said improvements, together with rights and privileges thereunto belonging are herein
collectively called “Demised Premises”). 
 II. TERM 
 TO HAVE AND TO HOLD the Demised Premises unto Lessee for and during the full term of eleven (11) years, to wit, from the 1st day of August, 1991, to and including the 31st day of July, 2002. 
 III. RENT 
 A. And Lessee in consideration thereof
covenants and agrees to take and accept said demise and lease on the terms herein recited and to pay fixed rent for the Demised Premises as follows: 
 (1) A monthly installment of Twenty Thousand Three Hundred Nineteen and 42/100 Dollars ($20,319.42) on the first day of August, 1991, and the same amount on the first day of each and every month thereafter through and
including the firs day of July, 1992. 
  

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 (2) A monthly installment of Twenty-Seven Thousand Eight Hundred Seventy-Nine and No/100
Dollars ($27,879.00) on the first day of August, 1992, and the same amount on the first day of each and every month thereafter through and including the first day of July, 1997. 
 (3)A monthly installment of Thirty-Two Thousand Six Hundred Seventy-Five and No/100 Dollars ($32,675.00) on the first day of August, 1997,
and the same amount of the first day of each and every month thereafter through and including the first day of July, 2002. 
 B. All sum or
sums due hereunder from Lessee to Lessor, except for fixed rent, are hereby declared to be so much additional and further rent due and payable by Lessee to Lessor with the installment of fixed rent next falling due hereunder after the date Lessor
notifies Lessee of such sum or sums and may be collected in the same manner as the fixed rent due hereunder. If such sum or sums are due from Lessee after the expiration of this Lease, same shall be payable by Lessee ten (10) days after the
date Lessor notifies Lessee of such sum or sums. 
 C. Said payments of rent, as aforesaid, shall be made by Lessee, without deduction,
discount or abatement (except as may be specifically hereinafter provided) in lawful money of the United States, at such place in the City of DesPlaines, Illinois, or otherwise, as Lessor may, from time to time, designate in writing; and in default
of such designation, then at the office of Lessor at 1400 East Touhy Avenue, Suite 230, DesPlaines, Illinois 60018. Each and every installment of rent accruing under the covenants of this Lease which shall not be paid within ten (10) days from
the date that same is due under the terms of this Lease, shall bear interest at the rate per annum of two percent (2%) over the prime commercial rate of the Harris Trust and Savings Bank, Chicago, Illinois, from the date when the same is
payable under the terms of this Lease until the same shall be paid; and all other sums becoming due or payable to Lessor under this Lease, including all reasonable moneys expended by Lessor pursuant hereto or on account of any default by Lessee in
the performance or observance of any of the covenants and agreements herein contained, shall likewise bear interest from the respective dates when the same shall be advanced or paid by Lessor, or otherwise due to Lessor, at the rate per annum of two
per cent (2%) over the prime commercial rate of the Harris Trust and Savings Bank, Chicago, Illinois, on the respective dates when said sums shall become due and payable until the same shall be repaid by Lessee to Lessor. All sums so advanced
or paid by Lessor shall become so much additional and further rent due hereunder from the Lessee. 
  

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 IV. UTILITY CHARGES 
 Lessee shall pay or cause to be paid all charges for any facilities or services of any kind, such as, but not limited to, water, gas, steam, electricity, light, heat, power, telephone, rented or supplied to Lessee in
connection with the Demised Premises and shall contract for same in its own name. 
 V. TAXES AND ASSESSMENTS 
 A. Lessee agrees that in addition to the rent herein provided, Lessee shall pay all general real estate taxes levied, assessed, confirmed or imposed upon
the Demised Premises during the lease term. 
 B. Lessee agrees that any general real estate taxes or special assessments levied, assessed,
confirmed or imposed upon the Demised Premises during the lease term but payable in whole or in installments after the lease term shall be adjusted and prorated so that Lessor shall pay its pro rata share for the period subsequent to the lease term
during the last year of the term hereof. 
 C. Lessee, at its sole cost and expense, shall have the right to elect to attempt to reduce the
assessed valuation of the Demised Premises or contest the general real estate taxes or special assessments levied, assessed, confirmed or imposed upon the Demised Premises during the lease term. If Lessee does not so elect, Lessee shall so advise
Lessor in writing, and Lessor shall have such right, and in the event Lessor elects to attempt to reduce the assessed valuation of the Demised Premises or contest the general real estate taxes or special assessments, Lessee agrees that in addition
to the rent herein provided, Lessee shall pay Lessor a prorata share of reasonable attorney’s fees and related costs, if any, incurred by Lessor in attempting to reduce the assessed valuation of the Demised Premises or contest said general real
estate taxes or special assessments in an amount adjusted and prorated so that Lessee shall pay its prorata share for the period of the lease term and Lessor shall pay its prorata share for the period subsequent to the lease term during the last
year of the term hereof. 
 D. Lessee agrees that in addition to the rent herein provided, Lessee shall pay all special assessments, charges
for permits or license fees of any governmental authority, general, special, ordinary, extraordinary of any nature and kind whatsoever levied, assessed, confirmed or imposed upon or payable for or in 

  

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respect of the Demised Premises during the lease term. Lessee shall pay to Lessor an amount equal to the amount so levied, assessed, confirmed or imposed
upon or payable for or in respect of the Demised Premises during the lease term; provided further that if any of the aforementioned is levied, assessed, confirmed or imposed upon the Demised Premises but payable in whole or in installments after the
lease term, the same shall be adjusted and prorated so that Lessor shall pay its pro rata share for the period subsequent to the lease term during the last year of the term hereof. 
 E. If Lessee shall fail to pay or deposit any sums as required pursuant to the terms of this Section V, Lessor may pay or deposit same at any time
thereafter, and the amount of any and all such payments or deposits so made by Lessor, plus interest at the rate specified in Section III hereof shall be and is hereby declared to be so much additional and further rent due from Lessee hereunder.
Taxes and assessments shall include all taxes levied against the Demised Premises or against Lessor or Lessee on account of same by Federal, State or local governments, and shall include all taxes equitably determined by Lessor to be levied in lieu
of or in substitution therefor. 
 VI. INSURANCE 
 A. At all times during the term of this Lease, Lessee, at Lessee’s sole cost and expense, shall maintain the following types of insurance, insuring against loss to the improvements on the Premises and the building service equipment:

 (1) Fire and extended coverage insurance in an amount equal to 100% of the full replacement costs of the improvements on
the Premises and the building service equipment. As of the date hereof, the full replacement cost is $2,875,000.00. Lessor shall have the right from time to time to reasonably determine and specify the amount to be used as full replacement cost. Any
policy providing such coverage shall contain the so called special coverage all risk endorsement and the full replacement cost endorsement. 
 (2) Business income (rent) insurance covering the rent value of the improvements on the Demised Premises in the amount of not less than 150% of the annual fixed rent and other amounts provided to be paid by Lessee to
Lessor pursuant to the terms of this Lease. 
 B. At all times during the term of this Lease, Lessee, at Lessee’s sole cost and expense,
shall maintain comprehensive general public liability insurance against claims for injury or death occurring upon, in or about the Demised Premises such insurance to afford protection to the limit of not less than 

  

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$2,000,000.00 for each occurrence and in the aggregate and such insurance shall be written on an occurrence basis. Lessee agrees that Lessor shall have the
right to require Lessee to increase the general public liability insurance coverage required in such reasonable amounts as Lessor may, from time to time, reasonably require during the term of this Lease. 
 C. All policies of insurance required to be maintained by Lessee pursuant to this Lease shall: 
 (1) be effected by valid and enforceable policies issued by insurers, reasonably satisfactory to Lessor, who are authorized to do business
in the State of Illinois and shall be in such form and content as is reasonably satisfactory to Lessor; 
 (2) provide that
same shall not be cancelled or amended in any respect without at least thirty (30) days prior written notice to each assured named therein; 
 (3) be delivered to Lessor on or before fifteen (15) days prior to the occupancy of the Demised Premises by Lessee, and renewals of said policies shall be delivered to Lessor at least fifteen (15) days prior
to the expiration date of each policy, together with evidence satisfactory to Lessor of the payment of all premiums thereon; 
 (4) name Lessee and Lessor as the insured, as their respective interests may appear (and if requested by Lessor, shall bear appropriate endorsements to protect Lessor’s agents and employees and the legal title holder of the Demised
Premises); 
 (5) if the Lessor so requires, be payable to the holder of any mortgage(s) or trust deed(s), as the interest of
such holder may appear, pursuant to a standard mortgage clause; 
 (6) to the extent obtainable, provide that any loss shall
be payable to Lessor or to the holder of any mortgage(s) or trust deed(s) notwithstanding any act of negligence of Lessee which might otherwise result in forfeiture of such insurance. 
 D. Whenever (1) any loss, cost, damage or expense resulting from fire, explosion or any other casualty or occurrence is incurred by either of the
parties to this Lease in connection with the Demised Premises, and (2) such party is then covered in whole or in part by insurance with respect to such loss, cost, damage or expense, then the party so insured hereby releases the other party
from any liability it may have on account of such loss, cost, damage or expense to the extent of any amount recovered by reason of such insurance and waives any right of subrogation which might otherwise exist in or accrue to any person on account
thereof, provided that such release of liability and waiver of the right of 

  

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subrogation shall not be operative in any case where the effect thereof is to invalidate such insurance coverage or increase the cost thereof (provided that
in the case of the increased cost, the other party shall have the right within thirty (30) days following written notice, to pay such increased cost, thereupon keeping such release and waiver in full force and effect). 
 E. If Lessee shall refuse or fail to maintain in force the insurance required of Lessee to be maintained by Lessee hereunder and to keep such policies in
Lessor’s possession, Lessor may at its election procure and from time to time renew such insurance, and the amounts expended therefor with interest thereon from the respective dates of expenditures therefor at the rate specified in Section III
hereof shall be so much additional rent due from Lessee to Lessor. 
 VII. IMPROVEMENTS TO BE ERECTED 
 A. Lessor, at its sole cost and expense, agrees to construct and complete the improvements upon the Premises as described on Exhibit “B”
attached hereto and by reference made a part hereof and initialed by Lessor and Lessee (herein called “Phase I Improvements”). Lessor further agrees to construct and complete the improvements upon the Premises as described on Exhibit
“C” attached hereto and by reference made a part hereof and initialed by Lessor and Lessee (herein called “Phase II Improvements”). 
 B. The parties hereto anticipate that the Phase I Improvements shall be completed on or before August 1, 1991, and the Phase II Improvements shall be completed on or before August 1, 1992. 
 VIII. CONDITION AND USE OF PREMISES; INDEMNITY 
 A.
Lessee is presently in possession of the Demised Premises by assignment of and pursuant to the provisions of that certain lease dated May 21, 1980, entered into by and between LaSalle National Bank, a national banking association, not
individually but as Trustee under the provisions of a Trust Agreement dated August 1, 1972 and known as Trust No. 44261 (herein “LaSalle 44261”), its successors and assigns, as lessor, and J & S Tin Mill Products Co., Inc.,
an Illinois corporation (herein “J & S”) , as lessee, as amended by letter agreement dated July 21, 1980, entered into by and between Lessor herein, as agent for the beneficiary of LaSalle 44261 and J & S (said lease as
amended by said letter agreement herein called “Prior Existing Lease”). Subject to the construction and completion of the improvements described in Section VII hereof, Lessee acknowledges that the Demised Premises are in good and first
class condition, and that Lessee will while this Lease remains in 

  

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force carefully keep and maintain the Demised Premises and any appurtenances such as sidewalks and alleys adjoining the same in a safe, clean and wholesome
condition in accordance with all governmental regulations, ordinances and laws now or hereafter affecting the Demised Premises, and will at all times at its own expense comply with all such regulations, ordinances and laws applicable to the same,
and that Lessee will remove, at Lessee’s sole cost and expense, any rubbish of any character whatsoever which may accumulate thereon, and that Lessee will not at any time during the term of this Lease use, or allow the use of, the Demised
Premises, or any portion thereof, or any building or buildings and other improvements on the Premises or any portion thereof for the manufacture or sale of spirituous, malt or other intoxicating liquor or for any business or use which shall increase
the fire hazard to the Demised Premises or adjoining property, or for any business or activity which constitutes a nuisance or for any business or purpose calculated to injure the reputation of the Demised Premises or of the adjoining and
neighboring property or to interfere with the reasonable use of such neighboring property, or for any purpose or use in violation of the laws of the United States or the State of Illinois or of any law or local ordinance or for any other than
manufacturing, storage or industrial purposes. Lessee acknowledges and agrees that its possession of the Demised Premises is subject to all applicable governmental regulations, ordinances and laws now or hereafter regulating the use of the Demised
Premises and that Lessor has made no representation or warranty as to the present or future suitability of the Demised Premises for the conduct of Lessee’s business. No changes, alterations, improvements or additions in the building or
buildings or improvements on the Premises shall be made or permitted by Lessee without in each case the previous written consent of Lessor. Notwithstanding with foregoing, Lease may, on prior written notice to Lessor, but without Lessor’s
consent, each year of the term of this Lease make non-structural, non-mechanical and non-electrical changes and alterations or improvements in the Demised Premises, provided that the cost of each such improvement shall not exceed $10,000.00. Lessor
may, at the termination of this Lease, at Lessor’s option, require that Lessee remove any or all such changes or alterations and restore the Demised Premises to their original condition and unless Lessor requires their removal, all such changes
or alterations shall become the property of Lessor and be surrendered with the Demised Premises upon termination of this Lease. 
 B.
(1) Lessee represents, warrants and covenants to Lessor that during the term of this Lease, Lessee will not use Hazardous Materials (as defined hereinafter) on, from or affecting the Demised Premises in any manner which violates federal, state
or local laws, ordinances, rules, regulations or written policies covering the use, storage, treatment, transportation, manufacture, refinement, handling, production or disposal of Hazardous Materials. Without limiting the foregoing Lessee shall not
cause or permit the Demised Premises to be used to generate, manufacture, 

  

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refine or process Hazardous Materials, except in compliance with all applicable federal, state and local laws or regulations, nor shall Lessee cause or
permit, as a result of any intentional or unintentional act or omission on the part of Lessee, a release of Hazardous Materials onto the Demised Premises, the building or adjoining property. 
 (2) Lessee hereby represents, warrants and covenants to Lessor that Lessee shall promptly notify Lessor as soon as Lessee knows or suspects that
Hazardous Materials have been released on the Demised Premises. 
 (3) Upon termination of Lessee’s right of possession hereunder,
whether this Lease be terminated or not, Lessee shall deliver the Demised Premises to Lessor free of any and all Hazardous Materials, except for those existing prior to April 4, 1961 and those whose presence on the Demised Premises is
attributable to Lessor. 
 (4) For purposes of this Section VIII B, “Hazardous Materials” means any hazardous material, hazardous
waste, or hazardous substance within the meaning of the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended (42 U.S.C. Section 9601, et seq.), the Hazardous Materials Transportation Act, as
amended (49 U.S.C. Section 1801, et seq.), the Resource Conservation and Recovery Act, as amended (42 U.S.C. Section 6901, et seq.), and the regulations adopted and promulgated pursuant thereto, or any other
federal, state or local law for the protection of the environment and which are effective during the term of this Lease. 
 C. Lessee further
covenants and agrees that it will indemnify and forever save and keep harmless Lessor and the Demised Premises of, from and against any and all penalties, fines, damages, loss, costs, charges and expenses, including reasonable attorneys’ fees,
arising out of any of the following: 
 (1) Any breach or default by Lessee in the performance or observance of any of the
covenants of this Lease to be performed or observed by Lessee; 
 (2) The institution or prosecution of any litigation against
Lessor by Lessee or any third party where such litigation (i) arises from Lessee’s use, possession or maintenace of the Demised Premises and (ii) does not arise from any fault on the part of Lessor or the breach by Lessor of any
covenant or agreement of this Lease to be performed or observed by Lessor; 
 (3) The enforcement by Lessor against Lessee of
the covenants and agreements of this Lease to be performed or observed by Lessee, whether by the institution or prosecution of litigation or otherwise; 
  

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 (4) The violation or breach of any governmental law, rule, requirement, order, direction,
ordinance or regulation applicable to the Demised Premises on or after April 4, 1961 and thereafter through the expiration of the term of this Lease, if occasioned by the act or neglect of Lessee or of any person holding or claiming an interest
in the Demised Premises by, through or under Lessee, or of any occupant of the Demised Premises during the term hereof unless such violation or breach arises or results from any fault on the part of Lessor or the breach by Lessor of any covenant or
agreement of this Lease to be performed or observed by Lessor; 
 (5) Any accident, injury, loss or damage resulting to person
or property, during the term of this Lease, which is due, directly or indirectly, to Lessee’s or its employees’, agents’ or representatives’ possession, use, occupancy, operation, alteration, repair or maintenance of the Demised
Premises, or the switchtrack or tracks thereon, or by reason of any act or thing upon the Demised Premises attributable to Lessee, its employees, agents or representatives, unless such accident, injury, loss or damage arises or results from any
fault on the part of Lessor or the breach by Lessor of any covenant or agreement of this Lease to be performed or observed by Lessor; 
 (6) Any violation of any applicable statute, regulation, ordinance or law for the protection of the environment which occurred on the Demised Premises on or after April 4, 1961 and thereafter through the
expiration of the term of this Lease, or by reason of the imposition of any governmental lien for the recovery of environmental cleanup costs expended by reason of such violation unless such violation arises from any fault on the part of Lessor or
the breach by Lessor of any covenant or agreement of this Lease to be performed or observed by Lessor. 
 D. Lessor covenants and agrees that
it will indemnify and save and keep harmless Lessee of, from and against any and all penalties, fines, damages, loss, costs, charges and expenses, including reasonable attorneys’ fees, which arise out of any of the following: 
 (1) Any breach or default by Lessor in the performance or observance of any of the covenants of this Lease to be performed or observed by
Lessor; 
 (2) The enforcement by Lessee against Lessor of the covenants and agreements of this Lease to be performed or
observed by Lessor, whether by the institution or prosecution of litigation or otherwise; and 
  

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 (3) Any accident, injury, loss or damage resulting to person or property on the Demised
Premises during the term of this Lease which is due to any fault on the part of Lessor or the breach by Lessor of any covenant or agreement of this Lease to be performed or observed by Lessor. 
 E. In the event that Lessor is required to pay any sum or sums on account of or by virtue of any matter encompassed by Section VIII C hereof, the sum or
sums so paid therefor, together with interest thereon at the rate specified in Section III hereof, shall become additional rent under the terms hereof, provided that Lessor shall be entitled to apply any deposit which Lessee shall have made with
Lessor as hereinafter set forth. 
 F. If Lessee shall have first deposited with Lessor a sum sufficient to indemnify Lessor against the
liabilities herein set forth, Lessee shall have the right to contest by appropriate legal proceedings, without cost or expense to Lessor, any mechanic’s lien claim or the validity of any law, rule, requirement, order, direction, ordinance or
regulation of the nature referred to in Section VIII C (4) hereof, and if by the terms of any such law, rule, requirement, order, direction, ordinance or regulation, compliance therewith may legally be held in abeyance without the occurrence of
any lien, charge or liability of any kind against the Demised Premises or any interest of Lessor therein and without subjecting Lessor to any liability, civil or criminal, of whatsoever nature for failure so to comply therewith, Lessee may postpone
compliance therewith until the final determination of any proceedings, provided that all such proceedings shall be prosecuted with all due diligence and dispatch. If any lien, charge or civil liability, but not criminal liability, is incurred by
reason of noncompliance, Lessee may nevertheless make the contest aforesaid and delay compliance as aforesaid, provided that Lessee prosecutes the contest aforesaid with due diligence and dispatch. 
 G. The word “Lessor” when used in this Section VIII shall mean Lessor herein, Lessor’s agents and the fee title holder of the Premises
(and if the same is a land trust, any and all beneficiaries of said land trust and their agents). 
 IX. MAINTENANCE AND SURRENDER OF PREMISES

 A. Lessee, at Lessee’s sole cost and expense, will carefully keep and maintain the Demised Premises and any appurtenances such as
sidewalks and alleys adjoining the same (including all driveways and parking areas) in first class condition and repair at all times during the term of this Lease and Lessee will make all necessary repairs, replacements and renewals thereto,
interior and exterior, structural and nonstructural, extraordinary and ordinary, unforeseen and foreseen, however the necessity or desirability for such repairs may occur and whether or not necessitated by wear, 

  

 10 

 
tear, obsolescence or defects, latent or otherwise. Lessee will afford Lessor all reasonable opportunity to inspect the Demised Premises for the purpose of
determining whether the Demised Premises are being properly maintained in such condition and repair. Lessee agrees that it will not overload the floors and will not in any event permit any weight to be placed upon any of said floors in excessive
amounts. Lessee agrees that it will not subject the roof structure to any loads in excess of the load limits of the structural design criteria. 
 B. Notwithstanding the foregoing, Lessor, at Lessor’s sole cost and expense, will make any necessary repairs or replacements to the roof of the Demised Premises and will maintain same. 
 C. Lessee agrees that it will not permit water, snow, ice or any other substance to accumulate on the roof in excess of the load limits of the structural
design criteria. 
 D. Lessee agrees that at the termination of this Lease, either by lapse of time or otherwise, Lessee will surrender up
possession of the Demised Premises in as good condition and repair as the same shall be in upon Lessee’s taking possession thereof, ordinary wear and tear excepted. 
 X. MECHANICS LIENS 
 Lessee will not permit any mechanic’s or other lien or encumbrance to be
filed against or placed upon the Demised Premises or any building or buildings or other improvements on the Premises during the term hereof, and in case of any such lien attaching will promptly pay off the same. If default in the payment thereof
shall continue for ten (10) days after written notice thereof from Lessor to Lessee, Lessor shall have the right at its option and without inquiring as to the validity or the correctness of the amount thereof, of paying the same or any portion
thereof, and any amount or amounts so paid, including attorneys’ fees and expenses, together with interest at the rate specified in Section III hereof on the amount of such expenditures from the respective dates thereof, shall become so much
additional rent due from Lessee hereunder. Notwithstanding the foregoing, Lessee shall have the right to contest a mechanic’s lien claim if Lessee has complied with the provisions of Section VIII E pertaining to a deposit with Lessor.

 XI. ABANDONMENT 
 If the Demised
Premises shall be vacated or abandoned by Lessee for a period of thirty (30) consecutive days at any time during the term hereof, Lessor may without notice to Lessee take 

  

 11 

 
possession thereof for the remainder of said term, and in its discretion relet the same and apply the net proceeds (after payment of advertising, other
expenses and broker’s commissions) on the rent hereunder, and Lessee shall remain liable for the unpaid balance of the rent herein provided. Any expenses incurred by Lessor by reason of the vacating or abandonment by Lessee including, but not
limited to, retention of watch service and increased insurance premium, shall be paid by Lessee as additional rent hereunder. 
 XII. PENALTY ON DEFAULT -
CANCELLATION 
 A. Lessee further covenants and agrees that: (1) if default be made by Lessee in the payment of any rent or other
sums herein provided to be paid by Lessee (whether to Lessor or to any other person or persons) upon the date that any such payment becomes due and payable, and such default shall continue after ten (10) days notice thereof by Lessor to Lessee;
or (2) if Lessee shall make default in any of the covenants of this Lease to be kept and performed by Lessee; or (3) if at any time after the date of this Lease, whether prior to or during the term hereof, any proceedings in bankruptcy,
insolvency or reorganization shall be instituted by or against Lessee pursuant to any Federal or State law now or hereafter enacted, or any receiver or trustee shall be appointed of all or any portion of Lessee’s business or property, or any
execution or attachment shall issue against Lessee or any of Lessee’s business or property or any of Lessee’s interest in the Demised Premises acquired by or through this Lease, or if Lessee shall be adjudged a bankrupt or insolvent, or
Lessee shall make an assignment for the benefit of creditors, or if Lessee shall file a voluntary petition in bankruptcy or shall petition for or enter into an arrangement or reorganization, composition or any other arrangement with Lessee’s
creditors under any Federal or State law now or hereafter enacted; or (4) if Lessee shall abandon or vacate the Demised Premises for a period of thirty (30) consecutive days during the term of this Lease; and any such default enumerated at
(2) and (4) hereinabove shall continue for thirty (30) days after notice thereof by Lessor to Lessee and as for any proceedings in bankruptcy, insolvency or reorganization instituted against Lessee as provided in (3) hereinabove
if same is not dismissed on or before sixty (60) days from the date of commencement of such proceedings, then in any such event Lessee’s right to possession of the Demised Premises shall thereupon terminate without any further notice or
demand whatsoever; and mere retention of possession thereafter by Lessee shall constitute a forcible detainer of the Demised Premises; and if Lessor so elects (but not otherwise) without further notice of such election or any other notice or demand
whatsoever, this Lease shall thereupon terminate. 
  

 12 

 B. The word “Lessee” when used in Section XII A(3) hereof shall include Lessee herein and its
successors and assigns and any guarantor of this Lease or Lessee’s obligations hereunder. 
 XIII. REMEDIES OF LESSOR 
 A. Upon termination of Lessee’s right of possession hereunder, whether this Lease be terminated or not, Lessee agrees to surrender possession of the
Demised Premises immediately without the receipt of any demand for rent, notice to quit or demand for possession of the Demised Premises whatsoever, and hereby grants to Lessor full, free and complete license to enter into and upon the Demised
Premises, or any part thereof, to take possession thereof, with process of law, and to expel and remove Lessee or any other person who may be occupying the Demised Premises, or any part thereof, and Lessor may use such force in and about expelling
and removing Lessee and said other persons as may reasonably be necessary, and Lessor may further repossess itself of the Demised Premises as of its former estate, but said entry and repossession of the Demised Premises shall not constitute a
trespass or forcible entry or detainer, nor shall it cause a forfeiture or cancellation of rents or other sums due or to become due during the full stated term hereof irrespective of earlier termination, nor a waiver of any covenant, agreement or
promise herein contained to be performed by Lessee; and Lessee agrees to pay to Lessor, as liquidated damages, one and one-half times the rent paid by Lessee during the month preceding the termination of the Lease for all the time that Lessee shall
retain possession of the Demised Premises, or any part thereof, after termination of Lessee’s right of possession. 
 B. Lessee hereby
waives any and all notice of any election made by Lessor hereunder, demand for rent, notice to quit, demand for possession and any and all notices and demands whatsoever, or any and every nature (except notices herein specifically provided for),
which may or shall be required by any statute of this State relating to forcible or unlawful entry or detainer, or to landlord and tenant, or any other statute, or by the common law, during the term of this Lease, or any extension thereof.
Acceptance of rent or other sums due hereunder, whether in a single instance or repeatedly after the same fall due, or after knowledge of any breach hereof by Lessee, or the giving or making of any notice or demand, whether according to any
statutory provision or not, or any act or series of acts, except an express written waiver, shall not be construed as a waiver of Lessor’s right to act without notice or demand, or of any other right hereby given Lessor, nor as an election not
to proceed under the provisions of this Lease. The obligation of Lessee to pay the rent (or other sums) reserved hereby during the balance of the stated term hereof irrespective of earlier termination, or during any extension hereof, shall not be
deemed to be waived, released or terminated by the service of any notice to collect, demand for possession or notice that the 

  

 13 

 
tenancy hereby created will be terminated on a date therein named, or the institution of any action of forcible detainer or ejectment, or similar action, or
any judgment for possession which may be rendered in such action. Lessor may collect and receive any rent or other sums due from Lessee, and payment or receipt thereof shall not waive or affect any such notice, demand, suit or judgment, or in any
manner waive, affect, change, modify or alter any rights or remedies which Lessor may have by virtue hereof. 
 C. If Lessee’s right to
the possession of the Demised Premises shall be terminated in any way, on account of default of Lessee, the Demised Premises, or any part or parts thereof, may, but need not be, relet by Lessor for the account and benefit of Lessee, for such rent
and upon such terms and to such person, including a corporation or corporations controlled by Lessor, and for such period or periods as may seem fit to the Lessor, and if a sufficient sum shall not be received from such reletting to satisfy the rent
hereby reserved, after paying the expenses of reletting and collection, and all expenses of placing the Demised Premises in condition for such reletting. Lessee agrees to pay and satisfy all deficiency; but the acceptance of a tenant or tenants by
Lessor in place of Lessee shall not operate as a cancellation hereof nor release Lessee from the performance of any covenant, promise or agreement herein contained, and performance by any substituted tenant by the payment of rent or otherwise, shall
constitute only satisfaction pro tanto of the obligation of Lessee arising hereunder. 
 D. It is further covenanted and agreed that Lessor
may pursue any of the remedies in this Lease provided, or any which may be allowed at law, in equity or by statute, either separately or concurrently, and that any and all of Lessor’s rights and remedies are cumulative and not alternative, and
shall not be exhausted by the exercise thereof on one or more occasions. No delay or omission to exercise any remedy or right accruing on any default shall impair any such remedy or right, or be construed as a waiver of any such default, or
acquiescence therein, nor shall it affect any subsequent default of the same or a different nature, but every such remedy or right may be exercised from time to time, and as often as may be deemed expedient by Lessor. In case Lessor shall have
proceeded to enforce any right under this Lease by entry, suit or otherwise, and such proceeding shall have been discontinued or abandoned because of a waiver, settlement or for any other reason, or shall have been determined adversely to Lessor,
then and every such case, Lessor shall be restored to its former position and rights hereunder in respect to the Demised Premises, and all rights, remedies and powers of Lessor shall continue as though no such proceeding had been taken. 

Neither the rights herein nor by law given to receive, collect, sue for or distrain for any rent or rents, moneys or payments or to enforce any of the
terms, provisions or conditions of this Lease, nor to prevent the breach or nonobservance thereof, 

  

 14 

 
nor the exercise of any such right or remedy hereunder or otherwise granted or arising, shall in any way affect or impair or limit the right or power of
Lessor to declare the term hereby granted ended, or to terminate this Lease because of any default or breach, as herein provided. 
 XIV. INSPECTION OF
PREMISES BY LESSOR 
 Lessor, and the authorized representatives of Lessor, to enter the Demised Premises at all reasonable times during
usual business hours upon forty-eight (48) hours prior oral notice, except that no notice shall be required if entry is deemed by Lessor to be for an emergency, for the purpose of (a) inspecting same, and (b) making such necessary
repairs to the Demised Premises and performing any work therein that may be necessary by reason of Lessee’s default under the terms of this Lease. Nothing herein shall imply any duty upon the part of Lessor to do any such work which, under the
provision of this Lease, Lessee may be required to perform, and the performance thereof by Lessor shall not constitute a waiver of Lessee’s default in failing to perform the same. Lessee shall pay for such work performed by Lessor pursuant to
the terms of this paragraph and the cost thereof if paid by Lessor shall be deemed additional rent due from the Lessee hereunder. Lessor may, during the progress of any work on the Demised Premises, keep and store upon the parking area of the
Premises, all necessary materials, tools and equipment. Lessor shall not in any event be liable for inconvenience, annoyance, disturbance, loss of business or other damage sustained by Lessee while making such repairs or the performance of any such
work on the Demised Premises, or on account of bringing materials, supplies and equipment into or through the Demised Premises during the course thereof. 
 Agents and authorized representatives of Lessor are hereby given the right, during usual business hours, upon forty-eight (48) hours prior oral notice to enter the Demised Premises and exhibit the same for the
purpose of sale or mortgage and, during the last year of the term of this Lease, to exhibit the same to any prospective Lessee, and during any such year period to install and maintain For Rent or For Sale signs on the exterior of the building or
buildings on the Premises. 
 XV. RESTORATION OR REPAIR 
 If any building or buildings or other improvements on the Premises shall be damaged or destroyed due to any cause for which insurance is to be provided as specified in Section VI hereof while this Lease is in force,
Lessor shall repair or restore the Demised Premises, and the insurance money, if any, derived from said policy 

  

 15 

 
or policies (less Lessor’s cost and expenses in collecting same) shall be applied by Lessor with all due speed to the repair or restoration thereof,
provided that Lessee is not then in any way in default under this Lease and provided further that if the amount required to complete such repair or restoration (as estimated by Lessor) shall exceed the net proceeds of any such insurance policy or
policies, Lessee shall first on demand of Lessor have deposited with Lessor any additional amount required to complete such repair or restoration. If the insurance money, if any, derived from such policy or policies shall exceed the amount required
to complete such repair or restoration, Lessee shall be entitled to retain said excess. During any period the Demised Premises are untenable in whole or in part, rent shall abate in whole or in part, as appropriate, to the extent business income
(rent) insurance is provided as specified in Section VI A 2 hereof. 
 Notwithstanding the foregoing, if the aforesaid damage or destruction
occurs at any time during the last year of the term hereof, Lessor or Lessee shall have the option to terminate this Lease by giving written notice to the other party within thirty (30) days of such damage or destruction. 
 Notwithstanding the provisions of this Section to the contrary, if required by the holder of any mortgage or any trust deed now on or hereafter placed on
the Demised Premises, the proceeds of any insurance provided as specified in Section VI hereof shall be used as provided in said mortgage or trust deed, and in such event, if such proceeds are not available to Lessor to be applied to the repair or
restoration of the Demised Premises, Lessor shall not be required to repair or restore the Demised Premises and this Lease shall terminate and rent shall be apportioned on a per diem basis and shall be paid to the date of the damage or destruction.

 XVI. CONDEMNATION 
 If the Premises, or
a substantial part of the Demised Premises, shall be lawfully taken or condemned for any public or quasi-public use or purpose, the term of this Lease shall end upon and not before the date of the taking of possession by the condemning authority,
and current rent shall be apportioned as of the date of such termination. Neither Lessor nor Lessee shall have any rights in or to any award made to the other by the condemning authority, and Lessee shall have the right, at its own cost and expense,
to prove and obtain a separate claim for any damages resulting from such condemnation, including for the loss or damage to Lessee’s trade fixtures and personal property and for damages for loss of use of the Demised Premises and/or interruption
of Lessee’s business and moving expenses incurred as a result of such condemnation. 
  

 16 

 XVII. MONTH TO MONTH TENANCY 
 It is agreed by both parties that the payment of rent by Lessee and acceptance of rent by Lessor after the expiration of the term hereof, shall, in the absence of a written agreement signed by both Lessor and Lessee,
be deemed to established a month to month tenancy; and such payment and acceptance shall not be construed to have created a holdover tenancy. Lessee further agrees that during any agreed extension or renewal, whether on a month to month basis or
otherwise, all of the obligations and covenants to be performed by Lessee pursuant to this Lease shall remain in full force and effect but all options and rights of first refusal, if any, granted to Lessee under the terms of this Lease shall be
deemed terminated and shall be of no further effect during said month to month tenancy. 
 XVIII. ASSIGNMENT OR SUBLEASING 
 A. Lessee shall not assign this Lease or sublet the Demised Premises, or any portion thereof, without in each case first obtaining the written consent
thereto of Lessor, and shall not permit any transfer by operation of law, bankruptcy or otherwise of Lessee’s interest in the Demised Premises acquired by or through this Lease. Any assignment or sublease without such previous written consent
of Lessor shall be null and void. No sublease or assignment hereof shall release Lessee from any of its obligations hereunder or alter the primary liability of Lessee to pay the rent and perform all other obligations to be performed by Lessee
hereunder. 
 B. Notwithstanding anything contained herein to the contrary, Lessee may, without Lessor’s prior written consent and
provided Lessee is not at such time in default hereunder, assign this Lease or sublet the Demised Premises or any part thereof to any person or entity (1) that is controlling, controlled by or under common control with Lessee, or (2) that
has total assets and net worth equal to or greater than that of the Lessee at the time of such proposed assignment or sublet, or (3) that acquires substantially all of the assets of the Lessee and immediately after such acquisition has total
assets and net worth equal to or greater than that of the Lessee at the time of such acquisition. Lessee also may, without Lessor’s prior written consent, assign this Lease to any corporation resulting from the merger or consolidation of
Lessee; provided, however, that (1) the total assets and net worth of such assignee after such consolidation or merger shall be equal to or more than that of Lessee immediately prior to such consolidation or merger; and (2) Lessee is not
at such time in default hereunder. 
  

 17 

 XIX. SUBORDINATION 
 The rights and interest of Lessee under this Lease shall be subject and subordinate to any first mortgage or first trust deed that may hereafter be placed upon the Demised Premises and to any and all advances to be
made thereunder, and to the interest thereon, and all renewals, replacements and extensions thereof, if the mortgagee or trustee named in said mortgages or trust deeds shall elect to subject and subordinate the rights and interest of Lessee under
this Lease to the lien of its mortgage or trust deed and shall agree to recognize this Lease of Lessee in the event of foreclosure if Lessee is not in default. Any first mortgagee or first trustee may elect to give the rights and interest of Lessee
under this Lease priority over the lien of its mortgage or trust deed. In the event of either such election and upon notification by such mortgagee or trustee to Lessee to that effect, the rights and interest of Lessee under this Lease shall be
deemed to be subordinate to, or to have priority over, as the case may be, the lien of said mortgage or trust deed, whether this Lease is dated prior to or subsequent to the date of said mortgage or trust deed. Lessee shall execute and deliver
within ten (10) days whatever instruments may be required for such purposes. 
 XX. SECURITY DEPOSIT 
 Pursuant to the Prior Existing Lease, the sum of $49,000.00 had been deposited with lessor thereunder as additional security to it for the rent and other
payments therein provided to be made by Lessee thereunder. Said sum of $49,000.00 shall, upon the commencement of the term of this Lease, be deposited with and held by Lessor pursuant to this Lease as additional security to it for the rent and other
payments herein provided to be made by Lessee, and Lessor may at any time at Lessor’s sole discretion take therefrom the amount of any payment or payments as to which Lessee may be in default hereunder. If at any time the Demised Premises shall
be abandoned by Lessee or Lessee’s right of possession shall be terminated or if this Lease shall be cancelled and terminated by Lessor pursuant to the provisions hereof on account of a default by Lessee, Lessor may, at its discretion, relet
the Demised Premises for the remainder of the term hereof, or such portion of said term as it may determine, and may reimburse itself out of any money then so held by Lessor so far as it extends for any deficiency in rent, expenses in connection
with reletting and other payments then due or to become due hereunder up to the termination of this Lease, paying the surplus, if any, to Lessee. Commencing with the date when the first monthly rent payment is due hereunder, and continuing so long
as Lessee is not in default hereunder, Lessee shall be entitled to a credit each month on the rent herein reserved equal to one-twelfth (1/12) of five percent (5%) of that portion of said sum deposited in cash then so held by Lessor as
security. Said sum deposited, or that portion of said sum then 

  

 18 

 
held by Lessor, shall be returned to Lessee on the expiration of the lease term and after Lessee has vacated the Demised Premises, provided Lessee has fully
and faithfully performed all the covenants and agreements by Lessee herein agreed to be performed and has made all the payments by Lessee agreed to be made hereunder. In the event of a sale of the Premises, Lessor shall have the right to transfer
security to the vendee and Lessor shall thereupon be released from all liability for the return of such security, and Lessee shall look solely to the new lessor for the return of such security. Lessee shall not assign or encumber the sum deposited
as security, and neither the Lessor nor its successors and assigns shall be bound by any such assignment or encumbrance. 
 XXI. TERMINATION OF PRIOR
EXISTING LEASE 
 Lessor and Lessee hereby mutually agree that simultaneous with the commencement of the term of this Lease, the Prior
Existing Lease shall be terminated and neither party shall have any further rights or obligations thereunder, except that the obligation of Lessee to make payments to Lessor for real estate taxes, special assessments, maintenance, insurance and
other such items pursuant to the provisions of the Prior Existing Lease for the period prior to the date of termination, whether payable prior or subsequent to such termination, shall remain in full force and effect and shall not be terminated.

 XXII. NOTICES 
 All notices to be given
hereunder shall be in writing (except as may be specifically herein otherwise provided) and may be delivered in person or sent by United States certified or registered mail, and such notice shall be deemed good and legal service of such notice three
(3) business days after the depositing of any such notice in a United States Post Office, mail chute or mail box, posted period. Notices to Lessee so delivered or sent shall be delivered in person or adreessed to Lease at 2235 Enterprise Drive,
Suite 3506, Westchester, Illinois 60154, and notices so delivered or sent to Lessor shall be delivered in person to or addressed to Lessor at Suite 230, 1400 East Touhy Avenue, DesPlaines, Illinois 60018; provided, however, that either of the
parties hereto may be written notice delivered to or sent to the other party hereby change the address to which such notices are to be delivered or sent and thereafter, such notices shall be delivered or sent to such new address. 
  

 19 

 XXIII. SUCCESSORS AND ASSIGNS 
 This Agreement shall inure to the benefit of and be binding upon the parties hereto and the successors and assigns of the parties hereto respectively, provided, however, that Lessee may not assign and/or sublet except
as herein provided. 
 XXIV. GENERAL 
 A.
The headings or captions of Sections of this Lease are for convenience and reference only, and in no way define, limit or describe the scope of this Lease or the provisions of such Section. 
 B. This Lease is to be construed according to the laws of the State of Illinois. 
 C. If any term, condition or provision of this Lease or the application thereof to any party hereto or circumstances shall, to any extent, be invalid or
unenforceable, the remainder of this Lease, or the application of such term or provision to any party hereto or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term, condition
and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
 D. Feminine or neuter pronouns shall be
substituted for masculine form or vice versa, and the plural shall be substituted for the singular number or vice versa in any place or places herein in which the context may require such substitution or substitutions. 
 E. Lessee shall at any time and from time to time upon not less than ten (10) days’ prior written request from Lessor execute, acknowledge and
deliver to Lessor a written statement certifying (1) that Lessee has accepted the Demised Premises, (2) that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying
that this Lease, as so modified, is in full force and effect), (3) the date to which rental and other charges have been paid in advance, if any, and (4) that Lessor is not in default hereunder (or if Lessor is in default, describing the
nature of the default), and agreeing to give copies to any mortgagee of Lessor of all notices by Lessee to Lessor provided Lessee is provided with said mortgagee’s address. It is intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective purchaser of the Demised Premises or any mortgagee of Lessor and their respective successors and assigns. 
 F. This Lease contains all agreements of the parties with respect to any matter mentioned herein. No prior agreement or 

  

 20 

 
understanding pertaining to any such matter shall be effective. This Lease may be modified in writing only, signed by the party against whom enforcement of
such change is sought. 
 G. Whenever approval or consent is required herein, such approval or consent shall not be arbitrarily or
unreasonably withheld or delayed. 
 IN WITNESS WHEREOF, Lessor has caused this Lease to be executed by its duly authorized officers, and its
corporate seal to be hereto affixed, and Lessee has caused this Lease to be executed by its duly authorized officers, and its corporate seal to be hereto affixed, all as of the day and year first above written. 
  

									
		 		 		 	LESSOR:
				
		 		 		 	CURTO REYNOLDS OELERICH INC.,
		 		 		 	a Delaware corporation
	ATTEST:	 		 		 	
				
	 /s/ [ILLEGIBLE]
	 		 	By:	 	 /s/ [ILLEGIBLE]

		 	Asst. Secretary	 		 		 	VICE- President
				
		 		 		 	LESSEE:
				
		 		 		 	ARMSTRONG CONTAINERS, INC.,
	ATTEST:	 		 		 	an Illinois corporation
				
	 /s/ [ILLEGIBLE]
	 		 	By:	 	 /s/ [ILLEGIBLE]

		 	ASST Secretary	 		 		 	VICE President

  

 21Industrial Net Lease

 Exhibit 10.2 
 Garland, Texas 
 INDUSTRIAL NET LEASE 
 Amendment No. 2 
 This Amendment No. 2. dated as of
October 1, 1998, is by and between MRM Associates, an Illinois partnership (“Lessor”) and Armstrong Containers, Inc., an Illinois corporation (“Lessee”) with reference to the Garland, Texas Industrial Net Lease dated
January 14, 1985, as amended by an Amendment dated January 1, 1993 (together the “Lease”) between Lessor and Lessee. (Capitalized terms used without definitions have the meanings provided in the Lease. References in this
Amendment to text locations in the Lease are to the Lease as it existed before this Amendment thereto.) 
 Lessor and Lessee agree that, effective as of the
date hereof, the Lease is hereby amended as follows: 
  

	 	1.	Effective as of the date of issuance of a certificate of occupancy with respect to the addition to the building on the Premises contemplated by the Building Expansion and
Improvement Agreement (“Expansion Agreement”) dated the date hereof (the “Addition”), the term “Premises” which is defined in Section 2.1 of the Lease shall include the Addition and the Improvements (defined in the
Expansion Agreement). 

  

	 	2.	Issuance of a certificate of occupancy with respect to the Addition shall constitute Lessee’s acknowledgment that the Addition and the Improvements are in good and satisfactory
condition and that the second sentence of Section 5.3 of the Lease is applicable to the Addition and the Improvements. Such acknowledgment by Lessee will not impair Lessor’s representations and warranties in the Expansion Agreement.

  

	 	3.	Section 2.1 of the Lease is amended by adding the words “(other than trade fixtures)” after the word ““fixtures” in the sixth line of such Section.

  

	 	4.	Section 3 of the Lease is amended to extend the initial term of the Lease to December 31, 2011, subject to earlier termination pursuant to the provisions of the Lease and
subject to two renewal options as follows: 

 Lessee may renew the Lease for a five year term beginning on January 1, 2012
and ending December 31, 2016 by giving Lessor written notice of Lessee’s election to extend not later than June 30, 2011, provided Lessee is not in default under the Lease as of the date of the notice or the date of commencement of
the renewal term. 

 If Lessee renews the Lease for the renewal term ending December 31, 2016, Lessee may further renew
the Lease for a live year term beginning on January 1, 2017 and ending December 31, 2021 by giving Lessor written notice of Lessee’s election to extend not later than June 30, 2016, provided Lessee is not in default under the
Lease as of the date of the notice or the date of commencement of the renewal term. 
  

	 	5.	Section 4.1 of the Lease is amended in its entirety as follows: 

 “4.1 Base Rent. Lessee shall pay, as base rent for the premises (“Base Rent”): 
 (a)
For the period from the date hereof through December 31, 1999, (i) $249,600 per year (the rate in effect under the Amendment dated January 1, 1993) plus (ii) for the period beginning on the date of issuance of a certificate of
occupancy for the Addition, $3.25 per square foot of the Addition per year; 
 (b) For the period from January 1, 2000 through
December 31, 2005, (i) $249,187 per year plus (ii) $3.45 per square foot of the Addition per year; 
 (c) For the period from
January 1. 2006 through December 31, 2011, (i) $263,632 per year plus (ii) $3.65 per square foot of the Addition per year; 
 (d) For the period from January 1, 2012 through December 31, 2016 (if the first five-year renewal option is exercised), (i) $262,188 per year plus (ii) $3.63 per square foot of the Addition per year; and 
 (e) For the period from January 1, 2017 through December 31, 2021 (if the second five-year renewal option is exercised), (i) $275,911 per
year plus (ii) $3.82 per square foot of the Addition per year. 
 For purposes of this Section 4.1 the number of square feet of the
Addition will be as certified by the architects for the Addition. The phrases “Base Rent” and “Adjusted Base Rent” throughout the Lease shall refer to the Base Rent set forth in this Section 4.1. “ 
  

	 	6.	Section 4.2 of the Lease shall not apply for the period January 1, 1993 through January 1, 2021. 

  

	 	7.	Section 5.1 of the Lease is amended by adding the word “containers” after the words “metal and plastic” in the second line of such Section.

  

	 	8.	 Section 6.4(a) of the Lease is amended by (i) replacing the number “$10,000” with the number “$50,000” in the fifth line of such
Section and (ii) deleting the 

  

 -2- 

 penultimate sentence of such Section. Lessor consents to the alterations, improvements, additions and
Utility Installations described in Lessee’s letter dated July 22, 1998. 
  

	 	9.	Section 6.4(d) of the Lease is amended to read in its entirety as follows: 

 (d) Unless Lessor requires their removal, as set forth in Paragraph 6.4(a), all alterations, improvements and additions which may be made
on the Premises shall become the property of Lessor and remain upon and be surrendered with the Premises at the expiration of the term of this Lease. Notwithstanding the provisions of this Paragraph 6.4(d), Lessee’s machinery, trade fixtures
(including without limitation any switch gears, buss bars or other electrical upgrades made by Lessee) and equipment shall remain the property of Lessee and may be removed subject to the provisions of Paragraph 6.2. Lessor waives any and all rights
it may have to Lessee’s machinery, trade fixtures, personal property and equipment, including a statutory or landlord’s lien against such property. 
  

	 	10.	Section 7.1 of the Lease is amended by replacing “comprehensive public” with “commercial general” in the third line of such Section.

  

	 	11.	Section 7.4 of the Lease is amended by deleting the penultimate sentence of such Section. 

  

	 	12.	Section 7.6 of the Lease is amended by 

 (i) replacing
the phrase “and, if requested by Lessor, shall be issued in the name of Lessor’s first mortgagee or beneficiary” with the phrase “and shall name Lessor and at Lessor’s request Lessor’s mortgagee or beneficiary as an
additional insured on all liability policies and shall name Lessor or at Lessor’s request Lessor’s first mortgagee or beneficiary as sole loss payee on the policy of insurance required by Section 7.2(a)(i), provided such first
mortgagee or beneficiary agrees to customary escrow provisions for making the proceeds of such insurance available to pay costs of repair or replacement of the Premises”; and 
 (ii) replacing the last sentence of such Section with: “If Lessee fails to secure and maintain any insurance as required by this Lease, and fails to
cure such failure within 10 days after written notice from Lessor. Lessor may, but shall not be required to, procure and maintain that insurance at the expense of Lessee.” 
  

	 	13.	Section 8.1 of the Lease is amended by replacing the second sentence thereof with the following sentence: 

 “Repair and replacement pursuant to this Paragraph 8.1 shall be at Lessee’s expense, whether or not the damage or destruction was caused by a
peril covered or required to be covered by insurance, and Lessee shall have the right to receive the proceeds of any insurance proceeds provided under this Lease with respect to 

  

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that damage or destruction on customary terms providing for prompt reimbursement of costs of such repair and replacement on a schedule that is reasonable in
the circumstances.” 
  

	 	14.	Section 9.1 of the Lease is amended by adding the following sentences to the end of such Section. 

 “Lessee may, at its own expense, in its own name or in the name of the Lessor, take reasonable steps to protest increases in real estate or ad
valorem taxes on the Premises, to protest the inclusion of the Premises within any assessment levied on the Premises and to enter into arbitration of such matters. Lessor agrees to cooperate in such matters, provided Lessee reimburses Lessor for its
out-of-pocket expenses. Lessee agrees to hold Lessor harmless from and against any liability, cost or expense suffered by Lessor as a result of Lessee’s activities under this Section 9.1.” 
  

	 	15.	Section 12. l(a) of the Lease is amended by deleting the words “vacating or” from such Section. 

  

	 	16.	Section 12.2(a) of the Lease is amended by deleting the phrase “any substantial portion of from the phrase “If termination is caused by the failure to pay rent and/or
the abandonment of any substantial portion of the Premises,.” 

  

	 	17.	Section 14.2 of the Lease is amended by adding the following sentence to the end of such Section: 

 “Notwithstanding the foregoing, if Lessor shall transfer ownership in the Premises, Lessor shall remain responsible to Lessee for each obligation of
Lessor under this Lease until the new owner agrees in writing to assume and perform such obligation.” 
  

	 	18.	Section 14.4 of the Lease is amended by replacing “1 1/2% per month” with “the prime rate (as published in The Wall Street Journal plus 1%”.

  

	 	19.	The last sentence of Section 14.7 of the Lease is amended to read as follows: 

 “Lessee agrees to consent to any amendment to this Lease reasonably requested by a potential mortgagee of the Premises if such amendment would not adversely affect Lessee’s rights under this Lease or
increase Lessee’s obligations under this Lease.” 
  

	 	20.	Section 14.8(b) is amended to read in its entirety as follows: 

 “(b) Notices given under the terms of the Lease shall be deemed to be delivered when receipted for (or deliberately refused) by the addressee either (i) after deposit in the United States Mail, certified
mail, return receipt requested and 

  

 -4- 

 
obtained, or (ii) by local or air express courier, with a receipt for delivery obtained, or (iii) by personal delivery, with a receipt for delivery
obtained. Either party may by written notice to the other specify a different address for payments or for delivery of notices.” 
  

	 	21.	The last sentence of Section 14.9 is amended to read in its entirety as follows: 

 “The acceptance of rent by Lessor, and any failure by Lessor to enforce or demand strict compliance with any provision of this Lease, shall not be a waiver of any breach by Lessee of any provision of this
Lease.” 
  

	 	22.	Section 14.21 is amended to read in its entirety as follows: 

 “14.21 Attorneys’ Fees. Notwithstanding anything in the Lease to the contrary, in the event that any action or proceeding is brought to enforce any term, covenant or condition of the Lease on the part of Lessor or Lessee,
the prevailing party in such litigation shall be entitled to recover reasonable attorneys’ fees to be fixed by the court in such action or proceeding. Furthermore, both Lessor and Lessee shall be obligated to pay the attorneys’ fees and
expenses of the other party to the Lease if such other party is made a party to litigation solely because of its being a party to the Lease without any allegation that such other party is in breach of the Lease or has participated in any wrongful
conduct.” 
  

	 	23.	A new Section 14.22 is added to the Lease as follows: 

 “14.22 Non-Disturbance Agreement. Prior to granting any mortgage or other security instrument with respect to the Premises or entering into any lease of the Premises superior to this Lease, Lessor agrees to obtain from each
holder of such mortgage or other security instrument, or from the lessor under such superior lease, a non-disturbance agreement in favor of Lessee in the standard form reasonably used by such holder or lessor.” 
  

	 	24.	A new Section 14.23 is added to the Lease as follows: 

 “ 14.23 Commercial Reasonableness. Lessor hereby agrees with Lessee that, at any time during any term of the Lease that Lessor has the right or privilege of giving approval, consent, making a judgment, exercising an option or
election or otherwise making a decision or taking action or inaction affecting the rights of Lessee under the Lease or under the Rules and Regulations attached to the Lease, no such approval or consent shall be unreasonably withheld or delayed, and
all such judgments, elections and decisions by Lessor shall be made both reasonably and with reasonable promptness. Where Lessor is entitled under any provision of the Lease to make any payment on behalf of or reimbursable by Lessee, including
without limitation the payment of any expenses, costs or fees whatsoever, all such payments, expenses costs and fees shall be reasonable and actual in amount and shall be contracted for and paid by Lessor in a commercially reasonable manner.”

  

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	 	25.	A new Section 14.24 is added to the Lease as follows: 

 “14.24 Definition of Abandonment. Lessee shall not be deemed to have “abandoned” the Premises unless Lessee has vacated all of the Premises for at least 30 clays.” 
  

	 	26.	A new Section 15 is added to the Lease as follows: 

 “15. Purchase Option, (a) Lessee shall have the option to purchase the Premises subject to the Lease on the following dates and at the following prices: 
 December 31, 2011 – $3,500,000 
 December 31, 2016 – $3,250,000 
 December 31, 2021 – $3,000,000 
 Lessee may exercise this option by giving Lessor irrevocable written notice of exercise not later than 180 days before the applicable purchase date. Any
such purchase shall be for cash at closing using such forms that are customary for closings of similar transactions in the State of Texas. 
 (b) At closing of a purchase of the Premises, Lessor shall be obligated to convey good and marketable fee simple title to the Premises free and clear of any liens granted by Lessor and shall provide Lessee with a title insurance policy with
only standard exceptions and any other exceptions Lessee elects to accept. 
  

	 	27.	Notwithstanding the provisions of Section 11 of the Lease, Lessee shall have the right to assign its right, title and interest under the Lease or to enter into a sublease of
all or a portion of the Premises, with prior notice to Lessor but without prior consent of Lessor, if such assignment or sublease is made to a corporation under common control with Lessee or to a subsidiary or successor to Lessee by corporate merger
or by change of corporate name, whether by transfer of a majority interest of stock, merger or dissolution, provided, however, that Lessee (or its successor if any) shall not be released from its obligations under this Lease as a result of any such
assignment or sublease. 

  

	 	28.	Notwithstanding any provision of the Lease to the contrary, no indemnification or agreement by Lessee to hold Lessor harmless from loss, costs, damages or liability shall indemnify
or hold harmless Lessor against any loss, costs, damages or liability caused by or resulting from the negligence or willful act of Lessor, nor shall any waiver of Lessee’s rights or any release of Lessor contained in the Lease be deemed to
release Lessor from responsibility for any such negligent or willful act. 

  

 -6- 

 This Amendment shall be effective when Lessor has received the following documents from Lessee: 
 (i) A copy, certified by the Secretary or an Assistant Secretary of Lessee, of a resolution of the board of directors of Lessee authorizing the execution
and delivery of this Amendment; 
 (ii) An incumbency certificate executed by the Secretary of an Assistant Secretary of Lessee showing the
name, office and signature of the person executing this Amendment on behalf of Lessee; and 
 (iii) An Affirmation of Lease Guaranty in the
form attached to this Amendment as Exhibit A duly signed by an officer of Brockway Standard, Inc. 
 The Lease, as amended by this Amendment, is ratified and
remains in full force and effect. 
 Signed as of the date written above. 
  

									
	MRM Associates	 		 	Armstrong Containers, Inc.
	By	 	MRM Real Estate Associates, L.P.,	 		 		 	
		 	 its sole partner
	 		 		 	
	By	 	MRM Real Estate Corporation	 		 		 	
		 	 its general partner
	 		 		 	
					
	By	 	 /s/ Illegible
	 		 	By	 	 /s/ Illegible

	Title:	 	President	 		 	Title:	 	Vice President
		 		 		 		 	Purchasing & Logistics

  

 -7- 

 EXHIBIT A 
 AFFIRMATION OF LEASE GUARANTY 
 This Affirmation of Lease Guaranty, dated as of October 1, 1998,
is by Brockway Standard, Inc., a Delaware corporation (“Brockway Standard”) with reference to the Guaranty of Lease dated as of April 27, 1993 (the “Guaranty”) by Brockway Standard in favor of MRM Associates, an Illinois
partnership (“Lessor”). Capitalized terms in this Affirmation have the meanings provided in the Guaranty. 
 To induce Lessor to enter into a
Building Expansion and Improvement Agreement with Lessee and an Amendment No. 2 to the Lease, Brockway Standard hereby affirms its obligations under the Guaranty and acknowledges that the obligations of Lessee guaranteed by Brockway Standard
pursuant to the Guaranty include all obligations of Lessee under the Lease as amended by Amendment No. 2 to the Lease. 
 Signed as of the date written
above. 
  

			
	Brookway Standard, Inc.
		
	By	 	 /s/ Illegible

	Title:	 	Vice President Purchasing & Logistics

 Garland, Texas 
 INDUSTRIAL NET LEASE 
 Amendment dated January 1, 1993

 Reference is made to the Garland, Texas Industrial Net Lease dated January 14, 1985 (lease agreement) between MRM Associates, a
Partnership organized under the laws of the State of Illinois (“Lessor”) and Armstrong Containers, Inc., an Illinois corporation (“Lessee”). 
 Subject to the terms and conditions contained herein and the Lessee’s and the Lessor’s written acceptance hereof, the lease agreement is amended, effective as of January 1, 1993, as follows: 

 

	 	1.	Section 3 of the lease agreement is hereby amended to extend the term of the lease agreement to January 1, 2000, unless sooner terminated pursuant to any provision of the
lease agreement. 

  

	 	2.	Section 4.1 of the lease agreement is hereby amended in its entirety as follows: 

 4.1 Rent. Lessee shall pay, as rent for the premises, the amount of $249,600 per year for the period January 1, 1993 to January 1, 2000. During the period January 1, 1993 to January 1, 2000,
the phrases “Base Rent” and “Adjusted Base Rent” throughout the lease agreement shall refer to the rent set forth in this Section 4.1. 
  

	 	3.	Section 4.2 of the lease agreement shall not apply for the period January 1, 1993 through January 1, 2000. 

  

	 	4.	The Lessor agrees to repair the premises’ roof and driveway during the calendar year 1993 in a manner similar to the repairs described in Exhibit I of this amendment to the
lease agreement with the understanding that the Lessor’s aggregate cost for these repairs will not exceed $202,000.00. 

	 	5.	The Lessor and Lessee agree that the lease agreement may be further extended for two separate five (5) year extended terms at the election of the Lessee. The first five
(5) year term would commence on January 2, 2000 and continue through January 1, 2005 and the second five year extended term would commence on January 2, 2005 and continue through January 1, 2010. To extend the lease term,
the Lessee must deliver to the Lessor a written notice not earlier than 270 days and not later than 180 days prior to the end of the then existing lease term. 

 The monthly rental payable during the first five (5) year extended term shall be adjusted to the then prevailing fair market rental for similar
properties in the area of the leased premises existing at January 2, 2000. The monthly rental payable during the second five (5) year extended term shall be adjusted to the then prevailing fair market rental for similar properties in the
area of the premises existing at January 2, 2005. Notwithstanding the foregoing, the annual rental payable during either of the five (5) year extended terms shall not be less than the Minimum Extended Rental, as defined below. 

The term “Minimum Extended Rental” means $249,600 multiplied by the ratio of the Consumer Price Index for all Urban Consumers published by
the United States Department of Labor (“CPI-U”) for the December immediately preceding the commencement of the relevant five (5) year extended term to the CPI-U for December, 1992. The CPI-U for both the reference month and the base
month shall be determined on the basis of the first published final index. 
 The foregoing constitute all amendments of the lease agreement
in effect as of the date hereof. 
  

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 If you are in agreement with the foregoing, please sign the form of acceptance on the enclosed
counterpart of this letter and return it to the undersigned. Upon execution of the enclosed counterpart, this letter of amendment to the lease agreement shall become a binding agreement between Lessor and Lessee as of January 1, 1993.

  

			
	Very truly yours,
	
	ARMSTRONG CONTAINERS, INC.
		
	By:	 	 /s/ Illegible

		 	Kenneth R. Roza
		 	President & CEO

  

			
	Agreed and Accepted as of the date first above
written:
	
	MRM ASSOCIATES
		
	By:	 	 /s/ Illegible

		
	Title:	 	 Illegible

  

 - 3 - 

 GARLAND, TEXAS 
 INDUSTRIAL NET LEASE 
  

	1.	PARTIES 

 This lease (“Lease”), dated
January 14, 1985 is made by and between MRM Associates, a Partnership organized under the laws of the State of Illinois (“Lessor”) and ARMSTRONG CONTAINERS, INC., an Illinois corporation (“Lessee”). 
  

	2.	PREMISES LEASED. 

 2.1 Description of
Premises. Lessor is the owner of certain real property located in the City of Garland, County of Dallas, State of Texas and described on Exhibit A. The real property shown on Exhibit A, including the land, building and improvements constructed
on the land as of the date of this Lease and including the fixtures which are an integral part of the buildings and other improvements, such as loading docks, lights, heating and air conditioning equipment and the like is in this Lease called the
Premises. 
 2.2 Lease of Premises. Lessor leases to Lessee, and Lessee leases from Lessor, the Premises, for the term, at the rental,
and upon of all the conditions set forth in this Lease. 
  

	3.	Term. 

 The term of this Lease shall be for the
period commencing on January 14, 1985 and ending on December 14, 1993, unless sooner terminated pursuant to any provisions of this Lease. 
  

	4.	Rent. 

 4.1 Base Rent. Lessee shall pay, as
rent for the Premises, the amount of $200,000 per year (“Base Rent”), subject to adjustment as described in Paragraph 4.2. 
 4.2
Adjustment of Base Rent. The Base Rent shall be adjusted as of each January 1 during the term of this Lease, and the Base Rent as so adjusted (“Adjusted Base Rent”) shall be the rent in effect for the year beginning with that
January 1. The Adjusted Base Rent for each year (beginning with the year 1986) shall be equal to $200,000 multiplied by the ratio of the Consumer Price Index for all Urban Consumers published by the United States Department of Labor
(“CPI-U”) for 

 
the December immediately preceding that year to the CPI-U for December, 1984, provided that in no event shall the Adjusted Base Rent for any year be less
than $200,000. Lessor shall calculate the Adjusted Base Rent for each year as soon as possible after the CPI-U for December of the immediately preceding year of that year is available. Lessee shall pay (or may deduct, in the case of a decrease in
Adjusted Base Rent) on the first day of the following month the amount of the adjustment applicable to any months already elapsed in that year. The CPI-U for both the reference month and the base month shall be determined on the basis of the first
published final index. 
 4.3 Payment Terms. Rent shall be payable monthly in
advance without offset or deduction. Rent for each month in any period of less than a year shall be equal to  1/12 of the applicable annual rent. Rent for any period of less than a month shall be equal to the number of days in that period divided by 30 and multiplied by the applicable monthly rent. Rent for each month shall be due and payable on
the first day of that month. Rent for any period of less than a month shall be due and payable on the first day of that period. All payments of rent shall be made by wire transfer of immediately available funds to a bank account designated by
Lessor. 
 4.3 Special Net Lease. This Lease is what is commonly called a “Net, Net, Net Lease.” It is understood
that the Lessor shall receive the rent free and clear of any impositions, taxes, liens, charges or expenses of any nature whatsoever in connection with the ownership and operation of the Premises. In addition to the rent specified in this Lease,
Lessee shall pay directly all impositions, insurance premiums, taxes, utilities and other operating charges, maintenance charges, constructions costs, and any other charges, costs and expenses which arise or may be contemplated under any provisions
of this Lease during its term. All of those charges, costs and expenses shall constitute Additional Rent. Upon the failure of Lessee to pay any of those costs, charges or expenses, Lessor shall have the same rights and remedies as otherwise provided
in this Lease for the failure of Lessee to pay rent. It is the intention of the parties that this Lease shall not be terminable for any reason by the Lessee, and that Lessee shall not be entitled to any abatement of or reduction in rent payable
under this Lease, except as expressly provided in this Lease. Any present or future law to the contrary shall not alter this agreement of the parties. 
 4.4 Governmental Regulation. If the rental payments determined pursuant to this Section 4 exceed that allowed by the terms of any valid governmental restriction which limits the amount of rent or if the rental
payments determined 
  

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pursuant to this Section 4 exceed any limitation otherwise imposed by this Lease, the amount of rent or other payments shall be the maximum permitted by
that governmental restriction and by that limitation; however, all increases or decreases in rent or other payments provided in this Lease shall be calculated after removal of that restriction or limitation based upon the amount of the rent which
would have been payable under this Lease if that governmental restriction or other limitation had not limited the rent payable under the terms of this Lease. 
  

	5.	USE. 

 5.1 Use. The Premises shall be used
and occupied for the manufacturing of metal and plastic and related general office and manufacturing use. 
 5.2 Compliance With Law.
Lessee shall, at Lessee’s expense, comply promptly with all applicable statutes, ordinances, rules, regulations, orders and requirements in effect during the term or any part of the term of this Lease regulating the use by Lessee of the
Premises. Lessee shall not use or permit the use of the Premises in any manner that will tend to create waste or nuisance. Lessee shall not cause, maintain or permit any outside storage on or about the Premises, without the prior written permission
of Lessor. 
 5.3 Condition of Premises. Lessee’s occupancy of the Premises on commencement of the term shall constitute
Lessee’s acknowledgement that the Premises are in good and satisfactory condition. Lessee accepts the Premises and this Lease subject to all matters of record and to all applicable zoning, municipal, county and state laws, ordinances and
regulations governing and regulating the use of the Premises. 
  

	6.	MAINTENANCE, REPAIRS AND ALTERATIONS. 

 6.1
Lessee’s Obligations. Lessee shall maintain and keep in good order, condition and repair the Premises and every part of the Premises, structural and non-structural, (whether or not the portion of the Premises requiring repair, or the means of
repairing that portion are reasonably or readily accessible to Lessee, and whether or not the need for those repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of that portion of the Premises), including without
limitation all plumbing, heating, air conditioning, ventilating, electrical, lighting facilities and equipment within the Premises, fixtures, walls (interior and exterior), foundations, ceilings, roofs (interior and exterior), floors, windows,
doors, plate glass and skylights located within the Premises, and all landscaping, driveways, parking lots, fences and signs located on the Premises and sidewalks and parkways adjacent to the Premises. 
  

 -3- 

 6.2 Condition Upon Surrender. On the last day of the term of this Lease, or on any sooner
termination, Lessee shall surrender the Premises to Lessor in the same condition as when received, broom clean, ordinary wear and tear excepted. Lessee shall repair any damage to the Premises occasioned by the removal of Lessee’s trade
fixtures, furnishings and equipment pursuant to Paragraph 5.6(d), including the patching and filling of holes and repair of structural damage. 
 6.3 Lessor’s Rights. If Lessee fails to perform Lessee’s obligations under this Paragraph 6, Lessor may enter the Premises, after ten (10) days’ prior written notice to Lessee, and put the Premises in good order,
condition and repair. Any costs incurred by Lessor under this Paragraph 6.3 together with interest at the rate specified in Paragraph 14.4 shall become due and payable as additional rental to Lessor with Lessee’s next rental installment.

 6.4 Alterations and Additions. 
 (a) Lessee shall not, without Lessor’s prior written consent, make any alterations, improvements, additions or Utility Installation in or about the Premises, except for non-structural alterations, improvements or additions not
exceeding $10,000 in cost. As used in this Paragraph 6.4 the term “Utility Installation” means bus ducting, power panels, wiring, fluorescent fixtures, space heaters, conduits, air conditioning equipment and plumbing. Lessor may require
that Lessee remove any alterations, improvements, additions or Utility Installations at the expiration of the term and restore the Premises to their prior condition. Lessor may require Lessee to provide Lessor, at Lessee’s expense, a lien and
completion bond in an amount equal to 150% of the estimated cost of any improvements, to insure Lessor against any liability for mechanics’ and materialmen’s liens and to insure completion of the work. If Lessee makes any alterations,
improvements, additions or Utility Installations without the prior approval of Lessor, Lessor may require Lessee to remove them. 
 (b) Any
alterations, improvements, additions or Utility Installation in or about the Premises that Lessee desires to make which require the consent of the Lessor shall be presented to Lessor in written form, with proposed detailed plans. Any consent of
Lessor shall be deemed conditioned upon Lessee acquiring a permit to do so from appropriate governmental agencies, the furnishing of a copy of that permit to Lessor prior to the commencement of the work and the compliance in a prompt and expeditious
manner by Lessee with all conditions of that permit. 
  

 -4- 

 (c) Lessee shall pay, when due, all claims for labor or materials furnished to or for Lessee at or for
use on the Premises which are or may be secured by any mechanics’ or materialmen’s lien against any interest in the Premises. Lessee shall give Lessor not less than ten (10) days’ notice prior to the commencement of any work in
the Premises, and Lessor shall have the right to post notices of non-responsibility in or on the Premises as provided by law. If Lessee in good faith contests the validity of any lien, claim or demand, Lessee shall, at its sole expense, defend
itself and Lessor against the same and shall pay and satisfy any adverse judgment that may be rendered on that claim before the enforcement of any lien or judgment against the Lessor or the Premises. If required by Lessor, Lessee shall furnish a
surety bond satisfactory to Lessor in an amount equal to the contested lien, claim or demand indemnifying Lessor against liability for, and holding the Premises free from the effect of, that lien or claim. In addition, Lessor may require Lessee to
pay Lessor’s attorneys fees and costs in participating in any action. Nothing in this Lease contained shall be deemed or construed in any way as constituting the consent or request of Lessor, express or implied, by inference or otherwise, to
any contractor, sub-contractor, laborer or materialman for the performance of any labor or the furnishing of any materials for any specific improvement, alteration or repair of or to the Premises or any part of the Premises, or as giving Lessee any
right, power or authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to the filing of any mechanic’s or other liens against the interest of Lessor in the Premises. 

(d) Unless Lessor requires their removal, as set forth in Paragraph 6.4(a), all alterations, improvements, additions and Utility Installations
(whether or not those Utility Installations constitute trade fixtures of Lessee), which may be made on the Premises, shall become the property of Lessor and remain upon and be surrendered with the Premises at the expiration of the term of this
Lease. Notwithstanding the provisions of this Paragraph 6.4(d), Lessee’s machinery and equipment, other than that which is affixed to the Premises so that it cannot be removed without material damage to the Premises, shall remain the property
of Lessee and may be removed by Lessee subject to the provisions of Paragraph 6.2. Lessor waives any and all rights it may have to Lessee’s machinery and equipment, including a statutory or landlord’s lien against such property.

  

 -5- 

	7.	INSURANCE; INDEMNITY. 

 7.1 Liability
Insurance. Lessee shall, at Lessee’s expense, obtain and maintain in force during the term of this Lease a policy of comprehensive public liability insurance insuring the Lessor against any liability arising out of the ownership, use,
occupancy or maintenance of the Premises. That insurance shall be in an amount of not less than $500,000 per occurrence. Lessee shall also keep in effect umbrella liability insurance in an amount of not less than $10,000,000, with a self-insurance
retention of not more than $10,000. The limits of that insurance shall not, however, limit the liability of Lessee under this Lease. All bodily injury insurance and property damage liability insurance shall specifically insure the performance by
Lessee of the indemnity agreement as to liability for injury to or death of persons and injury or damage to property as set forth in Paragraph 7.4. 
 7.2 Fire and Rent Loss Insurance. 
 (a) Lessee shall, at Lessee’s expense, obtain and maintain in force during the term
of this lease the following: 
 (i) Fire Insurance. A policy or policies of insurance covering loss or damage to the Premises, in the
amount of the full replacement value of the Premises, providing protection against all perils included within the classification of fire, extended coverage, vandalism and malicious mischief and special extended perils (all risk, but not including
plate glass except to the extent covered within the classification of fire); and 
 (ii) Rent Loss Insurance. Rent loss insurance
insuring that the Base Rent or, after January 1, 1986, Adjusted Base Rent then in effect, will be paid to Lessor for a period of up to one year after the Premises are destroyed or rendered inaccessible by a risk insured against by the policy of
insurance described in Paragraph 7.2(a) (i) above. 
 (b) Lessee shall maintain in full force and effect on all of its fixtures and equipment
in the Premises and the leasehold improvements in the Premises a policy or policies of fire and extended coverage insurance with standard covering endorsement to the extent of at least eighty (80%) percent of their insurable value. During the
term of this Lease, the proceeds from any such policy or policies of insurance shall be used for the repair or replacement of the fixtures, equipment and leasehold improvements so insured. Lessor shall have no interest in the insurance upon
Lessee’s equipment, fixtures or leasehold improvements and will sign all documents necessary or 

  

 -6- 

 
proper in connection with the settlement of any claim or loss by Lessee. Lessor will not carry insurance on Lessee’s possessions. 
 7.3 Waiver of Subrogation. Lessee waives any and all right of recovery against Lessor, or against the officers, employees, agents and
representatives of Lessor, or for loss to Lessee or damage to Lessee or its property or the property of others under its control, where that loss or damage is insured against under any insurance policy in force at the time of the loss or damage.
Lessee shall, upon obtaining the policies of insurance required under this Lease, give notice to the insurance carrier or carriers that this waiver of subrogation is contained in this Lease. 
 7.4 Indemnity. Lessee shall indemnify and hold harmless Lessor from and against any and all claims arising from Lessee’s use of the Premises,
or from the conduct of Lessee’s business or from any activity, work or things done, permitted or suffered by Lessee, its agents, contractors, employees or invitees in or about the Premises or elsewhere and shall further indemnify and hold
harmless Lessor from and against any and all claims arising from any breach or default in the performance of any obligation on Lessee’s part to be performed under the terms of this Lease, or arising from any negligence of the Lessee, or any of
Lessee’s agents, contractors, employees or invitees and from and against all costs, attorney’s fees, expenses and liabilities incurred in the defense of any related claim or any action or proceeding brought on that claim; and in case any
action or proceeding is brought against Lessor by reason of any such claim, Lessee upon notice from Lessor shall defend that claim at Lessee’s expense by counsel satisfactory to Lessor. Lessee, as a material part of the consideration to Lessor,
assumes all risk of damage to property or injury to persons, in, upon or about the Premises arising from any cause. Lessee waives all claims in respect of damage to property or injury to persons against Lessor. 
 7.5 Exemption of Lessor from Liability. Lessee agrees that Lessor shall not be liable for injury to Lessee’s business or any loss of income
from Lessee’s business or for damage to the goods, wares, merchandise or other property of Lessee, Lessee’s employees, agents, contractors or invitees, whether such damage or injury is caused by or results from fire, steam, or other
defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether the damage or injury results from conditions arising upon the Premises or from other sources or places, and regardless
of whether the cause of damage or injury or the means of repairing the same is inaccessible to Lessee. 

  

 -7- 

 
Nothing contained in this Paragraph 7.5 shall be construed to excuse Lessor from liability caused by the gross negligence or willful misconduct of Lessor.

 7.6 Insurance Policies. Insurance required to be maintained by Lessee under this Lease shall be in companies holding a General
Policyholders Rating of B plus or better as set forth in the most current issue of “Best’s Insurance Guide” and, if requested by Lessor, shall be issued in the name of Lessor’s first mortgagee or beneficiary. Within ten
(10) days after the commencement of the term of this Lease, Lessee shall deliver to Lessor copies of policies of insurance required under Paragraph 7.1 and Paragraph 7.2 or certificates evidencing the existence and, amounts of that insurance
with loss clauses designating Lessor and each of the general partners of Lessor as “additional insured”. No policy shall be cancellable or subject to reduction of coverage or other modification except after thirty (30) days’
prior written notice to Lessor. Lessee shall, within ten (10) days prior to the expiration of any required insurance policies, furnish Lessor with renewals or “binders”. If Lessee fails to do so, Lessor may order the insurance and
charge the cost to Lessee, which amount shall be payable by Lessee upon demand. Lessee shall not do or permit to be done anything which shall invalidate the insurance policies referred to in Paragraph 7.1 and Paragraph 7.2. If Lessee fails to
procure and maintain any insurance as required by this Lease Lessor may, but shall not be required to, procure and maintain that insurance at the expense of Lessee. 
  

	8.	DAMAGE OR DESTRUCTION. 

 8.1 Partial Damage or
Destruction. If the Premises are damaged or partially destroyed to an extent that repair or replacement costs (as reasonably determined by Lessor) are less than 50% of the cost of replacement in the event of total destruction, Lessee shall
repair the damage or replace the portion of the Premises destroyed as soon as reasonably possible. Repair and replacement pursuant to this Paragraph 8.1 shall be at Lessee’s expense, whether or not the damage or destruction was caused by a
peril covered or required to be covered by insurance, and, upon completion of repair or replacement, Lessee shall have the right to receive the proceeds of any insurance provided under this Lease with respect to that damage or destruction, as and
when any mortgagee of the Premises makes such proceeds available. Repairs and replacement pursuant to this Paragraph 8.1 shall be considered alterations which require the consent of Lessor for purposes of Paragraph 6.4, which consent shall not be
withheld unreasonably. 
  

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 8.2 Substantial Damage or Destruction. If the Premises are damaged or destroyed, in either case to
an extent that repair or replacement costs (as reasonably determined by Lessor) are 50% or more, but less that 90%, of the cost of replacement in the case of total destruction, Lessor may, at its option, (i) by notice to Lessee terminate this
Lease as of the date of damage or destruction, in which case Lessor shall have the right to receive the proceeds of any insurance provided under this Lease with respect to that damage or destruction or (ii) require Lessee to repair the damage
or replace the destroyed portion of the Premises on the same terms and conditions applicable to partial damage or destruction pursuant to Paragraph 8.1 
 8.3 Total Damage or Destruction. If the Premises are damaged or destroyed to the extent that repair or replacement costs (as reasonably determined by Lessor) are 90% or more of the cost of replacement in the
case of total destruction, this Lease shall terminate as of the date of destruction, and Lessor shall have the right to receive the proceeds of any insurance provided under this Lease with respect to that damage or destruction. 
 8.4 Abatement of Rent. If the Premises are partially or substantially destroyed or damaged by any peril insured by the policy of rent loss
insurance carried pursuant to Paragraph 7.2(a)(ii) and Lessee repairs or replaces the Premises pursuant to the provisions of Paragraph 8.1 or 8.2, the rent payable under either Paragraph 4.1 and 4.2 for the period during which repair or restoration
continues (but in no event in excess of twelve (12) months) shall be abated in proportion to the degree to which Lessee’s use of the Premises is impaired. Except for that abatement, if any, Lessee shall have no claim against Lessor for any
damage suffered by reason of any damage, destruction, repair or restoration, regardless of the time required for performance of repairs or replacement. 
  

	9.	REAL PROPERTY TAXES. 

 9.1 Payment of Taxes.
Lessee shall pay Lessor an amount equal to all real property taxes applicable to the Premises during the term of this Lease. The real property taxes applicable to any partial calendar year in which this Lease is in effect shall be prorated between
Lessee and Lessor. Lessee shall pay, with each payment of Rent for a month under Paragraph 4.3, an amount equal to 1/12 of the annual real property taxes for the current year. The amount payable for any period of less than a month shall be equal to
the number of days in that period divided by 30 and multiplied by the amount of real property taxes applicable to that month. Prior to receipt of 

  

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real property tax bills for a year Lessee shall pay each month an amount equal to 1/12 of the annual real property taxes for the prior year. Upon receipt of
the real property tax bills for the year, Lessor shall give Lessee notice of the amounts payable under this Paragraph for the current year. Adjustments with respect to months already elapsed shall be paid (or may be deducted in the case of a
decrease in taxes) on the first day of the month following notice. 
 9.2 Definition of “Real Property Tax”. As used in this
Lease, the term “real property tax” includes any form of general or special assessment, license fee, commercial rental tax, levy, penalty, or tax (other than inheritance or estate taxes), imposed by any authority having the direct or
indirect power to tax, including any city, county, state or federal government, or any school, agricultural, lighting, drainage or other improvement district, or any environmental surcharge as against any legal or equitable interest of Lessor in the
Premises, as against the Lessor’s right to rent or other income from the Premises, or as against Lessor’s business of leasing the Premises. 
 9.3 Personal Property Taxes. 
 (a) Lessee shall pay prior to delinquency all assessments, license fees
and other charges assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Lessee contained in the Premises or elsewhere. When possible, Lessee shall cause those trade fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately from the real property of Lessor. Lessee will furnish Lessor with evidence satisfactory to Lessor of payment of amounts required to be paid by this subparagraph 9.3.

  

	10.	UTILITIES. 

 (a) Lessee shall pay for all water,
gas, heat, light, power, telephone and other utilities and services supplied to the Premises, together with any applicable taxes. Any deficiency in or failure of utility service shall not entitle Lessee to an abatement of rent. 
 (b) Lessee, at Lessee’s expense, shall keep in good order, condition and repair all plumbing, heating, air conditioning, ventilating, electrical,
and lighting facilities and equipment located within, or serving, the Premises. 
  

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	11.	ASSIGNMENT AND SUBLETTING. 

 11.1 Lessor’s
Consent required. Lessee shall not voluntarily or by operation of law assign, transfer, mortgage, sublet, or otherwise transfer or encumber all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior
written consent, which Lessor shall not unreasonably withhold. Any attempted assignment, transfer, mortgage, encumbrance or subletting without Lessor’s consent shall be voidable, and shall constitute a breach of this Lease. For purposes of this
Paragraph 11.1 any transfer of more than 50% of Lessee’s stock (other than to Lessee’s stock ownership plan and related trust, and excluding for this purpose any stock of Lessee owned by the trust immediately prior to the transfer) shall
constitute a voluntary assignment of this Lease and shall entitle Lessor to its remedies under Paragraph 12.2. 
 11.2 No Release of
Lessee. Regardless of Lessor’s consent, no subletting or assignment shall release Lessee of Lessee’s obligation or alter the primary liability of Lessee to pay the rent and to perform all other obligations to be performed by Lessee
under this Lease. The acceptance of rent by Lessor from any other person shall not be deemed to be a waiver by Lessor of any provision of this Lease. Consent to one assignment or subletting shall not be deemed consent to any subsequent assignment or
subletting. 
 11.3 Attorney’s Fees. If Lessor consents to a sublease or assignment under Paragraph 11.1, Lessee shall pay
Lessor’s reasonable attorney’s fees incurred in connection with giving consent. 
  

	12.	DEFAULTS: REMEDIES. 

 12.1 Defaults. The
occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Lessee: 
 (a) The
vacating or abandonment of the Premises by Lessee. 
 (b) The failure by Lessee to make any payment of rent or any other payment required to
be made by Lessee under this Lease, as and when due, where such failure shall continue for a period of ten (10) days after written notice from Lessor to Lessee. 
 (c) The failure by Lessee to observe or perform any of the covenants, conditions or provisions of this Lease to be 

  

 -11- 

 
observed or performed by Lessee, other than described in Paragraph 12.1(b) above, where that failure continues for a period of thirty (30) days after
written notice from Lessor to Lessee; provided, however, that if more than thirty (30) days are reasonably required for the cure of the default, Lessee shall not be deemed to be in default if Lessee commences the cure within the 30-day period
and diligently completes it. 
 (d) (i) The making of any general assignment, or general arrangement for the benefit of creditors;
(ii) the filing by or against Lessee of a petition to have Lessee adjudged a bankrupt or a petition for reorganization or arrangement under any law relating to a bankruptcy (unless, in the case of a petition filed against Lessee, it is
dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not
restored to Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where that seizure is
not discharged within thirty (30) days. 
 (e) The discovery by Lessor that any financial statement given to Lessor by Lessee, any
assignee of Lessee, any subtenant of Lessee’s obligations under this Lease, or any of them, was materially false. 
 12.2
Remedies. In the event of any material default or breach by Lessee, Lessor may at any time, with or without notice or demand and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of the default or
breach: 
 (a) Terminate this Lease by giving notice of termination to Lessee, in which event Lessee shall immediately surrender the Premises
to Lessor and if Lessee fails so to do, Lessor may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Lessee and any other person who may
be occupying the Premises, or any part of the Premises, by force, if necessary, without having any civil or criminal liability for that action, and Lessee agrees to pay to Lessor on demand the amount of all loss and damage which Lessor may suffer by
reason of that termination, whether through inability to relet the Premises on satisfactory terms or otherwise, specifically including, but not limited to (i) all reasonable expenses necessary to relet the Premises which shall include the cost
of renovating, repairing and altering the Premises for a new tenant or tenants, advertisements and 

  

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brokerage fees and (ii) any increase in insurance premiums caused by the vacancy of the Premises. If termination is caused by the failure to pay rent
and/or the abandonment of any substantial portion of the Premises, Lessor may elect, by sending written notice of election to Lessee, to receive liquidated damages in an amount equal to the rental payable under the Lease for the month during which
the lease is terminated times twelve (12) which shall be in lieu of the payment of loss and damage Lessor may suffer by reason of termination as provided in the preceding sentence but which shall not be in lieu of or reduce in any way any
amount (including accrued rent) or damages due to breach of covenant (whether or not liquidated) payable by Lessee to Lessor which accrued prior to the termination of the lease. Nothing contained in this Lease shall limit or prejudice the right of
Lessor to prove for and obtain in proceedings for bankruptcy or insolvency by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in
which, the damages are to be proved, whether or not the amount be greater, equal to, or less than the amount of the loss or damages referred to above. 
 (b) Enter upon and take possession of the Premises and expel or remove Lessee or any other person who may be occupying the Premises, or any part thereof, by force, if necessary, without having any civil or criminal
liability for that action and, without terminating this Lease, Lessor may (but shall be under no obligation to) relet the Premises or any part thereof for the account of Lessee, in the name of Lessee or Lessor or otherwise, without notice to Lessee
for such term or terms (which may be greater or less than the period which would otherwise have constituted the balance of the term of this Lease) and on such conditions (which may include concessions or free rent) and for such uses as Lessor in its
absolute discretion may determine and Lessor may collect and receive any rents payable by reason of that reletting; and Lessee agrees to pay Lessor on demand all reasonable expenses necessary to relet the Premises which shall include the cost of
renovating, repairing and altering the Premises for a new tenant or tenants, advertisements and brokerage fees, and Lessee further agrees to pay Lessor on demand any deficiency that may arise by reason of that reletting. Lessor shall not be
responsible or liable for any failure to relet the premises or any part of the Premises or for any failure to collect any rent due upon any such reletting. No re-entry or taking of possession of the Premises by Lessor shall be construed as an
election on Lessor’s part to terminate this Lease unless a written notice of termination is given to Lessee pursuant to Subparagraph 12.2(a) above. 
  

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 (c) Enter upon the Premises by force if necessary without having any civil or criminal liability for that
action, and do whatever Lessee is obligated to do under the terms of this Lease, and Lessee agrees to reimburse Lessor on demand for any expenses which Lessor may incur in effecting compliance with Lessee’s obligations under this Lease and
Lessee further agrees that Lessor shall not be liable for any damages resulting to Lessee from such action, whether caused by the negligence of Lessor or otherwise. 
 (d) Pursue any other remedy available to Lessor. 
 No action of Lessor, other than express written notice of
termination, shall terminate this Lease. 
 12.3 Effect of Exercise of Remedies. No repossession of or re-entering on the Premises or
any part of the Premises pursuant to Paragraph 12.2 above or otherwise and no reletting of the Premises or any part of the Premises pursuant to Paragraph 12.2(b) shall relieve Lessee or any guarantor of its liabilities and obligations under this
Lease, all of which shall survive such repossession or re-entering. Upon any such repossession or re-entering on the Premises or any part of the Premises by reason of the occurrence of an event of default, Lessee will pay to Lessor the rent required
to be paid by Lessee. 
 12.4 Default by Lessor. Lessor shall not be in default unless Lessor fails to perform obligations required of
Lessor within thirty (30) days after written notice by Lessee to Lessor and to the holder of any first mortgage or deed of trust covering the Premises whose name and address has been furnished to Lessee in writing, specifying how Lessor has
failed to perform that obligation; provided, however, that if more than thirty (30) days are reasonably required for performance, Lessor shall not be in default if Lessor commences performance within that 30-day period and diligently completes
it. Lessee shall additionally afford the holder of any first mortgage or deed of trust covering the Premises a reasonable opportunity to perform on behalf of Lessor. Lessee shall have no right to terminate this Lease except as otherwise specifically
provided in this Lease. 
  

	13.	CONDEMNATION. 

 If the Premises or any portion of
the Premises is taken under the power of eminent domain, or sold under the threat of the exercise of this power (“condemnation”), this Lease shall terminate as to any part of the Premises so taken as of the earliest date the condemning
authority takes title or possession. If more than ten (10%) percent of the floor area of the 

  

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Premises is taken by the condemnation, Lessee may, on written notice to Lessor within ten (10) days after Lessor shall have given Lessee written notice
of the taking (or in the absence of that notice, within ten (10) days after the condemning authority takes possession) terminate this Lease as of the date the condemning authority takes possession. If Lessee does not so terminate this Lease
this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Adjusted Base Rent shall be reduced in the proportion that the floor area of the Premises taken bears to the total area of the Premises.
Any award for the taking of all or any part of the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be property of Lessor, whether the award is made as compensation for diminution in
value of the leasehold or the taking of the fee, or as severance damages; provided, however, that Lessee shall be entitled to any award for loss of or damage to Lessee’s trade fixtures and removable personal property. If this Lease is not
terminated by reason of a condemnation, Lessor shall repair any damage to the Premises caused by that condemnation except to the extent that Lessee has been reimbursed for that damage by the condemning authority. If the damages received by Lessor in
connection with that condemnation are not sufficient to effect repair, Lessor may either make that repair at Lessor’s expense or terminate this Lease. 
  

	14.	GENERAL PROVISIONS 

 14.1 Estoppel
Certificate. 
 (a) Lessee shall at any time upon not less than ten (10) days’ prior written notice from Lessor execute,
acknowledge and deliver to Lessor a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as so modified, is in
full force and effect) and the date to which rent and other charges are paid in advance, if any, and (ii) acknowledging that there are not, to Lessee’s knowledge, any uncured defaults on the part of Lessor under this Lease, or specifying
the defaults if any are claimed. Any such statement may be conclusively relied upon by any prospective purchaser or encumbrancer of the Premises. 
 (b) Lessee’s failure to deliver a statement as and within the time required by subparagraph 14.1(a) shall be conclusive upon Lessee (i) that this Lease is in full force and effect, without modification except as may be represented
by Lessor, (ii) that there are no uncured defaults in Lessor’s performance, and (iii) that not more than one month’s Base Rent has been paid in advance. 
  

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 (c) If Lessor desires to finance or refinance the Premises, Lessee agrees to deliver to any lender
designated by Lessor such financial statements of Lessee as may be reasonably required by the lender. Those statements shall include the past three years’ financial statements of Lessee. All financial statements shall be received by Lessor in
confidence and shall be used only for the purposes set forth in this Lease. 
 14.2 Lessor’s Liability. The term
“Lessor” as used in this Lease shall mean only the owner at the time in question of the fee title of the Premises. In the event of any transfer of title, the Lessor named in this Lease (and in case of any subsequent transfers the then
grantor) shall be relieved from and after the date of transfer of all liability with respect to Lessor’s executory obligations; provided that any funds in the hands of Lessor or the then grantor at the time of transfer, in which Lessee has an
interest, shall be delivered to the grantee. The obligations contained in this Lease to be performed by Lessor shall be binding on Lessor’s successors and assigns, only during their respective periods of ownership. 
 14.3 Severability. The provisions of this Lease shall be interpreted where possible in a manner to sustain their legality and enforceability. The
unenforceability of any provision of this Lease in a specific situation shall not effect the enforceability of that provision in another situation or the remaining provisions of this Lease. 
 14.4 Interest. Any amount due to Lessor not paid when due shall bear interest at a rate equal to the lesser of 1 1/2% per month or the
greatest rate allowed by applicable law. Payment of such interest shall not excuse or cure any default by Lessee under this Lease. 
 14.5
Time of Essence. Time is of the essence. 
 14.6 Captions. Article and paragraph captions are not a part of this Lease.

 14.7 Incorporation of Prior Agreements; Amendments. This Lease contains all agreements of the parties with respect to any matter
mentioned in this Lease. No prior agreement or understanding pertaining to any such matter shall be effective. The Lease may be modified only by a writing, signed by the parties in interest at the time of the modification. Lessee agrees to consent
to any amendment to this Lease reasonably required by a potential mortgagee of the Premises, except any such amendment which would materially adversely affect Lessee’s rights under this Lease or materially increase Lessee’s obligations
under this Lease. 
  

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 14.8 Notices. 
 (a) Any notice required or permitted to be given under this Lease shall be in writing and may be served personally or by regular mail, postage prepaid addressed to Lessor and Lessee respectively at the addresses set
forth after their signatures at the end of this Lease. 
 (b) Notices, if mailed, shall be deemed sufficiently served or given, for all
purposes under this Lease, five (5) days after the date they are deposited in the United States mail. 
 (c) Either party may, by like
notice to the other party, at any time and from time to time, designate a different address to which notices shall be sent. 
 14.9
Waivers. No waiver by Lessor of any provision of this Lease shall constitute a waiver of any other provisions of this Lease or of any subsequent breach by Lessee of the same or any other provision. Lessor’s consent to or approval of any
act shall not render unnecessary the obtaining of Lessor’s consent to or approval of any subsequent act by Lessee. The acceptance of rent by Lessor shall not be a waiver of any breach by Lessee of any provision of this Lease. 
 14.10 Recording. Lessee shall not record this Lease without Lessor’s prior written consent, and any recordation without consent shall, at the
option of Lessor, constitute a non-curable default by Lessee. Either party shall upon request of the other, execute, acknowledge and deliver to the other a “short form” memorandum of this Lease for recording purposes. 
 14.11 Holding Over. If Lessee remains in possession of the Premises or any part of the Premises after the expiration of the term of this Lease
without the express written consent of Lessor, that occupancy shall be a tenancy from month to month at a rental in the amount of 150% of the last monthly Adjusted Base Rent plus all other Additional Rent and other charges payable under this Lease.

 14.12 Cumulative Remedies. No remedy or election granted to or provided to or provided for Lessor under this Lease shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. In addition to other remedies provided in this Lease, Lessor shall be entitled, to the extent permitted by applicable law, to injunctive relief in
case of the violation, or attempted or threatened violation, of any of the covenants, agreements, conditions or provisions of this Lease, or to a decree compelling performance 
  

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of any of the covenants, agreements, conditions or provisions of this Lease, or to any other remedy allowed to Lessor at law or in equity. 
 14.13 Covenants and Conditions. Each provision of this Lease performable by Lessee shall be deemed both a covenants and a condition. 

14.14 Binding Effect: Choice of Law. Subject to any provision of this Lease restricting assignment or subletting by Lessee and subject to the
provisions of Paragraph 14.2, this Lease shall bind the parties, their personal representatives, successors and assigns. This Lease shall be governed by the laws of the State of Texas. 
 14.15 Lessor’s Access. Lessor and Lessor’s agents may enter the Premises at reasonable times for the purpose of inspecting the Premises,
showing the Premises to prospective purchasers or lenders, and making such alterations, repairs, improvements or additions to the Premises as Lessor considers necessary or desirable. Lessor may at any time place on or about the Premises any ordinary
“For Sale” signs and Lessor may at any time during the last one hundred eighty (180) days of the term of this Lease place on or about the Premises any ordinary “For Lease” signs, all without rebate of rent or liability to
Lessor. Lessor shall retain a key to all locked portions of the Premises (except vaults and locked file or storage cabinets) at all times. Lessee may not change locks upon the Premises without Lessor”s prior consent. 
 14.16 Signs and Auctions. Lessee shall not place any sign upon the Premises or conduct any auction on the Premises or permit or consent to the
conduct of any execution sale on the Premises without Lessor’s prior written consent. 
 14.17 Corporate Authority. Each
individual executing this Lease on behalf of Lessee represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of Lessee in accordance with a duly adopted resolution of the Board of Directors of Lessee or in
accordance with the By-Laws of Lessee, and that this Lease is binding upon Lessee in accordance with its terms and that the Lessee is duly qualified to transact business as a foreign corporation in the State of Texas. Lessee shall, within thirty
(30) days after execution of this Lease, deliver to Lessor a certified copy of a resolution of the Board of Directors of Lessee authorizing or ratifying the execution of this Lease. 
 14.18 Financial Information. From time to time during the term of this Lease, Lessee shall provide Lessor with current financial information
concerning Lessee, as reasonably requested by Lessor. 
  

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 14.19 Force Majeure. Any prevention, delay or stoppage due to strikes, labor disputes, acts of
God, inability to obtain labor or materials, governmental restrictions, governmental regulations, governmental controls, judicial orders, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the
reasonable control of the party obligated to perform, shall excuse the performance by that party for a period equal to the duration of the prevention, delay or stoppage, except the obligations imposed with regard to rental and other charges to be
paid by Lessee pursuant to this Lease. 
 14.20 Quiet Possession. Lessor agrees that Lessee upon paying the rent and performing the
covenants and conditions of this Lease may quietly have, hold and enjoy the Premises during the term of this Lease or any extension of this Lease. 
 14.21 Payment of Lessor’s Expenses. Lessee agrees to pay Lessor’s costs and expenses, including reasonable attorneys’ fees, in enforcing Lessee’s obligations or pursuing Lessor’s remedies under this Lease,
whether or not Lessee is in material default under this Lease. 
 The Rules and Regulations attached to this Lease are incorporated in and
constitute an integral part of this Lease. Lessee acknowledges that Lessor may make reasonable changes or modifications to such Rules and Regulations, and those changes or modifications shall be binding upon Lessee provided Lessor has given Lessee
reasonable prior written notice of any such changes or modifications. 
 Lessor and Lessee executed this Lease at the place specified
immediately adjacent their signatures. 
  

									
	ADDRESS:	 	10330 W. Roosevelt Rd.	 		 	 ARMSTRONG CONTAINERS, INC.
 LESSEE

		 	Westchester, Illinois	 		 
		 	60153	 		 		 	
		 		 		 	By:	 	 /s/ Illegible

		 		 		 		 	President
				
	ADDRESS:	 	c/o Donald J. McLachlan	 		 	 MRM ASSOCIATES
 LESSOR

		 	Suite 5200	 		 
		 	Three First National Plaza	 		 		 	
		 	Chicago, Illinois 60602	 		 	By:	 	 /s/ Illegible

		 		 		 		 	A Partner

  

 -19- 

 EXHIBIT A 
 A
tract of land situated in the William D. Reed Survey, Abstract No. 1239 and being a part of Lot 4 in Block 3 of Garland West Industrial Park, an addition to the City of Garland, Texas, according to the plat recorded in Volume 551 at page 1680
of the Map Records of Dallas County, Texas, and being more particularly described as follows: 
 BEGINNING, at a point in the Northwest line
of Miller Park Drive (a 60 foot R.O.W.) said point being the common Southerly corners of Lots 4 and 5 in Block 3 of said addition, an iron stake for corner; 
 THENCE, South 69 deg. 31 min. West, with the said Northwest line of Miller Park Drive, a distance of 464.32 feet to the beginning of a curve to the right, having a central angle of 04 deg. 49 min. 31 sec., a radius of
256.48 feet, an iron stake for corner; 
 THENCE, Westerly with the said Northerly line of said Miller Park Drive, same being with said curve
to the right, an arc distance of 21.60 feet to the end of said curve, an iron stake for corner; 
 THENCE, North 20 deg. 29 min. 10 sec.
West, leaving the said Northerly line of Miller Park Drive, a distance of 419.09 feet to a point in the Southeast line of Missouri, Kansas and Texas Railroads (100 foot R.O.W.) an iron stake for corner; 
 THENCE, North 69 deg. 31 min. East, with the said Southeast line of said Missouri, Kansas and Texas Railroads Southeast line, a distance of 485.92 feet
to the Northeast corner of said Lot 4, an iron stake for corner. 
 THENCE, South 20 deg. 29 min. East, with the common line of Lots 4 and 5,
a distance of 420.00 feet to the Place of Beginning and containing 204,074 square feet or 4.6849 acres of land. 

 RULES AND REGULATIONS 
 WHICH CONSTITUTE A PART OF THE LEASE 
 1. No awning or other projection shall be attached to the
outside walls of the Premises without the prior written consent of the Lessor. 
 2. No sign, advertisement or notice shall be exhibited,
painted, or affixed by any Lessee on any part of, or so as to be seen from the outside of the Premises without the prior written consent of the Lessor. In the event of the violation of this Rule by Lessee, Lessor may remove the sign, advertisement
or notice without liability and may charge the expense incurred in removal to Lessee. 
 3. The toilets and wash basins and other plumbing
fixtures shall not be used for any purpose other than those for which they were constructed, and no sweepings, rubbish, rags or other substances shall be thrown in them. All damage resulting from any misuse of those fixtures shall be borne by
Lessee. 
 4. Lessee shall not mark, paint, drill into, or in any way deface any part of the Premises. No boring, cutting or stringing of
wires or laying of linoleum or other similar floor coverings shall be permitted except with the prior written consent of the Lessor and as the Lessor may direct. 
 5. Lessee shall not at any time bring or keep upon the Premises any inflammable, combustible, or explosive fluid, chemical or substance which is not in conformance with all governmental regulations. 
 6. The Lessor shall have the right to prohibit any advertising by Lessee which, in Lessor’s opinion, tends to impair the reputation of the Premises
or its desirability as a building for its intended use, and upon written notice from Lessor Lessee shall refrain from or discontinue that advertising. 
  

 -20-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00122-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00122-of-00352.parquet"}]]