Document:

Exhibit 10.1

 

 

 

SHORT
FORM LEASE

 

 

Between

 

SENTRY
PARK WEST L.L.C.,

 

as
Landlord,

 

 

and

 

INOVIO
BIOMEDICAL CORPORATION,

 

as
Tenant

 

 

Building:

1787
Sentry Park West

Blue
Bell, PA

 

 

THIS LEASE is made on the
           day of
                  ,
2009 between SENTRY PARK WEST L.L.C., a Pennsylvania limited liability company,
whose address is c/o Mack-Cali Realty Corporation, 343 Thornall Street, Edison,
New Jersey 08837-2206 (who is referred to in this Lease as “Landlord”) and INOVIO BIOMEDICAL CORPORATION,
a Delaware corporation, whose address is 11494 Sorrento Valley Road, San Diego,
CA 92121 (who is referred to in this Lease as “Tenant”).    This Lease
consists of the following Basic Lease Provisions and Definitions and the
attached General Conditions and Exhibits. 
The Basic Lease Provisions and Definitions are referred to in this Lease
as the “Basic Lease Provisions.”

 

BASIC LEASE PROVISIONS

 

1.             BASE PERIOD COSTS means the following:

 

a)     Base Operating Costs: Operating Costs incurred during
the Calendar Year.

 

b)    Base Real Estate Taxes: Real Estate Taxes incurred
during the Calendar Year.

 

c)     Base Insurance Costs: 
Insurance Costs incurred during the Calendar Year.

 

2.             BUILDING means 1787 Sentry Park West L.L.C.

 

3.             CALENDAR YEAR means the calendar year 2010.

 

4.             COMMENCEMENT DATE means May 1, 2010, subject to Article 20
of this Lease.

 

5.             DEMISED PREMISES OR
PREMISES mean
and are agreed and deemed to be 6,442 gross rentable square feet on the fourth
(4th) floor as shown on Exhibit A to
this Lease, which includes an allocable share of the Common Facilities.

 

6.             EXPIRATION DATE means 11:59 p.m. on the last day of
the month in which the day prior to the seventh (7th)
year anniversary of the Commencement Date occurs.

 

7.             FIXED BASIC RENT means the following:

 

	
  Months

  	
   

  	
  Annual Rate

  	
   

  	
  Monthly Installments

  	
   

  	
  Annual Per Sq. Ft. Rate

  	
   

  
	
  1-12

  	
   

  	
  $

  	
  122,398.00

  	
   

  	
  $

  	
  10,199.83

  	
   

  	
  $

  	
  19.00

  	
   

  
	
  13-24

  	
   

  	
  $

  	
  125,619.00

  	
   

  	
  $

  	
  10,468.25

  	
   

  	
  $

  	
  19.50

  	
   

  
	
  25-36

  	
   

  	
  $

  	
  128,840.00

  	
   

  	
  $

  	
  10,736.67

  	
   

  	
  $

  	
  20.00

  	
   

  
	
  37-48

  	
   

  	
  $

  	
  132,061.00

  	
   

  	
  $

  	
  11,005.08

  	
   

  	
  $

  	
  20.50

  	
   

  
	
  49-60

  	
   

  	
  $

  	
  135,282.00

  	
   

  	
  $

  	
  11,273.50

  	
   

  	
  $

  	
  21.00

  	
   

  
	
  61-72

  	
   

  	
  $

  	
  138,503.00

  	
   

  	
  $

  	
  11,541.92

  	
   

  	
  $

  	
  21.50

  	
   

  

 

Provided that the
Lease is in full force and effect and Tenant is not in default hereunder,
Tenant shall have no obligation to pay the Monthly Installments of Fixed Basic
Rent for the 2nd, 6th,
10th, 14th and 18th full calendar months of the Term.

 

8.             HVAC AFTER HOURS CHARGE is $20.00 per hour per unit for heat and
air conditioning, subject to Section 17 (b) of the Lease. The HVAC
After Hours Charge is subject to increase from time to time to reflect the
increase in the cost of providing such after hours HVAC service.

 

9.             NOTICE ADDRESSES shall mean the
following:

 

If to Tenant: at the Building

 

If to Landlord by personal or overnight delivery:

 

c/o Mack-Cali Realty Corporation

343 Thornall Street

Edison, New Jersey 08837-2206

Attention: Executive Vice President and General Counsel

 

If to Landlord by mail:

 

c/o Mack-Cali
Realty Corporation

P.O. Box 7817

Edison, New Jersey
08818-7817

Attention:
Executive Vice President and General Counsel

 

1

 

10.           PARKING SPACES means a total of twenty-six (26)
unassigned parking spaces.

 

11.           SECURITY DEPOSIT means TWENTY THOUSAND THREE HUNDRED
NINETY-NINE AND 66/100 DOLLARS ($20,399.66) in the form of cash.

 

12.           TENANT’S BROKER means Skyline Commercial Real Estate.

 

13.           TENANT’S PERCENTAGE means and is agreed and deemed to be
6.78%.

 

DEFINITIONS

 

1.             ADDITIONAL RENT means all money, other than the Fixed
Basic Rent, payable by Tenant to Landlord under the Lease, including, but not
limited to, the monies payable by Tenant to Landlord pursuant to Exhibits G and
H of this Lease.

 

2.             BUILDING HOLIDAYS means the holidays shown on Exhibit E
and all days observed as holidays by the United States, State, or labor unions
representing individuals servicing the Building in behalf of Landlord; if there
be no such labor unions, such definition shall include holidays designated by
Landlord for the benefit of such individuals.

 

3.             BUILDING HOURS means Monday through Friday, 8:00 a.m.
to 6:00 p.m., but excluding Building Holidays. Notwithstanding the
foregoing, Tenant shall have access to the Building 24/7/365 via the Building’s
after-hour access system, except in the case of an emergency.

 

4.             COMMON FACILITIES means and includes the lobby;
elevator(s); fire stairs; public hallways; public lavatories; all other general
Building components, facilities and fixtures that service or are available to
more than one tenant; air conditioning mechanical rooms; fan rooms; janitors’
closets; electrical and telephone closets serving more than one tenant;
elevator shafts and machine rooms; flues; stacks;  pipe shafts and vertical ducts with their
enclosing walls; and structural components of the Building.

 

Whenever the word “includes” or “including” is used in this Lease, it
means “includes but is not limited to” and “including but not limited to,”
respectively.

 

5.             EXHIBITS are the following:

 

	
  Exhibit A

  	
   

  	
  Location of Premises

  
	
  Exhibit B

  	
   

  	
  Rules and
  Regulations

  
	
  Exhibit C

  	
   

  	
  Workletter Agreement

  
	
  Exhibit D

  	
   

  	
  Cleaning Services

  
	
  Exhibit E

  	
   

  	
  Building Holidays

  
	
  Exhibit F

  	
   

  	
  Commencement Date
  Agreement

  
	
  Exhibit G

  	
   

  	
  Tax and Operating Cost
  Rider

  
	
  Exhibit H

  	
   

  	
  Electricity Rider

  

 

The Exhibits are attached
at the back of this Lease and are a part of this Lease.

 

6.             LEGAL REQUIREMENTS means all present and future laws and
ordinances of federal, state, municipal and county governments, and rules,
regulations, orders and directives of departments, subdivisions, bureaus,
agencies or offices of such governments, or any other governmental, public or
quasi-public authorities having jurisdiction over the Building, and the
directions of any public officer pursuant to law.

 

2

 

7.             PRIME means the so-called annual prime rate of
interest established and quoted by The Wall Street Journal (or its successor),
from time to time, but in no event greater than the highest lawful rate from
time to time in effect.

 

8.             PERMITTED USE means general office use consistent with a first
class office building and for no other purpose.

 

9.             REAL PROPERTY means the Building, the land upon which the Building
stands, together with adjoining parking areas, sidewalks, driveways,
landscaping and land.

 

10.           STATE means the Commonwealth of Pennsylvania.

 

11.           TERM means the period of time beginning on the
Commencement Date and ending on the Expiration Date.

 

3⁄4 
End of Basic Lease Provisions and Definitions 3⁄4

 

3

 

	
  1.

  	
  LEASE:

  	
  1

  
	
   

  	
   

  	
   

  
	
  2.

  	
  FIXED BASIC RENT:

  	
  1

  
	
   

  	
   

  	
   

  
	
  3.

  	
  USE AND OCCUPANCY:

  	
  1

  
	
   

  	
   

  	
   

  
	
  4.

  	
  CARE AND REPAIR OF PREMISES:

  	
  1

  
	
   

  	
   

  	
   

  
	
  5.

  	
  ALTERATIONS, ADDITIONS OR IMPROVEMENTS:

  	
  1

  
	
   

  	
   

  	
   

  
	
  6.

  	
  ASSIGNMENT AND SUBLEASE:

  	
  2

  
	
   

  	
   

  	
   

  
	
  7.

  	
  COMPLIANCE WITH RULES AND REGULATIONS:

  	
  3

  
	
   

  	
   

  	
   

  
	
  8.

  	
  DAMAGES TO BUILDING:

  	
  3

  
	
   

  	
   

  	
   

  
	
  9.

  	
  EMINENT DOMAIN:

  	
  3

  
	
   

  	
   

  	
   

  
	
  10.

  	
  LANDLORD’S REMEDIES ON DEFAULT:

  	
  3

  
	
   

  	
   

  	
   

  
	
  11.

  	
  DEFICIENCY:

  	
  4

  
	
   

  	
   

  	
   

  
	
  12.

  	
  SUBORDINATION:

  	
  4

  
	
   

  	
   

  	
   

  
	
  13.

  	
  SECURITY DEPOSIT:

  	
  4

  
	
   

  	
   

  	
   

  
	
  14.

  	
  RIGHT TO CURE TENANT’S BREACH:

  	
  4

  
	
   

  	
   

  	
   

  
	
  15.

  	
  LIENS:

  	
  4

  
	
   

  	
   

  	
   

  
	
  16.

  	
  RIGHT TO INSPECT AND REPAIR:

  	
  4

  
	
   

  	
   

  	
   

  
	
  17.

  	
  SERVICES TO BE PROVIDED BY LANDLORD:

  	
  5

  
	
   

  	
   

  	
   

  
	
  18.

  	
  TENANT’S ESTOPPEL:

  	
  5

  
	
   

  	
   

  	
   

  
	
  19.

  	
  HOLDOVER TENANCY:

  	
  5

  
	
   

  	
   

  	
   

  
	
  20.

  	
  LANDLORD’S WORK; COMMENCEMENT:

  	
  5

  
	
   

  	
   

  	
   

  
	
  21.

  	
  OVERDUE RENT CHARGE/INTEREST:

  	
  6

  
	
   

  	
   

  	
   

  
	
  22.

  	
  INSURANCE:

  	
  6

  
	
   

  	
   

  	
   

  
	
  23.

  	
  INDEMNITY:

  	
  7

  
	
   

  	
   

  	
   

  
	
  24.

  	
  BROKER:

  	
  7

  
	
   

  	
   

  	
   

  
	
  25.

  	
  PERSONAL LIABILITY:

  	
  7

  
	
   

  	
   

  	
   

  
	
  26.

  	
  NOTICES:

  	
  7

  
	
   

  	
   

  	
   

  
	
  27.

  	
  AUTHORITY:

  	
  7

  
	
   

  	
   

  	
   

  
	
  28.

  	
  PARKING SPACES

  	
  7

  
	
   

  	
   

  	
   

  
	
  29.

  	
  RELOCATION:

  	
  7

  
	
   

  	
   

  	
   

  
	
  30.

  	
  MISCELLANEOUS:

  	
  7

  

 

 

General
Conditions

 

1.                                      LEASE:

 

Landlord has leased the Premises to Tenant for the Term.

 

2.                                      FIXED BASIC RENT:

 

Tenant will pay Landlord the Fixed Basic Rent. The
Fixed Basic Rent payable for the entire Term will be the aggregate of the
Annual Rate set forth in the Basic Lease Provisions and will be payable, in
advance, on the first day of each calendar month during the Term at the Monthly
Installments set forth in the Basic Lease Provisions, except that a
proportionately lesser amount will be paid for the first month of the Term if
the Term commences on a day other than the first day of the month.  Tenant will pay the first (1st) full monthly installment of Fixed Basic Rent upon
Tenant’s execution and delivery of this Lease. 
Tenant will pay Fixed Basic Rent, and any Additional Rent, to Landlord
at Landlord’s address set forth in the first paragraph of this Lease, or at
such other place as Landlord may designate in writing, without demand and
without counterclaim, deduction or set off.

 

3.                                      USE AND OCCUPANCY:

 

Tenant will use the Premises solely for the Permitted
Use.

 

Neither Tenant, nor
anyone acting by or through Tenant, will generate, handle, dispose, store or
discharge any hazardous substances or wastes as defined by Legal Requirements
in, on or around the Premises, the Building or the Real Property in violation
of any Legal Requirements (such actions collectively referred to as “Prohibited Actions”).  Tenant will defend, indemnify and hold
Landlord harmless against any and all loss, cost, damage, liability or expense
(including attorneys’ fees and disbursements) which Landlord may sustain as a
result of any Prohibited Actions.

 

4.                                      CARE AND REPAIR OF PREMISES:

 

Tenant will not commit
any act that damages the Premises or Building and will take good care of the
Premises, and will comply with all Legal Requirements affecting the Premises or
the Tenant’s use and/or occupancy of the Premises.  Landlord will, at Tenant’s expense, make all
necessary repairs to the Premises. 
Landlord will make all necessary repairs to the Common Facilities.  The cost of repairs to the Common Facilities
will be included in Operating Costs, except where the repair has been made
necessary by misuse or neglect by Tenant or Tenant’s agents, employees,
contractors, invitees, visitors or licensees (collectively, “Tenant’s Agents”), in which event Landlord
will nevertheless make the repair but Tenant will pay to Landlord, as
Additional Rent, upon demand, the cost incurred by Landlord to complete such
repairs.  All improvements made by Tenant
prior to or after the commencement of the Term which are attached to the
Premises will, at Landlord’s option, become the property of Landlord upon the
expiration or sooner termination of this Lease. 
At Tenant’s request, Landlord shall notify Tenant prior to any
improvements made by Tenant whether Landlord will require such improvements to
be removed upon the Expiration Date. Not later than the last day of the Term,
Tenant will, at Tenant’s expense, remove from the Building all of Tenant’s
personal property and those improvements made by Tenant which Landlord has not
elected by notice to Tenant to retain as Landlord’s property, as well as all
trade fixtures (other than built-in cabinet work), moveable partitions,
workstation modules, telephone, computer, data and antenna wiring, cabling and
related conduit and the like.  Tenant
will repair all injury done by or in connection with the installation or
removal of said property, improvements, wiring and the like; cap or terminate
all telephone, computer and data connections at service entry panels in
accordance with Legal Requirements; and surrender the Premises in as good
condition as they were at the beginning of the Term, except for reasonable wear
and damage by casualty or other cause not due to the misuse or neglect by
Tenant and/or Tenant’s Agents.  All
property of Tenant remaining on the Premises after the last day of the Term
will be conclusively deemed abandoned and may be removed and discarded or
stored at Tenant’s risk by Landlord, and Tenant will pay Landlord for the cost
of such removal, discarding and/or storage. Notwithstanding anything contained
herein to the contrary, Tenant shall remove all installations that are “non-standard
office improvements”. For purposes hereof, “non-standard
office improvements” shall mean raised flooring, interior
staircases, vaults, elevators, modifications to the Building’s utility and
mechanical systems and unusual configuration for first class office space that
were not part of the Work (including Change Orders) as provided in Paragraph 20
and Exhibit C. Tenant shall repair any damage to the Premises resulting
from such removal.

 

Tenant is responsible for
all costs related to the repair and maintenance of any additional or
supplemental HVAC systems, appliances and equipment serving exclusively the
Premises or installed to meet Tenant’s specific requirements.  Tenant will purchase and maintain throughout
the Term an annual full maintenance and service contract for this equipment and
will forward a copy of each proposed contract to Landlord for its approval
prior to signing it.

 

5.                                      ALTERATIONS, ADDITIONS OR
IMPROVEMENTS:

 

Tenant will not,
without first obtaining the written consent of Landlord, make any alterations,
additions or improvements (collectively, “alterations”)
in, to or about the Premises.  Unless the
alterations affect the Common Facilities or Building Systems or would otherwise
require a building permit, Landlord will not unreasonably withhold or delay its
consent.  Building Systems include the
life safety, plumbing, electrical, heating, ventilation and air conditioning
systems in the Building.  Tenant may,
upon prior notice to Landlord, perform minor cosmetic improvements, such as
painting and wallpapering, without the prior consent of Landlord. As part of
Landlord’s consent to Tenant’s alterations, upon Tenant’s request, Landlord
shall state in writing whether Tenant will be required to remove such
alterations upon the Expiration Date.

 

If Tenant shall request
the consent or approval of Landlord to the making of any alterations or to any
other thing, and Landlord shall seek and pay a separate fee for the opinion of
Landlord’s counsel, architect, engineer or other representative or agent as to
the form or substance thereof, Tenant shall pay Landlord, as Additional Rent,
within 30 days after demand, all reasonable costs and expenses of Landlord
incurred in connection therewith, including, in case of any alterations, costs
and expenses of Landlord in reviewing plans and specifications.

 

1

 

6.                                      ASSIGNMENT AND SUBLEASE:

 

Tenant will not mortgage,
pledge, assign or otherwise transfer this Lease or sublet all or any portion of
the Premises in any manner except as specifically provided for in this Article 6:

 

a)                                      If Tenant desires to assign this Lease or
sublease all or part of the Premises, the terms and conditions of such
assignment or sublease will be communicated by Tenant to Landlord in writing no
less than thirty (30) days prior to the effective date of such sublease or assignment.  Prior to such effective date, Landlord will
have the option, upon notice to Tenant, to terminate the Lease, (i) in the
case of subletting, solely as to that portion of the Premises to be sublet, or (ii) in
the case of an assignment, as to all of the Premises, and in such event, Tenant
will be fully released from its obligations with respect to the terminated
space (“Recapture Space”) accruing
from and after the effective date.  If
Landlord terminates the Lease as to the Recapture Space, in no event will
Landlord be liable for a brokerage commission in connection with the proposed
assignment or sublet. If Landlord recaptures the Recapture Space, Tenant shall
be responsible for fifty percent (50%) of the cost for all alterations required
to separate the Recapture Space from the balance of the Premises, including,
but not limited to, construction of demising walls and separation of utilities.

 

b)                                     In the event that the Landlord elects not
to terminate the Lease as to the Recapture Space, Tenant may assign this Lease
or sublet the whole or any portion of the Premises, subject to Landlord’s prior
written consent, which consent will not be unreasonably withheld, conditioned
or delayed, subject to the following terms and conditions and provided the
proposed occupancy is in keeping with that of a first-class office building:

 

i)                                         Tenant will provide to Landlord the name,
address, nature of the business and evidence of the financial condition of the
proposed assignee or sublessee;

 

ii)                                      The assignee will assume, by written
instrument, all of the obligations of the Tenant under this Lease, and a copy
of such assumption agreement will be furnished to Landlord within ten (10) days
of its execution.  No further assignment
of this Lease or subletting all or any part of the Premises will be permitted;

 

iii)                                   Each sublease will provide that sublessee’s
rights will be no greater than those of Tenant, and that the sublease is
subject and subordinate to this Lease and to the matters to which this Lease is
or will be subordinate, and that in the event of default by Tenant under this
Lease, Landlord may, at its option, have such sublessee will attorn to Landlord
provided, however, in such case Landlord will not (i) be liable for any
previous act or omission of Tenant under such sublease or, (ii) be subject
to any offset not expressly provided for in this Lease or by any previous
prepayment of more than one month’s rent;

 

iv)                                  The liability of Tenant and each assignee
will be joint, several and primary for the observance of all the provisions,
obligations and undertakings of this Lease, including the payment of Fixed
Basic Rent and Additional Rent through the entire Term, as the same may be
renewed, extended or otherwise modified;

 

v)                                     Tenant will promptly pay to Landlord
fifty percent (50%) of any consideration received for any assignment or fifty
percent (50%) of the rent (fixed basic rent and additional rent) and any other
consideration payable by the subtenant to Tenant under or in connection with a
sublease, as and when received, in excess of the Fixed Basic Rent required to
be paid by Tenant for the area sublet, which shall be adjusted to credit any
reasonable, out-of-pocket, customary expenditures made by Tenant for purposes
of obtaining the subtenant, including brokerage commissions and tenant
improvement costs;

 

vi)                                  The acceptance by Landlord of any rent
from the assignee or from any subtenant or the failure of Landlord to insist
upon strict performance of any of the terms, conditions and covenants of this
Lease will release neither Tenant, nor any assignee assuming this Lease, from
the Tenant’s obligations set forth in this Lease;

 

vii)                               The proposed assignee or subtenant is not
then an occupant of any part of the Building;

 

viii)                            The proposed assignee or subtenant is not
an entity or a person or an affiliate of an entity with whom Landlord is or has
been, within the preceding twelve (12) month period, negotiating to lease space
in the Building or any other building owned by Landlord or its affiliates
within a five-mile radius of the Building;

 

ix)                                    There will not be more than one (1) subtenant
in the Premises;

 

x)                                       Tenant will not advertise the subtenancy
for less than Landlord’s then current market rent for the Premises;

 

xi)                                    Tenant will pay Landlord a FIVE HUNDRED
AND 00/100 DOLLAR ($500.00) administrative fee for each request for consent to
any sublet or assignment simultaneously with Tenant’s request for consent to a
specific sublet or assignment, provided that consent is not unreasonably
denied; and

 

xii)                                 The proposed assignee or subtenant will
use the Premises for the Permitted Use only.

 

c)                                      If Tenant is a corporation (other than a
corporation whose stock is listed and traded on a nationally recognized stock
exchange), the transfer (however accomplished, whether in a single transaction
or in a series of related or unrelated transactions) of a majority of the
issued and outstanding stock [or any other mechanism such as, by way of
example, the issuance of additional stock, a stock voting agreement or change
in class(es) of stock which results in a change of control of Tenant], and if
Tenant is a partnership, joint venture or limited liability company
(collectively “Entity”), the
transfer (by one or more transfers) of an interest in the distributions of
profits and losses of such Entity (or other mechanism, such as, by way of
example, the creation of additional partnership or limited liability company
interests) which results in a change of control of such Entity will be deemed
an assignment of this Lease, subject to provisions of this Article.

 

2

 

Notwithstanding anything contained in this Lease to the contrary, Tenant
may assign this Lease or sublet all or any portion of the Premises to (i) any
corporation or other Entity directly or indirectly controlling or controlled by
Tenant or under common control with Tenant, or (ii) any successor by
merger, consolidation, corporate reorganization or acquisition of all or
substantially all of the assets of Tenant even if Tenant is not the surviving
entity (any transaction referred to in clauses (i) or (ii) hereof
will be a “Permitted Transfer”)
provided that the net worth of any transferee of a Permitted Transfer will not
be less than the greater of (A) the net worth of Tenant immediately
preceding the Permitted Transfer or (B) the net worth of Tenant as of the
date of the execution and delivery of this Lease by both parties.  Any other assignment or subleasing of Tenant’s
interest under this Lease will be subject to Landlord’s approval, which approval
will not be unreasonably withheld, conditioned or delayed.

 

d)                                     Except as specifically set forth above,
if any portion of the Premises or of Tenant’s interest in this Lease is
acquired by any other person or entity, whether by assignment, mortgage, sublease,
transfer, operation of law or act of the Tenant, or if Tenant pledges its
interest in this Lease or in any security deposit required hereunder, Tenant
will be in default.

 

7.                                      COMPLIANCE WITH RULES AND
REGULATIONS:

 

Tenant
will observe and comply with the rules and regulations set forth in Exhibit B
and with such further reasonable rules and regulations as Landlord may
prescribe from time to time.

 

8.                                      DAMAGES TO BUILDING:

 

If the Building is damaged by fire or any other cause
to such extent that the cost of restoration, as reasonably estimated by
Landlord, will equal or exceed twenty-five (25%) percent of the replacement
value of the Building (exclusive of foundations) just prior to the occurrence
of the damage, then Landlord may, no later than the sixtieth (60th) day
following the damage, give Tenant a notice electing to terminate this
Lease.  In such event, this Lease will
terminate on the thirtieth (30th) day after the giving of such notice, and
Tenant will surrender possession of the Premises on or before such date.  If this Lease is not terminated pursuant to
this Article, Landlord will restore the Building and the Premises with
reasonable promptness, subject to Force Majeure, as defined in Article 30
e)  below, and subject to the
availability and adequacy of the insurance proceeds.  Landlord shall not be obligated to restore
fixtures and improvements owned by Tenant.

 

In any case in which use of the Premises is affected by any damage to
the Building, there will be either an abatement or an equitable reduction in
Fixed Basic Rent, depending on the period for which and the extent to which the
Premises are not reasonably usable for general office use. The words “restoration”
and “restore” as used in this Article will include repairs.

 

9.                                      EMINENT DOMAIN:

 

If Tenant’s use of the
Premises is materially affected due to the taking by eminent domain of (a) the
Premises or any part thereof; or (b) any other part of the Building; then,
in either event, this Lease will terminate on the date when title vests pursuant
to such taking.  The Fixed Basic Rent,
and any Additional Rent, will be apportioned as of such termination date and
any Fixed Basic Rent or Additional Rent paid for any period beyond said date,
will be repaid to Tenant.  Tenant will
not be entitled to any part of the award for such taking or any payment in lieu
thereof, but Tenant may file a separate claim for any taking of fixtures and
improvements owned by Tenant which have not become the Landlord’s property, and
for moving expenses, provided the same will, in no way, affect or diminish
Landlord’s award.  In the event of a
partial taking which does not effect a termination of this Lease but does
deprive Tenant of the use of a portion of the Premises, there will be either an
abatement or an equitable reduction in Fixed Basic Rent, depending on the
period for which and the extent to which the Premises are not reasonably usable
for general office use.

 

10.                               LANDLORD’S REMEDIES ON DEFAULT:

 

If Tenant defaults in the payment of Fixed Basic Rent
or any Additional Rent or in the performance of any of the other covenants and
conditions of this Lease or permits the Premises to become deserted, abandoned
or vacated, Landlord shall give Tenant notice of such default, and if Tenant
does not cure any Fixed Basic Rent or Additional Rent default within five (5) days
or other default within thirty (30) days after the giving of such notice (or if
such other default is of such nature that it cannot be completely cured within
such period, if Tenant does not commence such curing within such thirty (30)
days and thereafter proceed with reasonable diligence and in good faith to cure
such default), then Landlord may terminate this Lease or Tenant’s right to
possession upon not less than ten (10) additional days notice to Tenant,
and on the date specified in such notice Tenant’s right to possession of the
Premises will cease, but Tenant will remain liable as provided below in this
Lease.  If this Lease or Tenant’s right
to possession will have been so terminated by Landlord, Landlord may at any
time thereafter recover possession of the Premises by any lawful means and
remove Tenant or other occupants and their effects.  Landlord may, at Tenant’s expense, relet all
or any part of the Premises and may make such alterations, decorations or other
changes to the Premises as Landlord considers appropriate in connection with
such reletting, without relieving Tenant of any liability under this Lease.
Tenant shall pay to Landlord, on demand, such expenses as Landlord may incur,
including, without limitation, court costs and reasonable attorney’s fees and
disbursements, in enforcing the performance of any obligation of Tenant under
this Lease.

 

Tenant hereby waives all right of redemption to which Tenant or any
person under Tenant might be entitled by any Legal Requirement.

 

3

 

11.                               DEFICIENCY:

 

In any case where Tenant
has defaulted and Landlord has recovered possession of the Premises or
terminated this Lease or Tenant’s right to possession, Tenant’s obligation to
pay Landlord all the Fixed Basic Rent and Additional Rent up to and including
the Expiration Date will not be discharged or otherwise affected.  Landlord will have all rights and remedies
available to Landlord at law and in equity by reason of Tenant’s default, and
may periodically sue to collect the accrued obligations of the Tenant together
with interest at Prime plus four percent per annum from the date owed to the
date paid, but in no event greater than the maximum rate of interest permitted
by law.

 

Alternatively, in any case where Landlord has recovered possession of
the Premises by reason of Tenant’s default, Landlord may at Landlord’s option,
and at any time thereafter, and without notice or other action by Landlord, and
without prejudice to any other rights or remedies it might have hereunder or at
law or equity, become entitled to recover from Tenant, as damages for such
breach, in addition to such other sums herein agreed to be paid by Tenant, to
the date of re-entry, expiration and/or dispossess, an amount equal to the
difference between the Fixed Basic Rent and Additional Rent reserved in this
Lease from the date of such default to the date of Expiration Date of the
original Term and the then fair and reasonable rental value of the Premises for
the same period. Said damages shall become due and payable to Landlord
immediately upon such breach of this Lease and without regard to whether this
Lease be terminated or not, and if this Lease be terminated, without regard to
the manner in which it is terminated. In the computation of such damages, the
difference between an installment of Fixed Basic Rent and Additional Rent
thereafter becoming due and the fair and reasonable rental value of the
Premises for the period for which such installment was payable shall be
discounted to the date of such default at the rate of not more than six percent
(6%) per annum.

 

12.                               SUBORDINATION:

 

This Lease will, at the option of any holder of any
underlying lease or holder of any first mortgage or first trust deed, be
subject and subordinate to any such underlying lease and to any first mortgage
or first trust deed which may now or hereafter affect the Real Property, and
also to all renewals, modifications, consolidations and replacements of such
underlying leases and first mortgage or first trust deed provided, that
Lessor shall use commercially reasonable efforts to obtain a non-disturbance
agreement from the holder of any such underlying lease, mortgage or trust deed.
Any expenses charged by the mortgagee in connection with the obtaining of the
aforesaid agreement shall be paid by Tenant. 
Although no instrument or act on the part of Tenant will be necessary to
effectuate such subordination, Tenant will, nevertheless, within ten (10) days
prior written request by Landlord, execute and deliver such further instruments
confirming such subordination of this Lease as may be desired by the holders of
such first mortgage or first trust deed or by any of the lessors under such
underlying leases.  If any underlying
lease to which this Lease is subject terminates, Tenant will, on timely
request, recognize and acknowledge the owner of the Real Property as Tenant’s
landlord under this Lease.

 

Landlord
represents that there currently is no mortgage encumbering the Building.

 

13.                               SECURITY DEPOSIT:

 

Tenant will deposit with
Landlord on the signing of this Lease by Tenant, the Security Deposit for the
performance of Tenant’s obligations under this Lease, including the surrender
of possession of the Premises to Landlord in the condition required under this
Lease.  If Landlord applies all or any
part of the Security Deposit to cure any default of Tenant, Tenant will, on
demand, deposit with Landlord the amount so applied so that Landlord will have
the full Security Deposit on hand at all times during the Term.  In the event of a bona fide sale of the Real
Property, subject to this Lease, Landlord will transfer the Security Deposit to
the purchaser, and Landlord will be considered released by Tenant from all
liability for the return of the Security Deposit; and Tenant agrees to look
solely to the new landlord for the return of the Security Deposit, and it is
agreed that this will apply to every transfer or assignment made of the
Security Deposit to a new landlord. 
Provided Tenant is not in default, the Security Deposit (less any
portions of it previously used, applied or retained by Landlord), will be
returned to Tenant after the expiration or sooner termination of this Lease and
delivery of the entire Premises to Landlord in accordance with the provisions
of this Lease.  Tenant will not assign,
pledge or otherwise encumber the Security Deposit, and Landlord will not be
bound by any such assignment, pledge or encumbrance.

 

14.                               RIGHT TO CURE TENANT’S BREACH:

 

If Tenant breaches any covenant or condition of this
Lease, Landlord may, on prior notice to Tenant (except that no notice need be
given in case of emergency), cure such breach at the expense of Tenant, and the
reasonable amount of all expenses, including attorney’s fees, incurred by
Landlord in so doing (whether paid by Landlord or not) will be deemed payable
on demand as Additional Rent.

 

15.                               LIENS:

 

Tenant will not permit any lien or other encumbrance
to be filed as a result of any act or omission (or alleged act or omission) of
Tenant. Tenant will, within ten (10) days after notice from Landlord,
discharge or satisfy by bonding or otherwise any liens filed against Landlord
or all or any portion of the Real Property as a result of any such act or
omission, including any lien or encumbrance arising from contract or tort
claims.

 

16.                               RIGHT TO INSPECT AND REPAIR:

 

Landlord or its designees may enter the Premises (but
will not be obligated to do so) at any reasonable time on reasonable notice to
Tenant (except that no notice need be given in case of emergency) for the
purpose of: (i) inspection; (ii) performance of any work or the
making of such repairs, replacements or additions in, to, on and about the
Premises or the Building, as Landlord deems necessary or desirable; or (iii) showing
the Premises to prospective purchasers, mortgages and tenants.  Tenant will provide Landlord or its designees
free and unfettered access to any mechanical or utility rooms, conduits, risers
or the like located within the Premises. 
Landlord or any prospective tenant shall have the right, upon at least
twenty-four (24) hours written notice, to enter the space to perform
inspections, surveys, measurements or such other reasonable activities as may
be necessary to prepare the Premises for occupancy by the succeeding tenant so
long as such actions do not materially interfere with the conduct of Tenant’s
business. Tenant will have no claims, including claims for interruption of
Tenant’s business, or cause of action against Landlord by reason of entry for such
purposes.

 

4

 

17.                               SERVICES TO BE PROVIDED BY
LANDLORD:

 

a)                                      Landlord will furnish to the Premises (i) electricity
for normal lighting and ordinary office machines, (ii) during Building
Hours, HVAC required for the reasonable use and occupancy of the Premises, and (iii) janitorial
service (as set forth in Exhibit D), all in a manner comparable to that of
similar buildings in the area. In addition, Landlord shall provide Common
Facilities lighting at the Real Property during Building Hours and for such
additional hours as, in Landlord’s judgment, is necessary or desirable to
insure proper operation of the Real Property.

 

b)                                     Tenant will be entitled to make use of HVAC beyond the
Building Hours, at Tenant’s sole cost and expense.  Tenant will pay Landlord the HVAC After Hours
Charge (as defined in the Basic Lease Provisions) for HVAC beyond the Building
Hours.

 

18.                               TENANT’S ESTOPPEL:

 

Tenant will, from time to
time, on not less than ten (10) business days prior written request by
Landlord, execute, acknowledge and deliver to Landlord an estoppel certificate
containing such information as Landlord may reasonably request.

 

19.                               HOLDOVER TENANCY:

 

Tenant agrees that
it must surrender possession of the Premises to Landlord on the Expiration Date
or earlier termination of the Term. 
Tenant agrees to indemnify and hold Landlord harmless from and against
all liabilities, obligations, damages, penalties, claims, costs, charges and expenses,
including attorneys’ fees, resulting from any delay by Tenant in so
surrendering the Premises, including any claims made by any succeeding tenant
based on such delay. Tenant agrees that if possession of the Premises is not
surrendered to Landlord on the Expiration Date or earlier termination of the
Term, then Tenant agrees to pay Landlord as liquidated damages for each month
and for any portion of a month during which Tenant holds over in the Premises
after the Expiration Date or earlier termination of the Term, a sum equal to
200% of the average Fixed Basic Rent and Additional Rent which was payable per
month under this Lease during the last three months of the Term.  Such liquidated damages shall not limit
Tenant’s indemnification obligation with respect to claims made by any
succeeding tenant based on Tenant’s failure or refusal to surrender the
Premises to Landlord on the Expiration Date or sooner termination of the
Term.  Nothing contained herein shall be
deemed to authorize Tenant to remain in occupancy of the Premises after the
Expiration Date or sooner termination of the Term.

 

20.                               LANDLORD’S WORK; COMMENCEMENT:

 

a) Landlord agrees
that, prior to the Commencement Date, Landlord will perform and complete work
in the Premises in accordance with Exhibit C of this Lease so as to
provide a turnkey fit-out of the Premises (the “Work”).

 

b) In addition to
the requirements of Exhibit C with respect to “substantial completion”, a
satisfactory inspection of the Work by the applicable governmental authority
allowing the Premises to be legally occupied for the Permitted Use and allowing
Tenant to commence business operations, which may be later evidenced by a
(temporary or final) Certificate of Occupancy (although the date of issuance
may be other than the Commencement Date), will constitute sufficient evidence
to demonstrate that Landlord has performed the Work and the Term has commenced,
subject to the Punch List.

 

c) Notwithstanding
anything contained in this Lease to the contrary, if Tenant (or anyone having
rights under or through Tenant) shall occupy all or any part of the Premises
and commence business operations prior to the date Landlord has completed the
Work, then the Commencement Date shall be deemed to occur on such date that
Tenant (or anyone claiming under or through Tenant) shall occupy all or any
part of the Premises for the purpose of commencing business operations.

 

d) Notwithstanding anything contained in this Lease to the contrary, if
Landlord, for any reason whatsoever cannot deliver possession of the Premises
to Tenant on the Commencement Date set forth in the Basic Lease Provisions,
this Lease will not be void or voidable, nor will Landlord be liable to Tenant
for any loss or damage resulting therefrom, but in that event, the Term will
commence on the earlier of: (i) the date Landlord delivers possession of
the Premises to Tenant or (ii) the date Landlord would have delivered
possession of the Premises to Tenant but for any reason attributable to Tenant.

 

e)  Notwithstanding anything
contained herein to the contrary, provided that Tenant shall execute and
deliver this Lease to Landlord on or before December 11, 2009, if Landlord
has not delivered possession of the Premises to Tenant on or before May 1,
2010, due to reasons other than Force Majeure or Tenant’s own acts or omissions,
Landlord shall, as Tenant’s sole remedy, reimburse Tenant for: (i) all “holdover”
costs actually incurred by Tenant pursuant to of its current lease with 450
Sentry Parkway Associates dated January 21, 2005  (hereinafter “Current Lease”), accruing from May 1,
2010 through and including the day immediately preceding the Commencement Date
hereof (the “Holdover Period”), to the extent such holdover rent for the
Holdover Period exceeds the base monthly rent reserved in the Current Lease for
the last month of the term thereof; provided, however, that Landlord’s
obligation hereunder shall not exceed $939.22 per day for the Holdover
Period.  Provided that (i) the Lease
is in full force and effect, (ii) Tenant is not in default hereunder, (iii) Tenant
takes occupancy of the Premises and (iv) Tenant delivers to Landlord
documentation reasonably satisfactory to Landlord evidencing Tenant’s actual
payment of such holdover costs, Landlord shall reimburse such costs promptly
upon presentation of evidence of payment of such fees by Tenant. Landlord shall
have no obligation to reimburse Tenant for any holdover rental accruing as a
result of Force Majeure or Tenant’s own acts or omissions. Tenant shall use
reasonable efforts to minimize any holdover rent payable by Tenant under the
Current Lease.

 

5

 

21.                               OVERDUE RENT CHARGE/INTEREST:

 

a) Tenant will pay an “Overdue Rent
Charge” of eight percent (8%) of any installment of Fixed Basic Rent
or Additional Rent which Tenant fails to pay within ten (10) days after
the due date thereof, to cover the extra expense involved in handling
non-payments and/or delinquent payments. 
The Overdue Rent Charge will constitute Additional Rent and an agreed
upon amount of liquidated damages and not a penalty.

 

b) Any amount owed by Tenant to Landlord which is not paid when due will
bear interest at the lesser of (i) the rate of two percent (2%) per month
from the due date of such amount, or (ii) maximum legal interest rate
permitted by law. The payment of interest on such amounts will not extend the
due date of any amount owed.

 

c) Notwithstanding anything
in this Article to the contrary, Landlord shall waive a Late Charge one
time during each Lease Year provided, however, the installment of Fixed Basic
Rent or Additional Rent so due is paid by the fifteenth (15th) day of the
month.  However, any payment received
subsequent to the fifteenth (15th) of the month during these grace periods
shall require a Late Charge to be reassessed and added to Tenant’s obligations
hereunder.

 

22.                               INSURANCE:

 

a)                                      Tenant’s Insurance.  On or before the Commencement
Date or Tenant’s prior entry into the Premises, Tenant will obtain and have in
full force and effect, insurance coverage as follows:

 

(i)                                     workers’
compensation in an amount required by law; (ii) commercial general
liability with a per occurrence limit of One Million Dollars ($1,000,000) and a
general aggregate of Three Million Dollars ($3,000,000) for bodily injury and
property damage on an occurrence basis and containing an endorsement naming
Landlord, its agents, designees and lender as additional insureds, an aggregate
limit per location endorsement (if any), and no modification that would make
Tenant’s policy excess or contributing with Landlord’s liability insurance; (iii) all
risk property insurance for the full replacement value of all of Tenant’s
furniture, fixtures, equipment, alterations, improvements or additions that do
not become Landlord’s property upon installation; and (iv) any other form
or forms of insurance or any increase in the limits of any of the coverages
described above or other forms of insurance as Landlord or the mortgagees or
ground lessors (if any) of Landlord may reasonably require from time to time if
in the reasonable opinion of Landlord or said mortgagees or ground lessors said
coverage and/or limits become inadequate or less than that commonly maintained
by prudent tenants with similar uses in similar buildings in the area.  All policies obtained by Tenant will be
issued by carriers having ratings in Best’s Insurance Guide (“Best”) of A and VIII, or better (or
equivalent rating by a comparable rating agency if Best no longer exists) and
licensed in the State.  All such policies
must be endorsed to be primary and noncontributing with the policies of
Landlord being excess,
secondary and noncontributing.  No policy
will be canceled, nonrenewed or materially modified without thirty (30) days’
prior written notice by the insurance carrier to Landlord.  If the forms of policies, endorsements,
certificates, or evidence of insurance required by this Article are
superseded or discontinued, Landlord may require other equivalent or better
forms.  Evidence of the insurance
coverage required to be maintained by Tenant, represented by certificates of
insurance issued by the insurance carrier, must be furnished to Landlord prior
to Tenant occupying the Premises and at least thirty (30) days prior to the
expiration of current policies.  Copies
of all endorsements required by this Article must accompany the
certificates delivered to Landlord.  The
certificates will state the amounts of all deductibles and self-insured
retentions and that Landlord will be notified in writing thirty (30) days prior
to cancellation, material change, or non-renewal of insurance.  If requested in writing by Landlord, Tenant
will provide to Landlord a certified copy of any or all insurance policies or
endorsements required by this Article.

 

b)                                     Tenant will not do or allow anything to
be done on the Premises which will increase the rate of fire insurance on the
Building from that of a general office building.  If any use of the Premises by Tenant results
in an increase in the fire insurance rate(s) for the Building, Tenant will
pay Landlord, as Additional Rent, any resulting increase in premiums.  Tenant’s insurance obligations set forth in Section 22
a) (i) and (ii) above shall continue in effect throughout the Term
and after the Term as long as Tenant, or anyone claiming by, through or under
Tenant, occupies all or any part of the Premises.

 

c)                                      Waiver of Claims. Landlord and Tenant hereby waive all
claims and release each other and each other’s employees, agents, customers and
invitees from any and all liability for any loss, damage or injury to property
occurring in, on, about or to the Premises or the Building by reason of fire or
other casualty, regardless of cause, including the negligence of Landlord or
Tenant and their respective employees, agents, customers and invitees, and
agree that the property insurance carried by either of them will contain a
clause whereby the insurer waives its right of subrogation against the other
party.  Each party to this Lease will
give to its insurance company notice of the provisions of this Section 22
c) and have such insurance policies properly endorsed, if necessary, to prevent
the invalidation of such insurance by reason of the provisions of this Section c).  Each party shall bear the risk of its own
deductibles.  Landlord and Tenant
acknowledge that the insurance requirements of this Lease reflect their mutual
recognition and agreement that each party will look to its own insurance and
that each can best insure against loss to its property and business no matter
what the cause.  If Tenant fails to maintain
insurance or self insures for loss including, without limitation, business
interruption, Tenant shall be deemed to have released Landlord for all loss or
damage which would have been covered if Tenant had so insured.

 

d)                                     Building Insurance. Landlord will at all times during the
Term carry a policy of insurance which insures the Building, including the
Premises and the Work, if any, against loss or damage by fire or other casualty
(namely, the perils against which insurance is afforded by a standard fire
insurance policy); provided, however, that Landlord will not be responsible
for, and will not be obligated to insure against, any loss of or damage to any
personal property or trade fixtures of Tenant or any alterations which Tenant
may make to the Premises or any loss suffered by Tenant due to business
interruption.  All insurance maintained
by Landlord pursuant to this Article may be effected by blanket insurance
policies.

 

6

 

23.                               INDEMNITY:

 

Tenant will defend, indemnify and hold Landlord and its
agents harmless from and against any and all claims, actions or proceedings,
costs, expenses and liabilities, including attorneys fees and disbursements
incurred in connection with each such claim, action or proceeding, whether in
contract or tort, arising from Tenant’s use and occupancy of the Premises,
including Tenant’s negligent acts or omissions at the Real Property.  In case any action or proceeding be brought
against Landlord by reason of any such claim, Tenant, upon notice from
Landlord, will, at Tenant’s expense, resist and defend such action or
proceeding with counsel acceptable to Landlord.

 

24.                               BROKER:

 

Tenant represents and warrants to the Landlord that no
broker brought about this transaction, except Tenant’s Broker and Tenant agrees
to indemnify and hold Landlord harmless from any and all claims of any broker(s) (other
than Tenant’s Broker) arising out of or in connection with the negotiations of
or entering into of this Lease by Tenant and Landlord. Landlord shall pay a
leasing commission to Tenant’s Broker per the terms of a commission agreement
to be entered into between Landlord and Tenant’s Broker.

 

25.                               PERSONAL LIABILITY:

 

There will be no personal liability on the part of
Landlord, its constituent members (including officers, directors, partners,
members and trustees) and their respective successors and assigns or any
mortgagee in possession, with respect to any of the terms, covenants and
conditions of this Lease, and Tenant will look solely to the equity of Landlord
in the Building for the satisfaction of each and every remedy of Tenant in the
event of any breach by Landlord of any of the terms of this Lease to be
performed by Landlord, such exculpation of liability to be absolute and without
any exceptions whatsoever.

 

26.                               NOTICES:

 

Any notice by either party to the other shall be in
writing and shall be deemed to have been duly given only if (i) delivered
personally or (ii) sent by registered mail or certified mail return
receipt requested in a postage paid envelope or (iii) sent by nationally
recognized overnight delivery service, if to Tenant, at the Building; if to
Landlord, at Landlord’s address as set forth above to the attention of
President and Chief Executive Officer, with a copy to the attention of the
Executive Vice President and General Counsel; or, to either at such other
address as Tenant or Landlord, respectively, may designate in writing.  Notice shall be deemed to have been duly
given, if delivered personally, on delivery thereof, if mailed, upon the third
(3rd) day after the mailing thereof or if
sent by overnight delivery service, the next business day.

 

27.                               AUTHORITY:

 

The signatories on behalf
of Tenant represent and warrant that they are authorized to execute this Lease,
and if Tenant is a corporation or other Entity, Tenant will, within fifteen
(15) days of Landlord’s request, provide Landlord with a resolution confirming
the authorization. Tenant represents and warrants to Landlord (i) that
neither Tenant nor any person or entity that directly owns a ten percent (10%)
or greater equity interest in Tenant nor any of its officers, directors or
managing members (collectively, “Tenant and
Others in Interest”) is a person or entity with whom U.S. persons or
entities are restricted from doing business under regulations of the Office of
Foreign Asset Control (“OFAC”) of
the Department of the Treasury (including those named on OFAC’s Specially
Designated and Blocked Persons List) or under any statute, executive order
(including Executive Order 13224 signed on September 24, 2001 (the “Executive Order”) and entitled “Blocking
Property and Prohibiting Transactions with Persons Who Commit, Threaten to
Commit, or Support Terrorism”), or other governmental action, (ii) that
Tenant and Others in Interest’s activities do not violate the International
Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the
regulations or orders promulgated thereunder (as amended from time to time, the
“Money Laundering Act”), and (iii) that
throughout the Term Tenant will comply with the Executive Order and the Money
Laundering Act.

 

28.                               PARKING SPACES

 

Tenant’s occupancy of the Premises will include the
use of the parking spaces set forth in the Basic Lease Provisions.  Tenant will, upon request, promptly furnish
to Landlord the license numbers of the cars operated by Tenant and its
subtenants, invitees, concessionaires, licensees and their respective officers,
agents and employees.  If any vehicle of
Tenant, or of any subtenant, invitee, licensee, concessionaire, or their
respective officers, agents or employees, is parked in any part of the Real
Property other than those portions of the parking area(s) designated for
this purpose by Landlord, or if Tenant shall exceed the number of parking
spaces allocated to Tenant in the Basic Lease Provisions, then, in addition to
Landlord’s rights and remedies provided in this Lease, Tenant will pay to
Landlord $100.00 per day.

 

29.                               RELOCATION:

 

Intentionally omitted.

 

30.                               MISCELLANEOUS:

 

a)                                                              If any of the provisions of this Lease,
or the application of such provisions, will be invalid or unenforceable, the
remainder of this Lease will not be affected, and this Lease will be valid and
enforceable to the fullest extent permitted by law.

 

b)                                                             The submission of this Lease for
examination does not constitute a reservation of, or option for, the Premises,
and this Lease is submitted to Tenant for signature with the understanding that
it will not bind Landlord unless and until it has been executed by Landlord and
delivered to Tenant or Tenant’s attorney or agent and until the holder of any
mortgage will have unconditionally approved this Lease, to the satisfaction of
Landlord, if such approval is required under the terms of such mortgage.

 

c)                                                              No representations or promises will be
binding on the parties to this Lease except those representations and promises
expressly contained in the Lease.

 

7

 

d)                                                             The article headings in this Lease are
intended for convenience only and will not be taken into consideration in any
construction or interpretation of this Lease or any of its provisions.

 

e)                                                              Force Majeure means and includes those
situations beyond either party’s reasonable control, including acts of God;
strikes; inclement weather; or, where applicable, the passage of time while
waiting for an adjustment of insurance proceeds, except that such passage of
time shall not adversely effect Tenant’s right to an abatement of Fixed Basic
Rent or Additional Rent as otherwise provided in the Lease.  Any time limits required to be met by either
party hereunder, whether specifically made subject to Force Majeure or not,
except those related to the surrender of the Premises by the end of the Term or
payment of Fixed Basic Rent or Additional Rent, will, unless specifically
stated to the contrary elsewhere in this Lease, be automatically extended by
the number of days by which any required performance is delayed due to Force
Majeure.

 

f)                                                                Tenant consents to the receipt of
electronic messages from Landlord or its affiliates, but not for purposes of “Notice”
under Paragraph 26 of the Lease.

 

g)                                                             No payment by Tenant or receipt by
Landlord of a lesser amount than the Fixed Basic Rent and Additional Rent
payable hereunder will be deemed to be other than a payment on account of the
earliest stipulated Fixed Basic Rent and Additional Rent, nor will any
endorsement or statement on any check or any letter accompanying any check or
payment of Fixed Basic Rent or Additional Rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord’s right to recover the balance of such Fixed Basic Rent and
Additional Rent or to pursue any other remedy provided herein or by law.

 

h)                                                             No failure by either party to insist upon
the strict performance of any covenant, agreement, term or condition of this
Lease, or to exercise any right or remedy upon a breach of any such covenant,
agreement, term or condition, and no acceptance by Landlord of full or partial
rent during the continuance of any such breach by Tenant, will constitute a
waiver of any such breach or of such covenant, agreement, term or condition
unless otherwise agreed to by the parties in writing.  No consent or waiver, express or implied, by
either party to or of any breach of any covenant, condition or duty of the
other party will be construed as a consent or waiver to or of any other breach
of the same or any other covenant, condition or duty, unless such consent or
waiver is in writing and signed by the party granting such consent or waiver.

 

i)                                                                 Landlord covenants that if, and so long
as, Tenant pays Fixed Basic Rent and any Additional Rent as required under this
Lease, and performs Tenant’s other covenants under the Lease, Landlord will do
nothing to affect Tenant’s right to peaceably and quietly have, hold and enjoy
the Premises for the Term, subject to the provisions of this Lease.

 

j)                                                                 The provisions of this Lease will apply
to, bind and inure to the benefit of Landlord and Tenant and their respective
heirs, successors, legal representatives and assigns.  The term “Landlord” as used in this Lease
means only the owner or a master lessee of the Building, so that in the event
of any sale of the Building or of any master lease thereof, the Landlord named
herein will be and hereby is entirely freed and relieved of all covenants and
obligations of Landlord under this Lease accruing after such sale, and it will
be deemed without further agreement that the purchaser or the new master lessee
of the Building has assumed and agreed to carry out any and all covenants and
obligations of Landlord accruing under this Lease after such sale.

 

k)                                                              Landlord reserves the right unilaterally
to alter Tenant’s ingress and egress to the Building or make any change in
operating conditions to restrict pedestrian, vehicular or delivery ingress and
egress to a particular location, or at any time close temporarily any Common
Facilities to make repairs or changes therein or to effect construction,
repairs or changes within the Building, or to discourage non-tenant parking,
and may do such other acts in and to the Common Facilities as in Landlord’s
sole judgment may be desirable to improve their convenience. Notwithstanding
the foregoing, Landlord shall exercise reasonable care to avoid any material
interruption to Tenant’s business operations as a result of the exercise of
such rights.

 

l)                                                                 To the extent such waiver is permitted by
law, the parties waive trial by jury in any action or proceeding brought in
connection with this Lease or the Premises. 
This Lease will be governed by the laws of the State (without the
application of any conflict of laws principles), and any action or proceeding
in connection with this Lease shall be decided in the courts of the State.

 

m)                                                           Tenant agrees not to disclose the terms,
covenants, conditions or other facts with respect to this Lease, including the
Fixed Basic Rent and Additional Rent, to any person, corporation, partnership,
association, newspaper, periodical or other entity, except to Tenant’s
accountants or attorneys (who shall also be required to keep the terms of this
Lease confidential) or as required by law. 
This non-disclosure and confidentiality agreement will be binding upon
Tenant without limitation as to time, and a breach of this paragraph will constitute
a material breach under this Lease.  In addition,
Tenants employees, contractors, etc. shall keep any of the terms and conditions
of this Lease, including any billing statements and/or any backup supporting
those statements, confidential.

 

n)                                                             Any State statutory provisions dealing
with termination rights due to casualty, condemnation, delivery of possession
or any other matter dealt with by this Lease are superseded by the terms of
this Lease, but only to the extent such statutes permit waiver by agreement.

 

o)                                                             Whenever it is provided that Landlord
will not unreasonably withhold, condition or delay consent or approval or will
exercise its judgment reasonably (such consent or approval and such exercise of
judgment being collectively referred to as “consent”),
if Landlord delays, conditions or refuses such consent, Tenant waives any claim
for money damages (including any claim for money damages by way of setoff,
counterclaim or defense) based upon any claim or assertion that Landlord
unreasonably withheld, conditioned or delayed consent.  Tenant’s sole remedy will be specific
performance.  Failure on the part of
Tenant to seek relief within 30 days after the date upon which Landlord has
withheld, conditioned or delayed its consent will be deemed a waiver of any
right to dispute the reasonableness of such withholding, conditioning or
delaying of consent.

 

p)                                                             Notwithstanding anything to the contrary
contained in this Lease, in no event will Landlord or Tenant be liable to the
other for the payment of consequential, punitive or speculative damages, except
as provided in Article 19 hereof.

 

8

 

31.                               LANDLORD’S SECURITY INTEREST:

 

As additional security for the faithful performance
and observance by Tenant of all of the terms, provisions and conditions of this
Lease, Tenant hereby grants to and creates on behalf of Landlord a security
interest in all of Tenant’s equipment, fixtures, decorations, alterations,
furniture, machinery, installations, additions and improvement in the
Premises.  The security interest herein
granted and any security interest of the Landlord granted by statute shall be
subordinate, solely as to furniture, trade fixtures and other personalty, to
any purchase money security interest given by Tenant in connection with the
financing of the purchase of the item of personalty in question.  This Lease constitutes a security agreement
under the Pennsylvania Uniform Commercial Code. 
Tenant agrees from time to time to execute and deliver such security
agreements and financing statements as Landlord shall reasonably require to
evidence and/or perfect the lien of the security interest granted herein,
within five (5) days of Landlord’s request therefor.  Upon the occurrence of any default hereunder
by Tenant, beyond applicable notice and cure periods, Landlord may, at its
option, foreclose on said security and apply the proceeds of the sale of the
property covered thereby for the payment of all rent owing under this Lease or
any other sum owing by Tenant under the terms of Article 10 above, including,
but not limited to any damages or deficiencies resulting from any reletting of
the Premises, whether said damage or deficiency accrued before or after summary
proceedings or other re-entry by Landlord. 
Tenant covenants that it shall keep and maintain all fixtures,
machinery, equipment, furnishings and other personalty at the Premises, whether
or not the property of Tenant, in good, substantial and efficient operating
condition (including replacement of same when necessary) at Tenant’s sole cost
and expense, at all times during the term of this Lease.

 

32.                               USE AND OCCUPANCY TAX AND
MISCELLANEOUS TAXES:

 

Tenant shall pay prior to delinquency all taxes (or
its equivalent) assessed against or levied or imposed upon its use and occupancy of the
Premises or upon the fixtures, furnishings, equipment and all other personal
property of Tenant located in the Premises and when possible Tenant shall cause
said fixtures, furnishings, equipment and all other personal property to be
assessed and billed separately from the property of Landlord.  In the event any or all of Tenant’s fixtures,
furnishings, equipment and all other personal property or its occupancy of the
Premises shall be assessed and taxed with the property of Landlord, Tenant
shall pay to Landlord its share of such taxes within twenty (20) days after
delivery to Tenant by Landlord of a statement in writing setting forth the
amount of such taxes applicable to Tenant’s fixtures, furnishings, equipment,
personal property or occupancy.  If,
during the Term of this Lease or any renewal or extension thereof, any tax is
imposed upon the privilege of renting or occupying the Premises or upon the
amount of rentals collected therefor, Tenant will pay each month, as Additional
Rent, a sum equal to such tax or charge that is imposed for such month, but
nothing herein shall be taken to require Tenant to pay any income, estate,
inheritance or franchise tax imposed upon Landlord except to the extent
required by Exhibit G hereof.  In
addition, Tenant will pay as additional rent, all school district business use
and occupancy tax applicable to Tenant and the Premises (if any) within the
time set forth in any bill rendered by the taxing authority having such
authority, or Landlord for said tax.  
Landlord shall have the same rights and remedies for the non-payment of
such use and occupancy tax, or any other item hereunder, that it has upon
Tenant’s failure to pay rent hereunder.

 

33.                               OPTION TO RENEW:

 

(a)                                  If the term of
this Lease shall then be in full force and effect and Tenant has complied fully
with its obligations hereunder, Tenant shall have the option to extend the term
of this Lease for a period of three (3) years (the “Renewal Term”)
commencing on the day immediately following the Expiration Date, provided
however that Tenant shall give Landlord notice of its election to extend the
term no earlier than twelve (12) months prior to the Expiration Date nor later
than nine (9) months prior to the Expiration Date of the term.  TIME BEING OF THE ESSENCE
in connection with the exercise of Tenant’s option pursuant to this Article.

 

(b)                                 Such extension
of the term of this Lease shall be upon the same covenants and conditions, as
herein set forth except for the Fixed Basic Rent (which shall be determined in
the manner set forth below), and except that Tenant shall have no further right
to extend the term of this Lease after the exercise of the single option
described in paragraph (a) of this Section.  If Tenant shall duly give notice of its
election to extend the term of this Lease, the Renewal Term shall be added to
and become a part of the Term of this Lease (but shall not be considered a part
of the initial Term), and any reference in this Lease to the “Term of this
Lease”, the “Term hereof”, or any similar expression shall be deemed to include
such Renewal Term, and, in addition, the term “Expiration Date” shall
thereafter mean the last day of such Renewal Term.  Landlord shall have no obligation to perform
any alteration or preparatory or other work in and to the Premises or provide a
tenant improvement allowance and Tenant shall continue possession thereof in
its “as is” condition.

 

(c)                                  If Tenant
exercises its option for the Renewal Term, the Fixed Basic Rent during the
Renewal Term shall be the fair market rent for the Premises, as hereinafter
defined.

 

(d)                                 Landlord and
Tenant shall use their best efforts, within thirty (30) days after Landlord
receives Tenant’s notice of its election to extend the Term of this Lease for
the Renewal Term (“Negotiation Period”), to agree upon the Fixed Basic Rent to
be paid by Tenant during the Renewal Term. 
If Landlord and Tenant shall agree upon the Fixed Basic Rent for the
Renewal Term, the parties shall promptly execute an amendment to this Lease
stating the Fixed Basic Rent for the Renewal Term.

 

(e)                                  If the parties
are unable to agree on the Fixed Basic Rent for the Renewal Term during the
Negotiation Period, then within fifteen (15) days after notice from the other
party, given after expiration of the Negotiation Period, each party, at its cost
and upon notice to the other party, shall appoint a person to act as an
appraiser hereunder, to determine the fair market rent for the Premises for the
Renewal Term.  Each such person shall be
a real estate broker or appraiser with at least ten years’ active commercial
real estate appraisal or brokerage experience (involving the leasing of office
space as agent for both landlords and tenants) in the County of
Montgomery.  If a party does not appoint
a person to act as an appraiser within said fifteen (15) day period, the person
appointed by the other party shall be the sole appraiser and shall determine
the aforesaid fair market rent.  Each
notice containing the name of a person to act as appraiser shall contain also
the person’s address.  Before proceeding
to establish the fair market rent, the appraisers shall subscribe and swear to
an oath fairly and impartially to determine such rent.

 

9

 

If
the two appraisers are appointed by the parties as stated in the immediately
preceding paragraph, they shall meet promptly and attempt to determine the fair
market rent.  If they are unable to agree
within forty-five (45) days after the appointment of the second appraiser, they
shall attempt to select a third person meeting the qualifications stated in the
immediately preceding paragraph within fifteen (15) days after the last day the
two appraisers are given to determine the fair market rent.  If they are unable to agree on the third
person to act as appraiser within said fifteen (15) day period, the third
person shall be appointed by the American Arbitration Association (the “Association”),
upon the application of Landlord or Tenant to the office of the Association
nearest the Building.  The person
appointed to act as appraiser by the Association shall be required to meet the
qualifications stated in the immediately preceding paragraph.  Each of the parties shall bear fifty percent
(50%) of the cost of appointing the third person and of paying the third person’s
fees.  The third person, however
selected, shall be required to take an oath similar to that described above.

 

The
three appraisers shall meet and determine the fair market rent.  A decision in which two of the three
appraisers concur shall be binding and conclusive upon the parties.  In deciding the dispute, the appraisers shall
act in accordance with the rules then in force of the Association, subject
however, to such limitations as may be placed on them by the provisions of this
Lease.

 

(f)                                    After the fair
market rent for the Renewal Term has been determined by the appraiser or
appraisers and the appraiser or appraisers shall have notified the parties, at
the request of either party, both parties shall execute and deliver to each
other an amendment of this Lease stating the Fixed Basic Rent for the Renewal
Term.

 

(g)                                 If the Fixed
Basic Rent for the Renewal Term has not been agreed to or established prior to
the commencement of the Renewal Term, then Tenant shall pay to Landlord an
annual rent (“Temporary Rent”) which Temporary Rent shall be equal to one
hundred twenty-five percent (125%) of the Fixed Basic Rent payable by Tenant
for the last year of the Term immediately preceding the Renewal Term.  Thereafter, if the parties shall agree upon a
Fixed Basic Rent, or the Fixed Basic Rent shall be established upon the
determination of the fair market rent by the appraiser or appraisers, at a rate
at variance with the Temporary Rent (i) if such Fixed Basic Rent is
greater than the Temporary Rent, Tenant shall promptly pay to Landlord the
difference between the Fixed Basic Rent determined by agreement or the
appraisal process and the Temporary Rent, or (ii) if such Fixed Basic Rent
is less than the Temporary Rent, Landlord shall credit to Tenant’s subsequent
monthly installments of Fixed Basic Rent the difference between the Temporary
Rent and the Fixed Basic Rent determined by agreement or the appraisal process.

 

(h)                                 In describing
the fair market rent during the Renewal Term, the appraiser or appraisers shall
be required to take into account the rentals at which leases are then being
concluded (as of the last day of the Term) (for leases with similar lease terms
with the lessor and lessee each acting prudently, with knowledge and for
self-interest, and assuming that neither is under undue duress) for comparable
space in the Building and in comparable office buildings in the County of
Montgomery.

 

(i)                                     The option granted to Tenant under this Article 33 may be exercised
only by Tenant, its permitted successors and assigns, and not by any subtenant
or any successor to the interest of Tenant by reason of any action under the
Bankruptcy Code, or by any public officer, custodian, receiver, United States
Trustee, trustee or liquidator of Tenant or substantially all of Tenant’s
property.  Tenant shall have no right to
exercise this option subsequent to the date Landlord shall have the right to
give the notice of termination referred to in Article 10 of the Lease
unless Tenant cures the default within the applicable grace period.  Notwithstanding the foregoing, Tenant shall
have no right to extend the term if, at the time it gives notice of its
election (i) Tenant shall not be in occupancy of substantially all of the
Premises or (ii) the Premises (or any part thereof) shall be the subject
of a sublease.  If Tenant shall have
elected to extend the term, such election shall be (at Landlord’s sole option)
deemed withdrawn if, at any time after the giving of notice of such election
and prior to the commencement of the Renewal Term, Tenant shall sublease (all
or any portion of) the Premises or assign Tenant’s interest in this Lease.

 

34.                               TERMINATION
OPTION:

 

Notwithstanding anything to
the contrary contained herein, Tenant shall have a one-time option to surrender
the Premises (“Termination Option”) in accordance with the following terms and
conditions:

 

a.                                       If Tenant desires to exercise
the Termination Option, Tenant shall give Landlord irrevocable written notice (“Termination
Notice”) of Tenant’s exercise of this Termination Option, which shall be
delivered by certified mail which Termination Notice must be received by
Landlord no later than the date that is nine (9) full months prior to the
Termination Date.  TIME IS OF
THE ESSENCE with respect to Landlord’s receipt of the Termination
Notice and all other deadlines in this Article.

 

b.                                      If Tenant gives the
Termination Notice and complies with all the provisions in this Article, the
Lease as it applies to the Premises only shall terminate at 11:59 p.m. on
the last day of the month during which the day prior to the forty-second (42nd) month anniversary of the
Commencement Date occurs (the “Termination Date”).

 

c.                                       In consideration
for Tenant’s termination of this Lease, Tenant shall pay Landlord $118,971.00 (“Termination
Fee”) simultaneously with the Termination Notice sent by Tenant to Landlord.

 

d.                                      Tenant’s obligations to pay
Fixed Basic Rent, Additional Rent, and any other costs or charges under this
Lease, and to perform all other Lease obligations for the period up to and
including the Termination Date, shall survive the termination of this Lease.

 

e.                                       Notwithstanding the
foregoing, if at any time during the period on or after the date on which
Tenant shall exercise its Termination Option, up to and including the
Termination Date, Tenant shall be in default of this Lease, then Landlord may
elect, but is not obligated, to cancel and declare null and void Tenant’s
exercise of the Termination Option and this Lease shall continue in full force
and effect for the full Term hereof unaffected by Tenant’s exercise of the
Termination Option.  If Landlord does not
cancel Tenant’s exercise of the Termination Option after Tenant’s default,
Tenant shall cure any default within the period of time specified in this Lease
and this obligation shall survive the Termination Date.

 

10

 

f.                                         In the event Tenant exercises
the Termination Option, Tenant covenants and agrees to surrender full and
complete possession of the Premises to Landlord on or before the Termination
Date vacant, broom-clean, in good order and condition, reasonable wear and tear
excluded, and, in accordance with the provisions of this Lease, and thereafter
the Premises shall be free and clear of all leases, tenancies, and rights of
occupancy of any entity claiming by or through Tenant.

 

g.                                      If Tenant shall fail to
deliver possession of the Premises on or before the Termination Date in
accordance with the terms hereof, Tenant shall be deemed to be a holdover
Tenant from and after the Termination Date, and in such event all covenants and
terms of Article 19 shall apply and shall also be liable to Landlord for
all costs and expenses incurred by Landlord in securing possession of the
Premises.  Landlord may accept any such
sums from Tenant without prejudice to Landlord’s right to evict Tenant from the
Premises by any lawful means.

 

h.                                      If Tenant properly and timely
exercises the Termination Option and properly and timely satisfies all other
monetary and non-monetary obligations under this Lease, the Lease as it applies
to the Premises shall cease and expire on the Termination Date with the same
force and effect as if said Termination Date were the date originally provided
in this Lease as the Expiration Date of the Term hereof.

 

i.                                          If this Lease has been
assigned or all or a portion of the Premises has been sublet, this Termination
Option shall be deemed null and void and neither Tenant nor any assignee or
sublessee shall have the right to exercise such option during the term of such
assignment or sublease.

 

THE UNDERSIGNED TENANT
ACKNOWLEDGES THAT IT FULLY UNDERSTANDS THE CONFESSIONS OF JUDGMENT CONTAINED IN
RIDER A HEREOF AND THAT THE LANDLORD-TENANT RELATIONSHIP CREATED HEREBY IS
COMMERCIAL IN NATURE AND THAT THE UNDERSIGNED WAIVES ANY RIGHT TO A HEARING
WHICH WOULD OTHERWISE BE A CONDITION TO LANDLORD’S OBTAINING THE JUDGMENTS
AUTHORIZED BY Rider A.

 

THE UNDERSIGNED TENANT FURTHER
ACKNOWLEDGES AND UNDERSTANDS THAT TENANT HAS WAIVED ITS RIGHT TO A TRIAL BY
JURY.

 

EACH PARTY AGREES that it will not raise or
assert as a defense to any obligation under this Lease, or make any claim that
this Lease is invalid or unenforceable, due to any failure of this document to
comply with ministerial requirements, including requirements for corporate
seals, attestations, witnesses, notarizations or other similar requirements,
and each party hereby waives the right to assert any such defense or make any
claim of invalidity or unenforceability due to any of the foregoing.

 

THE PARTIES to this Lease have executed and
delivered this Lease as of the date set forth above.

 

 

	
  LANDLORD:

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
  SENTRY PARK WEST L.L.C.

  	
   

  	
  INOVIO BIOMEDICAL
  CORPORATION

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  Mack-Cali
  Glendale Limited Partnership, member

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  Mack-Cali
  Sub XXII, Inc., general partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  J. Joseph Kim

  
	
   

  	
  Title:

  	
   

  	
   

  	
  Chief Executive Officer

  

 

11

 

RIDER A

 

Confession of Judgment

 

This Rider is made
a part of that certain Lease Agreement dated  
                                
by and between INOVIO BIOMEDICAL CORPORATION, as Tenant and SENTRY PARK WEST
L.L.C., as Landlord.  Notwithstanding, anything in the
Lease to the contrary, the provision of this Rider A shall prevail.

 

LANDLORD
SHALL HAVE THE FOLLOWING RIGHTS TO CONFESS JUDGMENT AGAINST TENANT AND ALL
PERSONS CLAIMING THROUGH TENANT, FOR POSSESSION OF THE DEMISED PREMISES TO
LANDLORD:

 

(i)            WHEN THIS LEASE SHALL BE TERMINATED BY
REASON OF A DEFAULT BY TENANT OR ANY OTHER REASON WHATSOEVER, EITHER DURING THE
ORIGINAL TERM OF THIS LEASE OR ANY RENEWAL OR EXTENSION THEREOF, AND ALSO WHEN
THE TERM HEREBY CREATED OR ANY EXTENSION THEREOF SHALL HAVE EXPIRED, IT SHALL
BE LAWFUL FOR ANY ATTORNEY TO APPEAR FOR TENANT IN ANY AND ALL SUITS OR ACTIONS
WHICH MAY BE BROUGHT FOR POSSESSION AND/OR EJECTMENT; AND AS ATTORNEY FOR
TENANT TO CONFESS JUDGMENT IN EJECTMENT AGAINST TENANT AND ALL PERSONS CLAIMING
UNDER TENANT FOR THE RECOVERY BY LANDLORD OF POSSESSION OF THE DEMISED
PREMISES, FOR WHICH THIS LEASE SHALL BE LANDLORD’S SUFFICIENT WARRANT.  UPON SUCH CONFESSION OF JUDGMENT FOR
POSSESSION, IF LANDLORD SO DESIRES, A WRIT OF EXECUTION OR OF POSSESSION MAY ISSUE
FORTHWITH, WITHOUT ANY PRIOR WRIT OR PROCEEDINGS WHATSOEVER.  IF FOR ANY REASON AFTER SUCH ACTION SHALL
HAVE BEEN COMMENCED, THE SAME SHALL BE DETERMINED AND THE POSSESSION OF THE
DEMISED PREMISES SHALL REMAIN IN OR BE RESTORED TO TENANT, THEN LANDLORD SHALL
HAVE THE RIGHT UPON ANY SUBSEQUENT OR CONTINUING DEFAULT OR DEFAULTS, OR AFTER
EXPIRATION OF THE LEASE, OR UPON THE TERMINATION OF THIS LEASE AS HEREINBEFORE
SET FORTH, TO BRING ONE OR MORE FURTHER ACTIONS AS HEREINBEFORE SET FORTH TO
RECOVER POSSESSION OF THE DEMISED PREMISES.

 

(ii)           In any action of ejectment, Landlord
shall cause to be filed in such action an affidavit made by Landlord or someone
acting for Landlord setting forth the facts necessary to authorize the entry of
judgment, of which facts such affidavit shall be conclusive evidence.  If a true copy of this Lease shall be filed
in such action (and the truth of the copy as asserted in the affidavit of
Landlord shall be sufficient evidence of same), it shall not be necessary to
file the original Lease as a warrant of attorney, any rule of court,
custom or practice to the contrary notwithstanding.

 

(iii)          The right to enter judgment against
Tenant and to enforce all of the other provisions of this Lease herein provided
for, at the option of any assignee of this Lease, may be exercised by any
assignee of Landlord’s right, title and interest in this Lease in Tenant’s own
name, notwithstanding the fact that any or all assignments of such right, title
and interest may not be executed and/or witnessed in accordance with the Act of
Assembly of May 28, 1715, 1 Sm. L. 94, and all supplements and amendments
thereto that have been or may hereafter be passed.  Tenant hereby expressly waives the
requirements of such Act of Assembly and any and all laws regulating the manner
and/or form in which such assignments shall be executed and witnessed.

 

(iv)          Tenant acknowledges that it has been
represented by counsel in connection with the negotiation of this Lease, that
it has read and discussed with such counsel the provisions herein relating to
confession of judgment, and that it understands the nature and consequences of
such provisions.

 

The rights and
remedies set forth herein in favor of Landlord shall be in addition to any
other rights and remedies that Landlord may have under the Lease or at law or
in equity.

 

THE PRIOR
PARAGRAPHS SET FORTH WARRANTS OF AUTHORITY FOR AN ATTORNEY TO CONFESS JUDGMENTS
AGAINST TENANT FOR POSSESSION OF THE PREMISES. 
IN GRANTING THESE WARRANTS OF ATTORNEY TO CONFESS JUDGMENTS AGAINST TENANT
HEREBY KNOWINGLY, INTENTIONALLY AND VOLUNTARILY, AND, ON THE ADVISE OF THE
SEPARATE COUNSEL OF TENANT, UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS TENANT
HAS OR MAY HAVE WITH RESPECT TO PRIOR NOTICE AND AN OPPORTUNITY FOR
HEARING UNDER THE

 

1

 

RESPECTIVE
CONSTITUTIONS AND LAWS OF THE UNITED STATES AND THE COMMONWEALTH OF
PENNSYLVANIA.

 

In consideration
of the promises and covenants set forth in the Lease of which this Rider is a
part, and intending to be legally bound hereby, Tenant has caused this Rider to
be executed this         th day of
                  ,
200 .

 

 

Tenant

 

INOVIO BIOMEDICAL
CORPORATION

 

	
  By:

  	
   

  	
   

  
	
  Name:

  	
  J. Joseph Kim

  	
   

  
	
   

  	
   

  	
   

  
	
  Title:

  	
  President and
  CEO

  	
   

  

 

2

 

EXHIBIT
A

 

LOCATION
OF PREMISES

 

1

 

EXHIBIT B

 

RULES AND
REGULATIONS

 

1.          OBSTRUCTION OF PASSAGEWAYS: Tenant will not: (i) obstruct the
sidewalks, entrance(s), passages, courts, 
elevators, vestibules, stairways, corridors and other public parts of
the Building, or (ii) interfere with the ability of Landlord and other
tenants to use and enjoy any of these areas, and (iii) use them for any
purpose other than ingress and egress.

 

2.          WINDOWS:  Tenant will
not cover or obstruct windows in the Premises. 
No bottles, parcels or other articles will be placed on the windowsills,
in the halls, or in any other part of the Building other than the Premises.  No article will be thrown out of the doors or
windows of the Premises.

 

3.          PROJECTIONS FROM BUILDING: No awnings, air-conditioning units or
other fixtures will be attached to the outside walls or the window sills of the
Building or otherwise affixed so as to project from the Building, without the
prior written consent of Landlord.

 

4.          SIGNS:  Tenant will
not affix any sign or lettering to any part of the outside of the Premises, or
any part of the inside of the Premises so as to be visible from the outside of
the Premises, without the prior written consent of Landlord.  However, Tenant will have the right to place
its name on any door leading into the Premises, the size, color and style
thereof to be subject to the Landlord’s approval, which approval shall not be
unreasonably withheld, conditioned or delayed. Tenant’s name will be placed on
the Building directory.  Tenant will not
have the right to have additional names placed on the Building directory
without Landlord’s prior written consent, which consent shall not be
unreasonably withheld, conditioned or delayed.

 

5.          FLOOR COVERING: Tenant will not lay linoleum or other similar floor
covering so that the same will come in direct contact with the floor of the
Premises.  If linoleum or other similar
floor covering is desired to be used, an interlining of builder’s deadening
felt will first be fixed to the floor by a paste or other material that may
easily be removed with water.  The use of
cement or other similar adhesive material for this purpose is expressly
prohibited.

 

6.          INTERFERENCE WITH OCCUPANTS OF BUILDING: Tenant will not make, or permit to be
made, any unseemly or disturbing noises or odors and will not interfere with
other tenants or those having business with them.  Tenant will keep all mechanical apparatus in
the Premises free of vibration and noise which may be transmitted beyond the
limits of the Premises.

 

7.          LOCK KEYS: No additional locks or bolts of any kind will be
placed on any of the doors or windows by Tenant.  Tenant will, on the expiration or earlier
termination of Tenant’s tenancy, deliver to Landlord all keys to any space
within the Building either furnished to or otherwise procured by Tenant, and in
the event of the loss of any keys furnished, Tenant will pay to Landlord the
cost thereof.  Tenant, before closing and
leaving the Premises, will ensure that all windows are closed and entrance
doors locked.  Nothing in this Paragraph
7 will be deemed to prohibit Tenant from installing a security system within
the Premises, provided: (1) Tenant obtains Landlord’s consent which will
not be unreasonably withheld or delayed; (2) Tenant supplies Landlord with
copies of the plans and specifications of the system; (3) such
installation will not damage the Building or any Common Facilities; (4) all
costs of installation and removal (if required by Landlord) will be borne
solely by Tenant; and (5) Landlord is afforded the security code or other
means of access to the Premises for purposes permitted under the Lease.

 

8.          CONTRACTORS: Tenant will not enter into any contract of any kind
with any supplier of towels, water, toilet articles, waxing, rug shampooing,
venetian blind washing, furniture polishing, lamp servicing, cleaning of
electrical fixtures, removal of waste paper, rubbish or garbage, or other like
service, nor will Tenant install or cause to be installed any machine of any
kind (other than customary office equipment) in the Premises, other portions of
the Building or the Real Property without the prior written consent of the
Landlord.  Tenant will not employ any
persons other than Landlord’s janitors for the purpose of cleaning the Premises
without the prior written consent of Landlord. 
Landlord will not be responsible to Tenant for any loss of property from
the Premises, however occurring, or for any damage to the effects of Tenant by
such janitors or any of its employees, or by any other person or any other
cause.

 

9.          PROHIBITED ON PREMISES: Tenant will not conduct, or permit any
other person to conduct, any auction upon the Premises, nor will Tenant
manufacture or store, or permit others to manufacture or store, goods, wares or
merchandise upon the Premises, without the prior written approval of Landlord,
except the storage in customary amounts of ordinary office supplies to be used
by Tenant in the conduct of its business. 
Tenant will not permit the Premises to be used for gambling.  Tenant will not permit any portion of the
Premises to be occupied as an office for a public stenographer or typewriter,
or for the manufacture or sale of intoxicating beverages, narcotics, tobacco in
any form or as a barber or manicure shop or for any medical use, including
medical testing on humans or animals. 
Canvassing, soliciting and peddling at the Real Property are prohibited,
and Tenant will cooperate to prevent the same. 
No bicycles, vehicles or animals of any kind will be brought into or
kept in or about the Real Property, except guide dogs.

 

10.        PLUMBING, ELECTRIC AND TELEPHONE WORK: Plumbing facilities will not be used
for any purpose other than those for which they were constructed; and no
sweepings, rubbish, ashes, newspaper or other substances of any kind will be
thrown into them.  Waste and excessive or
unusual amounts of electricity or water use is prohibited.  When electric or communications wiring of any
kind is introduced, it must be connected as directed by Landlord, and no
stringing or cutting of wires will be allowed, except by prior written consent
of Landlord, and will be done by contractors approved by Landlord.

 

11.        MOVEMENT OF FURNITURE, FREIGHT OR BULKY MATTER: The carrying in or out of freight,
furniture or bulky matter of any description must take place during such hours
as Landlord may from time to time reasonably determine and only after advance
notice to the manager of the Building. 
The persons employed by Tenant for such work must be reasonably
acceptable to Landlord and provide liability insurance reasonably satisfactory
to Landlord.  Tenant may, subject to
these provisions, move freight, furniture, bulky matter, and other material
into or out of the Premises on Saturdays between the hours of 9:00 a.m.
and 1:00 p.m. and Monday through Friday anytime before 7:45 a.m. or
anytime after 5:30 p.m., provided Tenant pays additional costs, if any,
incurred by Landlord for elevator operators or security guards, and for any
other expenses occasioned by such activity of Tenant.  If, at least three (3) days prior to
such activity, Landlord requests that Tenant deposit with Landlord a sum which
Landlord reasonably estimates to be the amount of such additional cost, the
Tenant will deposit such sum with Landlord as security for such cost.  There will not be used in the Building or
Premises, either by Tenant or by others, any hand trucks except those equipped
with rubber tires and side guards, and no hand trucks will be allowed in the
elevators without the consent of the superintendent of the Building.

 

1

 

12.        SAFES AND OTHER HEAVY EQUIPMENT: Landlord reserves the right to
prescribe the weight and position of all safes and other heavy equipment so as
to distribute their weight properly and to prevent any unsafe condition from
arising.  Tenant will not place a load
upon any floor of the Premises exceeding the floor load per square foot area
which it was designed to carry or which is allowed by law.

 

13.        ADVERTISING:  Landlord may
prohibit any advertising by Tenant which in Landlord’s reasonable opinion tends
to impair the reputation of the Building or its desirability as a building for
offices, and upon written notice from Landlord, Tenant will refrain from or
discontinue such advertising.

 

14.        NON-OBSERVANCE OR VIOLATION OF RULES BY OTHER
TENANTS:
Landlord will not be responsible to Tenant for non-observance or violation of
any of these rules and regulations by any other tenant.

 

15.        AFTER HOURS USE: Landlord reserves the right to exclude from the
Building during Building Hours and at all hours on Saturdays, Sundays and
Building Holidays, all persons who do not present a pass to the Building signed
by the Tenant.  Each Tenant will be
responsible for all persons for whom such a pass is issued and will be liable
to the Landlord for the acts of such persons.

 

16.        RESERVATION OF RIGHTS: Landlord reserves to itself any and all
rights not granted to Tenant hereunder, including  the following:

 

a)            the exclusive right to the use of the name of the
Building for all purposes, except that Tenant may use the name  as its business address and for no other
purposes;

 

b)            the right to change the name or address of the
Building, without incurring any liability to Tenant for doing so;

 

c)            the right to install and maintain signs on the
exterior of the Building;

 

d)            the exclusive right to use and/or allow others to use
the roof of the Building;

 

e)            the right to limit the space on the directory of the
Building to be allotted to Tenant; and

 

f)             the right to grant to anyone the right to conduct any
particular business or undertaking in the Building.

 

17.        HEALTH AND SAFETY: Tenant will be responsible for
initiating, maintaining and supervising all health and safety precautions and/or
programs required by Legal Requirements applicable to the Premises and/or
Tenant’s use and occupancy of the Premises.

 

— END —

 

2

 

EXHIBIT C

 

WORKLETTER
AGREEMENT

 

INOVIO BIOMEDICAL
CORPORATION (“Tenant”) and we (“Landlord”) are executing a written lease (“Lease”), covering premises located at 1787
Sentry Park West, Blue Bell, PA, as more particularly described in the Lease (“Premises”).

 

To induce Tenant
to enter into the Lease (which is hereby incorporated by reference) and in
consideration of the covenants contained in this Workletter Agreement (the “Workletter”), Landlord and Tenant agree as
follows:

 

1.             Landlord,
at its sole cost and expense, will have its architect prepare the following
architectural and mechanical drawings and specifications based upon the sketch
layout supplied to Landlord by Tenant.

 

a.             Architectural
drawings and specifications for Tenant’s partition layout, reflected ceiling,
placement of electrical outlets and other installations for the work to be done
by Landlord.

 

b.             Mechanical
plans and specifications where necessary for installation of air conditioning
systems, ductwork and heating.

 

All such plans and
specifications are expressly subject to Landlord’s written approval, which approval
will not be unreasonably withheld.

 

2.             Landlord
agrees to cause the partition plan, electrical plan and the reflected ceiling
plan to be delivered to Tenant on or before the fifteenth (15th) day after
Lease execution.  Tenant agrees to
approve the plans by initialing and returning them to Landlord within three (3) days
of receipt of each plan.  Upon approval
of the plans initialed by Tenant, Landlord will file the plans with the
appropriate governmental agencies. This Lease is expressly conditioned upon
Landlord obtaining a building permit from the appropriate government official
for the Work (as hereinafter defined).

 

3.             Landlord
agrees, at its expense and without charge to Tenant (unless otherwise
provided), to do the work in the Premises as shown on the approved plans
described above and described on SK-3 dated October 1, 2009 and the “Description of Materials” schedule attached
to this Workletter, which will be referred to as the “Work” in the following provisions of this
Workletter.  “Building Standard” will mean the type and grade of material,
equipment and/or device designated by Landlord as standard for the
Building.  All items are Building
Standard unless otherwise noted.

 

4.             Intentionally
omitted.

 

5.             All
low partitioning, workstation modules, bank screen partitions and prefabricated
partition systems will be furnished and installed by Tenant at its expense.

 

6.             The
installation or wiring of telephone and computer (data) outlets is not part of
the Work. Tenant will bear the responsibility to provide its own telephone and
data systems at Tenant’s sole cost and expense.

 

7.             Changes
in the Work, if necessary or requested by the Tenant, will be accomplished
after the execution of the Lease and 
this Workletter, and without invalidating any part of the Lease or
Workletter, by written agreement between Landlord and Tenant (referred to as a “Change Order”).  Each Change Order will be prepared by
Landlord and signed by both Tenant  and
Landlord stating their agreement on all of the following:

 

a.             The
scope of the change in the Work; and

 

b.             The
cost of the change; and

 

c.             The
manner in which the cost will be paid; and

 

d.             The
estimated extent of any adjustment to the Commencement Date (if any) as a
result of the change in the Work.

 

Each and every Change Order will be signed by Landlord’s and Tenant’s
respective construction representatives. 
In no event will any Change Order(s) be permitted without such
authorizations.  A 10% supervision plus
10% overhead charge will be added to the cost of any Change Order and to the
cost of any other work to be performed by Landlord in the Premises due to
changes requested by Tenant after Landlord’s completion of the Work.  If Tenant fails to approve any such Change
Order within one (1) week, it will be deemed disapproved in all respects
by Tenant, and Landlord will not be authorized to proceed on it.  Any increase in the cost of the Work or the
change in the Work stated in a Change Order requested by Tenant which results
from Tenant’s failure to timely approve and return said Change Order will be
paid by Tenant.  Tenant agrees to pay
Landlord the cost of any Change Order requested by Tenant upon receipt of an
invoice for the Change Order.

 

8.             If
Tenant elects to use the architect suggested by Landlord, this architect becomes
solely the Tenant’s agent with respect to the plans, specifications and the
Work.  If any change is made after
completion of schematic drawings and prior to completion of final construction
documents which result in a Change Order and additional costs, such costs will
be the responsibility of the Tenant.

 

9.             Upon
substantial completion of the Work which shall be determined by Landlord’s
architect at Landlord’s expense and prior to Tenant’s occupancy of all or any
part of the Premises, Tenant will identify and list any portion of the Work
which does not conform to this Workletter or the Lease (“Punch List”).  The Landlord will review with the Tenant all
of the items so listed and correct or complete any portion of the Work
referenced in the Punch List which fails to conform to the requirements of this
Workletter or the Lease.

 

10.           The
terms contained in the Lease (which includes all Exhibits to the Lease)
constitute Landlord’s agreement with Tenant with respect to the Work.

 

11.           Except
as set forth in the last sentence of this paragraph or other provisions of the
Lease, all Work within the Premises will become the property of Landlord upon
installation, except for those items described in paragraph 5 above, including
workstation modules.  No refund, credit
or removal of any Work will be permitted at the expiration or earlier
termination of the Lease.  Items
installed that are not integrated in any way with the Work (e.g.,
furniture and other trade fixtures) become the property of Tenant upon
installation.

 

1

 

12.           It
is agreed that notwithstanding the date provided in the Basic Lease Provisions
for the Commencement Date, the term will not commence until the earlier of (i) the
date Tenant (or anyone claiming under or through Tenant) occupies all or any
part of the Premises and commences business operations or (ii) the date
Landlord has “substantially completed” the Work; provided, however, that if
Landlord is delayed in substantially completing the Work as a result of:

 

a.             Tenant’s
failure to approve the plans and specifications in accordance with Paragraph 2
of this Workletter;

 

b.             Tenant’s
failure to furnish interior finish specifications (i.e., paint colors,
carpet selection, etc.) to Landlord by 
the fifth (5th) business day after Tenant has approved the plans and
specifications pursuant to Paragraph 2;

 

c.             Tenant’s
request for materials, finishes or installations other than Landlord’s Building
Standard;

 

d.             Tenant’s
changes in the Work;

 

e.             The
performance of a person, firm, partnership or corporation employed by Tenant
and the non-completion of work by such person, firm, partnership or
corporation; and/or

 

f.              Any act or omission of Tenant which delays
governmental inspections and approvals, including, if necessary and without
limitation, failure to install furniture and/or failure to obtain low voltage
wiring permits;

 

then the
Commencement Date will be accelerated by the number of days of such delay, and
Tenant’s obligation to pay Fixed Basic Rent and Additional Rent will commence
as of such earlier date.

 

13.           Landlord
will permit Tenant and its agents to enter, as licensees only, the Premises
prior to the Commencement Date so that Tenant may perform through its own
contractors such other work and decorations as Tenant may desire at the same
time Landlord’s contractors are working in the Premises.  Such license shall not trigger an earlier
Commencement Date. The foregoing license to enter prior to the Commencement
Date, however, is conditioned upon:

 

a.             Tenant’s
workmen and mechanics working in harmony and not interfering with the labor
employed by Landlord, Landlord’s mechanics or contractors or by any other
tenant or its mechanics or contractors;

 

b.             Tenant
providing Landlord with evidence of Tenant’s contractors and subcontractors
carrying such worker’s compensation insurance as required by law, commercial
general liability and property insurance in amounts no less than the amounts
set forth in Article 22 a) of the Lease. 
If at any time such entry will cause disharmony or interference of the
nature described in subparagraph 13 a) above, this license may be withdrawn by
Landlord upon forty-eight (48) hours written notice to Tenant.  Such entry will be deemed controlled by all
of the terms, covenants, provisions and conditions of the Lease, except as to
the covenant to pay Fixed Basic Rent, Additional Rent and utilities.  Landlord will not be liable in any way for
any injury, loss or damage which may occur to any of Tenant’s decorations or
installations made prior to the Commencement Date, the same being solely at
Tenant’s risk; and

 

c.             Tenant will use union contractors if required by
Landlord so long as Landlord is also using union contractors.

 

14.           No
part of the Premises will be deemed unavailable for occupancy by Tenant, nor
will any work which the Landlord is obligated to perform in such part of the
Premises be deemed incomplete for the purpose of any adjustment of Fixed Basic
Rent payable under the Lease, if minor details of construction, decoration or
mechanical adjustments exist and the non-completion of such details does not
materially interfere with the Tenant’s use of such part of the Premises.

 

15.           If
construction is to occur in a space occupied by Tenant’s employees, Tenant will
be liable for all costs associated with a delay, if Tenant fails to comply with
a submitted construction schedule to relocate personnel, furniture or
equipment.  These costs will include, but
not be limited to, the following:

 

a.             cost
of construction workers time wasted;

 

b.             cost
of any overtime work necessary to meet schedule deadlines; and

 

c.             any
other costs associated with delays in final completion.

 

16.           This
Workletter is based on the materials and layouts set forth or referenced in the
Workletter.  Any change to the materials
and layout will require a recalculation of construction costs and any increases
in costs caused by changes made by Tenant shall be Tenant’s
responsibility.  Such recalculation will
not negate any other Article of this Lease.

 

17.           All sums payable by Tenant to Landlord in
connection with this Exhibit C and any other work to be performed by
Landlord within the Premises and billable to Tenant will be deemed Additional
Rent.

 

18.           With respect to the construction work being conducted
in or about the Premises, each party agrees to be bound by the approval and
actions of their respective construction representatives.  Unless changed by written notification, the
parties designate the following individuals as their respective construction
representatives:

 

	
   

  	
  FOR LANDLORD:

  	
  FOR TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
  Clete MacDonald

  	
  Kevin Rassas

  
	
   

  	
  c/o Mack-Cali Realty
  Corporation

  	
  Inovio Biomedical
  Corporation

  
	
   

  	
  2200 Renaissance
  Boulevard

  	
  450 Sentry Parkway

  
	
   

  	
  King of Prussia, PA
  19406

  	
  Blue Bell, PA 19422

  

 

2

 

Description of
Materials

 

3

 

EXHIBIT D

 

CLEANING
SERVICES

(Five Nights Per
Week)

 

TENANT’S
PREMISES

 

1.            Vacuum clean all carpeted areas.

 

2.            Sweep and dust mop all non-carpeted areas. Wet mop
whenever necessary.

 

3.            All office furniture such as desks, chairs, files,
filing cabinets, etc. will be dusted with a clean treated dust cloth whenever
necessary and only if such surfaces are clear of Tenant’s personal property
including but not limited to plants.

 

4.            Empty wastepaper baskets and remove waste to
designated areas.

 

5.            All vertical surfaces within arms reach will be spot
cleaned to remove finger marks and smudges. 
Baseboard and window sills are to be spot cleaned whenever necessary.

 

6.            All cleaning of cafeterias, vending areas and kitchen
facilities are excluded.  Tenant may make
necessary arrangements for cleaning these areas directly with Landlord’s
cleaning maintenance company.

 

7.            Cleaning hours will be Monday through Friday between
5:30 p.m. and 11:00 p.m.

 

8.            No cleaning service is provided on Saturday, Sunday
and Building Holidays.

 

9.             Cartons or refuse in excess of that which can be
placed in wastebaskets will not be removed. 
Tenant is responsible to place such unusual refuse in trash dumpster.

 

10.           Cleaning maintenance company will neither remove nor
clean tea, office cups or similar containers. 
If such liquids are spilled in wastebaskets, the wastebaskets will be
emptied but not otherwise cleaned. 
Landlord will not be responsible for any stained carpet caused from
liquids leaking or spilling from Tenant’s wastebaskets.

 

11.           Glass entrance doors will be cleaned nightly.  Interior glass doors or glass partitions are
excluded. Tenant may make arrangements for cleaning interior glass doors and
partitions with Landlord’s cleaning maintenance company.

 

COMMON
AREAS

 

1.            Vacuum all carpeting in entrance lobbies, outdoor mats
and all corridors.

 

2.            Wash glass doors in entrance lobby with a clean damp
cloth and dry towel.

 

3.            Sweep and/or wet mop all resilient tile flooring.
Clean hard surface floors such as quarry tile, etc..

 

4.            Wash, clean and disinfect water fountains.

 

5.            Clean all elevator cabs and stairwells.

 

6.            Lavatories — Men and Women.

a.     Floors in all lavatories will be wet mopped with a
germicidal detergent to ensure a clean and germ free surface.

b.     Wash and polish all mirrors, shelves, bright work
including any piping and toilet seats.

c.     Wash and disinfect wash basins and sinks using a
germicidal detergent.

d.     Wash and disinfect toilet bowls and urinals.

e.     Keep lavatory partitions, tiled walls, dispensers and
receptacles in a clean condition using a germicidal detergent when necessary.

f.      Empty and sanitize sanitary disposal receptacles.

g.     Fill toilet tissue holders, towel dispensers and soap
dispensers. Refills to be supplied by Landlord or its cleaning contractor.

 

7.           Clean all air ventilation grill work in ceilings.

 

1

 

EXHIBIT E

 

BUILDING
HOLIDAYS

 

BUILDING
CLOSED

 

 

* NEW YEAR’S DAY *

 

 

* MEMORIAL DAY *

 

 

* INDEPENDENCE DAY
*

 

 

* LABOR DAY *

 

 

* THANKSGIVING DAY
*

 

 

* CHRISTMAS DAY *

 

 

— END —

 

1

 

EXHIBIT F

 

COMMENCEMENT DATE AGREEMENT

 

1.0          PARTIES

 

THIS AGREEMENT made the
                  day
of
                ,
200  is by and between
                                
(“Landlord”) whose address is c/o
Mack-Cali Realty Corporation, 343 Thornall Street, P.O. Box 7817, Edison,
New Jersey 08818-7817 and
                                                  
(“Tenant”) whose address is
                                                                                .

 

2.0          STATEMENT OF FACTS

 

2.1           Landlord and Tenant entered into a Lease dated
                        ,
200  (referred to as the “Lease”
in this Agreement) setting forth the terms of occupancy by Tenant of approximately
              
gross rentable square feet on the
          
(      ) floor (referred to as the “Premises” in this Agreement) at
                                                          
(referred to as “Building” in this
Agreement); and

 

2.2           The Commencement Date of the Term of the Lease has
been determined in accordance with the provisions of Article 20 of the
Lease.

 

3.0          STATEMENT OF TERMS

 

The parties conclusively
agree that they have received good and valuable consideration for making the
following agreements:

 

3.1           The Commencement Date of the Term of the Lease is
                    
, 200  and the Expiration Date of the Term is
                          
, 20    ,  and
Articles 4 and 6 of the Basic Lease Provisions are modified accordingly.

 

3.2           Tenant represents and warrants to
Landlord that (i) there exists no default under the Lease either by Tenant
or Landlord; and (ii) there exists no offset, defense or counterclaim to
Tenant’s obligations under the Lease.

 

3.2           This Agreement is executed by the parties hereto for
the purpose of providing a record of the Commencement and Expiration Dates of
the Lease.

 

EXCEPT as modified in
this Agreement, the Lease will remain in full force and effect as if the same
were set forth in full in this Agreement, and Landlord and Tenant ratify and
confirm all the terms and conditions of the Lease as modified by this
Agreement.

 

THIS AGREEMENT will be
binding upon and inure to the benefit of the parties hereto and their
respective legal representatives, successors and permitted assigns.

 

EACH PARTY AGREES that it
will not raise or assert as a defense to any obligation under the Lease or this
Agreement or make any claim that the Lease or this Agreement is invalid or
unenforceable due to any failure of this document to comply with ministerial
requirements including, but not limited to, requirements for corporate seals,
attestations, witnesses, notarizations or other similar requirements, and each
party waives the right to assert any such defense or make any claim of invalidity
or unenforceability due to any of the failures described above.

 

Landlord and Tenant have
executed this Agreement as of the date and year first above written and
represent and warrant to each other that the individual signing this Agreement
on its behalf possesses the requisite authority to sign this Agreement.

 

	
  LANDLORD

  	
  TENANT

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  Name:

  
	
   

  	
  Title:

  	
   

  	
   

  	
  Title:

  

 

1

 

EXHIBIT
G

 

TAX
AND OPERATING COST RIDER

 

Tenant will pay in addition to the Fixed Basic Rent provided in this
Lease, Additional Rent to cover Tenant’s Percentage of the increased cost to
Landlord, for each of the categories enumerated in this Exhibit, over the “Base Period Costs” for these categories.

 

a.             Operating Cost Escalation — If the Operating Costs incurred for
the  Real Property for any Lease Year or
Partial Lease Year during the Term will be greater than the Base Operating
Costs (reduced proportionately to correspond to the duration of periods less
than a Lease Year), then Tenant will pay to Landlord, as Additional Rent,
Tenant’s Percentage of all such excess Operating Costs.  Operating Costs will include, by way of
illustration and not of limitation: personal property taxes; management fees
for the Building only; labor, including all wages and salaries for those
employees working at the Building (to the extent that employees work at the
Building and other building(s) owned or managed by Landlord or an
affiliate of Landlord, such wages and salaries shall be reasonably allocated by
Landlord among such buildings); social security and other taxes which may be
levied against Landlord upon such wages and salaries; supplies; repairs and
maintenance; maintenance and service contracts; painting; wall and window
washing; tools and equipment (which are not required to be capitalized for
federal income tax purposes); trash removal; lawn care; snow removal and all
other items properly constituting direct operating costs according to standard
accounting practices (collectively referred to as the “Operating Costs” in this Lease); but not
including depreciation of Building or equipment; interest; income or excess
profits taxes; costs of maintaining the Landlord’s corporate existence;
franchise taxes; any expenditures required to be capitalized for federal income
tax purposes, unless said expenditures are for the purpose of reducing
Operating Costs at the Real Property, or those which under generally applied
real estate practice are expensed or regarded as deferred expenses or are required
under any Legal Requirement, in which event the costs thereof shall be
included.  Notwithstanding anything
contained herein to the contrary, any additional costs incurred by Landlord
during the Calendar Year by reason of Landlord or any of its vendors entering
into new labor contracts or renewals or modifications of existing labor
contracts will not be included in Base Operating Costs.  In addition, Tenant will pay Landlord Tenant’s
Percentage of all costs and expenses incurred by Landlord in connection with
complying with any “homeland security” requirements and such costs and expenses
will not be included in Operating Costs.

 

If
any repair, replacement or improvement within the definition of Operating Costs
is capitalized under generally accepted accounting principles, then (A) the
cost of any such repair, replacement or improvement shall only be included in
Operating Costs if such repair, replacement or improvement (i) is
necessary to comply with any governmental or quasi-governmental law, statute, ordinance,
rule, order, requirements or regulation, which is enacted or promulgated after
the date hereof, (ii) is reasonably intended to reduce Operating Costs or (iii) constitutes
a replacement which in Lessor’s reasonable judgment is economically prudent to
make in lieu of repairs, (B) the cost thereof shall be amortized on a
straight line basis over the lesser of ten (10) years or the useful life
of such repair, (C) the amount so amortized attributable to such repair,
replacement or improvement shall be included in Operating Costs in each Lease
Year for such portion of the amortization period which occurs during the Term,
provided, however, that all amounts thereof included in Operating Costs in any
Lease Year subsequent to the year paid shall have added thereto interest from
the date Lessor incurred such cost.  For
amortization purposes, applicable interest shall be two (2) percentage
points in excess of the prime rate charged by JP Morgan Chase Bank, or its
successor, at the time of expenditure.

 

b.             Intentionally omitted.

 

c.             Tax Escalation — If the Real Estate Taxes for the Real
Property for any Lease Year or Partial Lease Year during the Lease Term will be
greater than the Base Real Estate Taxes (reduced proportionately to correspond
to the duration of periods less than a Lease Year), then Tenant will pay to
Landlord as Additional Rent, Tenant’s Percentage of all such excess Real Estate
Taxes.

 

As used in this
Lease, “Real Estate Taxes” mean
the property taxes and assessments imposed upon the Building and other portions
of the Real Property, or upon the rent payable to the Landlord, including, but
not limited to, real estate, city, county, village, school and transit taxes,
or taxes, assessments, or charges levied, imposed or assessed against the  Real Property by any taxing authority,
whether general or specific, ordinary or extraordinary, foreseen or
unforeseen.  If due to a future change in
the method of taxation, any franchise, income or profit tax will be levied
against Landlord in substitution for, or in lieu of, or in addition to, any tax
which would otherwise constitute a Real Estate Tax, such franchise, income or
profit tax will be deemed to be a Real Estate Tax for purposes of this Lease.

 

Landlord, will
have the exclusive right, but not the obligation, to contest or appeal any Real
Estate Tax assessment levied on all or any part of the Real Property.

 

d.             Insurance Cost Escalation — If the Insurance Costs for the Real Property for
any Lease Year or Partial Lease Year during the Term will be greater than the
Base Insurance Costs (reduced proportionately to correspond to the duration of
periods less than a Lease Year), Tenant will pay to Landlord as Additional Rent
for each Lease Year or Partial Lease Year, Tenant’s Percentage of such excess
Insurance Costs.

 

As used in this Lease, “Insurance Costs” mean all fire, general liability and other
insurance costs, together with any deductibles, incurred by Landlord in
connection with its operation and maintenance of the Real Property for any
Lease Year or Partial Lease Year during the Term.

 

e.             Lease Year — As used in this Lease, Lease Year will
mean a calendar year. Any portion of the Term which is less than a Lease Year,
that is, from the Commencement Date through the following December 31, and
from the last January 1 falling within the Term to the end of the Term,
will be deemed a “Partial Lease Year”.  Any reference in this Lease to a Lease Year
will, unless the context clearly indicates otherwise, be deemed to be a
reference to a Partial Lease Year if the period in question involves a Partial
Lease Year.

 

1

 

f.              Payment — Prior to each Lease Year, Landlord
will give Tenant an estimate of amounts payable under this Rider for such Lease
Year or Partial Lease Year. By the first day of each month during such Lease
Year or Partial Lease Year, Tenant will pay Landlord one-twelfth (1/12th) of
the estimated amount.  If, however, the
estimate is not given before such Lease Year or Partial Lease Year begins,
Tenant will continue to pay by the first day of each month on the basis of last
year’s estimate, if any, until the month after the new estimate is given.  As soon as practicable after each Lease Year
or Partial Lease Year ends, Landlord will give Tenant a statement (the “Statement”) showing the actual amounts
payable by Tenant under this Rider for such Lease Year.  If the Statement shows that the actual amount
Tenant owes for such Lease Year or Partial Lease Year is less than the
estimated amount paid by Tenant during such Lease Year or Partial Lease Year,
Landlord, at its option, will either return the difference or credit the
difference against the next succeeding payment(s) of Additional Rent.  If the Statement shows that the actual amount
Tenant owes is more than the estimated Additional Rent paid by Tenant during
such Lease Year or Partial Lease Year, Tenant will pay the difference within
thirty (30) days after the Statement is delivered to Tenant.

 

g.             Books and Reports — Landlord will maintain books of
account which, provided that Tenant has not breached this Lease, will be open
to Tenant and its representatives at all reasonable times so that Tenant can
determine that such Operating, Insurance and Real Estate Tax Costs have, in
fact, been paid or incurred. Tenant’s representatives will mean only (i) Tenant’s
employees or (ii) a Certified Public Accounting firm, and neither Tenant’s
employees nor any Certified Public Accounting firm will be permitted to perform
such inspection and/or audit on a contingency basis or for any other tenant in
the Building.  At Landlord’s request,
Tenant and/or Tenant’s Certified Public Accounting firm will execute a
confidentiality agreement reasonably acceptable to Landlord prior to any
examination of Landlord’s books and records. 
In the event Tenant disputes any one or more of such charges, Tenant
will attempt to resolve such dispute with Landlord, provided that if such
dispute is not satisfactorily settled between Landlord and Tenant within thirty
(30) days, then upon request of either party, the dispute will be referred to
an independent certified public accountant to be mutually agreed upon to
arbitrate the dispute, and if such an accountant cannot be agreed upon, the
American Arbitration Association may be asked by either party to select an
arbitrator, whose decision on the dispute will be final and binding upon both
parties, who will jointly share any cost of such arbitration. Pending
resolution of the dispute, the Tenant will pay to Landlord the sum so billed by
Landlord, subject to its ultimate resolution as set forth above or Landlord
will either return the difference or credit the difference against next
succeeding payment(s) of Additional Rent. 
The arbitration mechanism set forth above shall be the sole process
available to resolve such disputes.

 

h.             Right of Review — Once Landlord will have finally
determined the Operating, Insurance or Real Estate Tax Costs at the expiration
of a Lease Year, then as to the item so established, Tenant will only be
entitled to dispute such charge for a period of six (6) months after such
charge is billed to Tenant, and Tenant specifically waives any right to dispute
any such charge any time after the expiration of said six (6) month
period.

 

i.              Occupancy Adjustment — If the Building is less than
ninety-five percent (95%) occupied during the Calendar Year or during any Lease
Year or Partial Lease Year subsequent to the Calendar Year, then the Operating
Costs will be adjusted during the Calendar Year and the Operating Costs will be
adjusted during any such Lease Year or Partial Lease Year so as to reflect
ninety-five percent (95%) occupancy. The aforesaid adjustment will only be made
with respect to those items that are in fact affected by variations in
occupancy levels.

 

j.              The parties agree that Tenant’s Percentage, as defined
in the Basic Lease Provisions, reflects and will be continually adjusted to
reflect the ratio of the gross square feet of the area rented to Tenant
(including an allocable share of all Common Facilities) [the numerator] as compared
with the total number of gross square feet of the entire Building (or
additional buildings that may be constructed within the Real Property) [the
denominator] measured outside wall to outside wall, but excluding therefrom any
storage areas.  Landlord shall have the
right to make changes or revisions in the Common Facilities of the Building so
as to provide additional leasing area. Landlord shall also have the right to
construct additional buildings in the Real Property for such purposes as Landlord
may deem appropriate, and subdivide the lands for that purpose if necessary,
and upon so doing, the Real Property shall become the subdivided lot on which
the Building in which the Premises is located. Notwithstanding the foregoing,
Tenant’s Percentage shall not increase during the Term, unless the rentable
area of the Premises shall increase. However, if any service provided for in
subparagraph a. or any utility provided for in subparagraph b. is separately
billed or separately metered within the Building, then the square footage so
billed or metered shall be subtracted from the denominator and the Tenant’s
proportionate share for such service and/or utility shall be separately
computed, and the Base Period Costs for such item shall not include any charges
attributable to said square footage. 
Tenant understands that as a result of changes in the layout of the
Common Facilities from time to time occurring due to, by way of example and not
by way of limitation, the rearrangement of corridors, the aggregate of all
Building tenant proportionate shares may be equal to, less than or greater than
one hundred percent (100%).

 

- END -

 

2

 

EXHIBIT H

 

ELECTRICITY RIDER

 

Landlord shall cause electricity to be supplied to the Premises (“Building
Standard Office Electrical Service”). 
Tenant shall obtain and pay for Tenant’s separate supply of electric
current by direct application to, and arrangement with, the utility companies
servicing the Building.  Landlord or the
applicable utility company shall provide such meters used to measure such
electricity service at Landlord’s expense. 
Tenant shall pay all charges with respect to consumption of electricity
applicable to the Premises directly to the utility company servicing the
Building.  Any and all rebates, grants
and subsidies for utilities issued by the utility companies servicing the Building
or other public or quasi-public institutions shall remain the property of
Landlord. Tenant shall promptly pay Landlord any rebates, grants and subsidies
Tenant receives in connection with utility services received by Tenant in the
Building, unless Tenant has incurred the expense necessary that gave rise to
such rebates, grants and subsidies. If, pursuant to a legal requirement or the
policies or operating practices of the utility company servicing the Building,
Tenant is no longer permitted to obtain electrical energy directly from the
utility company, Landlord will furnish electrical energy to the Premises
either, at Landlord’s option, on a “check-metering” basis or a rent inclusion
basis.  Landlord shall give Tenant notice
at least thirty (30) days prior to the date on which Landlord shall commence
furnishing electrical energy to the Premises (unless such notice is not
feasible under the circumstances, in which event Landlord will give Tenant such
notice as is reasonably possible), which notice will set forth the terms on
which Landlord will so furnish electrical energy to the Premises.  If any utilities are not (or cannot be)
separately metered or assessed or are only partially separately metered or
assessed and are used in common with other Tenants of the Building, Tenant will
pay to Landlord an equitable apportionment of such charges for utilities used
in common with other Tenants of the Building, based on the square footage of
floor space leased to each Tenant using such common facilities, the average
electrical consumption of each Tenant and other pertinent considerations, in
addition to Tenant’s payment of the separately metered charges. Tenant shall
defend, indemnify and hold Landlord harmless from and reimburse Landlord for
all liability, damages, costs, fees, expenses, penalties and charges
(including, but not limited to, attorneys’ fees and disbursements) incurred in
connection with (i) Tenant’s failure to pay for any electricity provided
to Tenant hereunder or (ii) misuse or neglect by Tenant of the meters(s) and
equipment supplying the electricity.

 

d.             Tenant’s use of electric
current in the Premises shall not exceed the capacity of any electrical
conductors and equipment in or otherwise serving the Premises.

 

e.             Tenant shall not, without the
prior consent of Landlord make or perform or permit any alteration to wiring
installations or other electrical facilities for the supply of electric current
located in or serving the Premises.  If
Landlord grants such consent, all additional conduit, feeders and wiring and
other equipment required therefor shall be provided and/or installed by
Landlord and the reasonable cost thereof shall be paid by Tenant as Additional
Rent within fifteen (15) days after demand therefor.

 

c.             Landlord shall not be liable in any way to Tenant for
any loss, damage or expense which Tenant may sustain or incur as a result of
any failure, defect or change in the quantity or character of electrical energy
available for redistribution to the Premises pursuant to this Exhibit nor
for any interruption in the supply, and Tenant agrees that such supply may be
interrupted for inspection, repairs and replacement and in emergencies with at
least forty-eight (48) hours advance notice (except for emergencies).
Notwithstanding the foregoing and in any event, the full measure of Landlord’s
liability for any interruption in the supply due to Landlord’s acts or
omissions shall be an abatement of Fixed Basic Rent and Additional Rent, unless
Landlord fails to take such measures as may be reasonable under the
circumstances to restore such service without undue delay.  In no event shall Landlord be liable for any
business interruption suffered by Tenant.

 

d.             Landlord, at Tenant’s expense, shall furnish and
install all replacement lighting tubes, lamps, ballasts and bulbs required in
the Premises.  Tenant, however, shall
have the right to furnish and/or install any or all of the items mentioned in
this sub-paragraph (d).

 

e.             Tenant shall pay, as Additional Rent, Tenant’s
Percentage of the cost to the Building (including applicable sales or use
taxes) for utility and energy costs, including any fuel surcharges or
adjustments with respect thereto, incurred for water, sewer, gas and other
utilities and heating, ventilating and air conditioning for the Building, to
include all leased and leasable areas (not separately billed or metered within
the Building) and Common Facilities electric and lighting, for the Building and
Real Property, for any Lease Year or Partial Lease Year, during the Term
(collectively, “Additional Utility Rent”). 
Tenant shall pay to Landlord, on account of the Additional Utility Rent
payable pursuant to this subparagraph e., the annual sum of $1.20 per square
foot of gross rentable area of the Premises (“Estimated Additional Utility Rent”),
subject to the adjustments on the first day of each and every calendar month of
the term (except that if the first day of the term is other than the first day
of a calendar month, the first monthly installment, prorated to the end of said
calendar month, shall be payable on the first day of the first full calendar
month).  From time to time during the
term, the Estimated Additional Utility Rent may be adjusted by Landlord on the
basis of either Landlord’s reasonable estimate of the Building’s and Real
Property electric consumption and demand or the Building’s and Real Property
actual consumption of and demand for electricity, and, in either event, the
Electric Rate or Cost per Kilowatt and Cost per Kilowatt Hour then in
effect.  Subsequent to the end of each
calendar year during the Term, or more frequently if Landlord shall elect,
Landlord shall submit to Tenant a statement of the Additional Utility Rent for
such year or shorter period together with the components thereof, as set forth
in this subparagraph e. (“Additional Utility Statement”).  To the extent that the Estimated Additional
Utility Rent paid by Tenant for the period covered by the Additional Utility
Statement shall be less than the Additional Utility Rent as set forth on such
Additional Utility Statement, Tenant shall pay Landlord the difference within
30 days after receipt of the Additional Utility Statement.  If the Estimated Additional Utility Rent paid
by Tenant for the period covered by the Additional Utility Statement shall be
greater than the Additional Utility Rent as set forth on the Additional Utility
Statement, such difference shall be credited against the next required payment(s) of
Estimated Additional Utility Rent.  If no
Estimated Additional Utility Rent payment(s) shall thereafter be due,
Landlord shall pay such difference to Tenant. The utility and energy costs that
vary with occupancy and that are attributable to any part of the Term in which
less than ninety-five percent (95%) of the Building is occupied by tenants will
be adjusted by Landlord to the amount that Landlord reasonably believes they
would have been if ninety-five percent (95%) of the Building had been occupied.

 

1Exhibit 10.46

 

EXECUTION VERSION

 

AMENDMENT
AGREEMENT NO. 2

TO

UNIT
REDEMPTION AGREEMENT

 

This AMENDMENT AGREEMENT NO. 2 TO UNIT REDEMPTION AGREEMENT (this “Amendment”),
dated as of March 18, 2010 (the “Amendment Effective Date”), is entered
into by and between FIRST WIND HOLDINGS, LLC (the “Company”) and UPC
WIND PARTNERS II, LLC (“UPC Holding”).

 

RECITALS

 

WHEREAS, the Company and UPC Holding entered into that certain Unit
Redemption Agreement, dated April 28, 2006, as amended by that certain
Amendment Agreement to Unit Redemption Agreement, dated December 12, 2008
(the “Unit Redemption Agreement”); and

 

WHEREAS, the Company and UPC Holding wish to amend the Unit Redemption
Agreement to change certain terms relating to Contingent Payments.

 

NOW, THEREFORE, in consideration of the foregoing and mutual agreements
herein contained and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto, intending to
be legally bound hereby, agree as follows:

 

ARTICLE I

AMENDMENT
TO THE UNIT REDEMPTION AGREEMENT

 

Section 1.1                        Definitions. Capitalized
terms used and not otherwise defined in this Amendment shall have the meanings
assigned to such terms in the Unit Redemption Agreement.

 

Section 1.2                        Amendment to Unit Redemption
Agreement. The definition of “Release Event” in Section 1.3(a) is
hereby deleted in its entirety and replaced with the following:

 

“Release Event” means the occurrence
of all of the following: (i) the closing after March 2, 2010 of (A) one
or more corporate letter of credit facility(ies) the aggregate binding
commitment of which is $30,000,000 or more and each of which facility is
available for drawings of letters of credit for the benefit of all of First
Wind Holdings and its Affiliates (it being understood, however, that any letter
of credit facility that is solely available for specific projects or Affiliates
does not qualify under this clause (A), but a corporate letter of credit
facility that contains an availability sublimit with respect to certain
projects or Affiliates would qualify under this clause (A)) or (B) a
Subject Disposition or one or more equity or debt (junior to the Lenders, as
applicable to the borrowing entity, on terms substantially similar to those set
forth in the Parent Guaranty) financings resulting in Net Cash Proceeds of (I) prior
to repayment of the Corresponding Term Loans with respect to the Oakfield
Project (as defined in the FWA Note), $75,000,000 or more in the aggregate for
all such transactions and (II) on and after the repayment of the
Corresponding Term Loans with respect to the Oakfield Project, $30,000,000 or
more in the aggregate for all such transactions; provided that all Net
Cash Proceeds of such Subject Disposition,

 

 

project financing, or equity or junior debt financing under this clause
(B) are (x) received by First Wind Holdings (or the resulting parent
entity pursuant to a reorganization entered into in connection with such
initial public offering), and (y) deposited into accounts of First Wind
Holdings, subject to the liens granted by the security agreements in respect of
the First Wind Holdings Loan Agreement; and (ii) the Administrative Agent
shall have received a repayment in respect of outstanding Corresponding Term
Loans under the FWA Note (as defined below) in an amount such that, after
giving effect to such repayment, the aggregate outstanding principal amount of
such Corresponding Term Loans for each Turbine thereunder is equal to or less
than the applicable maximum loan amount per kilowatt of capacity of each
Turbine that may be outstanding as of the immediately preceding applicable date
as set forth in the applicable column on Schedule 11 of the FWA Note, upon
which repayment the portion of the Term Loan Commitment shall be terminated pursuant
to Section 2.l(c)(ii) of the FWA Note. All capitalized terms used in
this definition of Release Event shall have the meaning assigned to such terms
in that certain Fourth Amended and Restated Promissory Note, dated as of July 17,
2009, by and among First Wind Acquisition, LLC, HSH Nordbank AG, New York
Branch, and the Lenders party thereto (as amended from time to time, the “FWA
Note”).

 

ARTICLE II

REPRESENTATIONS
AND WARRANTIES OF UPC HOLDING

 

UPC Holding represents and warrants as of the Amendment Effective Date
to the Company as follows:

 

Section 2.1                        Organization, Power and
Authority. UPC Holding is a limited liability company duly
formed, validly existing and in good standing under the laws of the
jurisdiction of its formation and has all requisite limited liability company
power and authority to execute and deliver this Amendment and to perform its
obligations hereunder, and the execution, delivery and performance by UPC
Holding of this Amendment have been duly authorized by all necessary action.

 

Section 2.2                        Authorization. UPC Holding
has all requisite limited liability company power and authority to execute and
deliver this Amendment and to carry out the provisions of this Amendment. All
limited liability company action on the part of UPC Holding and its officers,
managers and members necessary for the authorization, execution and delivery of
this Amendment, and the performance of all obligations of UPC Holding
hereunder, has been taken. This Amendment has been duly and validly executed
and delivered and constitutes, assuming this Amendment has been duly
authorized, executed and delivered by the other party hereto, valid and legally
binding obligations of UPC Holding, enforceable in accordance with its terms
except (i) as limited by applicable bankruptcy, insolvency,
reorganization, moratorium and other Laws of general application affecting
enforcement of creditors’ rights generally and (ii) as limited by Laws
relating to the availability of specific performance, injunctive relief or
other equitable remedies.

 

2

 

Section 2.3                        No Conflicts. The
execution, delivery and performance by UPC Holding of this Amendment and the
transactions contemplated hereby will not (a) conflict with or result in,
with or without the passage of time or giving of notice or both, any breach,
default or loss of rights under, or acceleration of, or give rise to any right
of termination, rescission, acceleration or modification under, any mortgage,
indenture, contract, lease, agreement, charter document (including the Limited
Liability Company Agreement of UPC Holding), instrument, judgment, decree,
order, writ, statute, rule or regulation, license or permit or (b) result
in the creation of any Liens upon any of the properties or assets of UPC
Holding.

 

Section 2.4                        Litigation. There is no
action, suit, claim, proceeding, investigation or other legal, administrative
or arbitrational proceeding pending or, to the knowledge of UPC Holding,
threatened against UPC Holding or its affiliates, or against any officer,
manager or director of UPC Holding or its affiliates nor, to the knowledge of
UPC Holding, has there occurred any event nor does there exist any condition on
the basis of which any material litigation, proceeding or investigation might
properly be instituted, in each case related to the transactions contemplated
hereby. Neither UPC Holding nor any of its affiliates is a party or subject to
any order, writ, injunction, judgment or decree of any court or government
agency or instrumentality relating to the transactions contemplated hereby.

 

Section 2.5                        Acknowledgement. UPC Holding
acknowledges that it has made its own analysis of the fairness of the
transactions contemplated hereby and has not relied on any advice or
recommendation by the Company or its members, managers, officers or affiliates
with respect to its decision to enter into this Amendment and to consummate the
transactions contemplated hereby. UPC Holding has had sufficient opportunity to
investigate and review the business, management and financial affairs of the
Company, and has had sufficient access to management of the Company, before its
decision to enter into this Amendment. UPC Holding acknowledges that, in
connection with its entry into this Amendment and consummation of the
transactions contemplated hereby, (i) UPC Holding has not relied on any
representations or warranties of the Company, or any member, manager, officer,
affiliate or representative of the Company, except for the representations or
warranties of the Company set forth in Article III and (ii) UPC
Holding has made an independent decision regarding the agreements set forth
herein.

 

ARTICLE III

REPRESENTATIONS
AND WARRANTIES OF THE COMPANY

 

The Company represents and warrants to UPC Holding as of the Amendment
Effective Date as follows:

 

Section 3.1                        Organization, Power and
Authority. The Company is a limited liability company duly
formed, validly existing and in good standing under the laws of the
jurisdiction of its formation and has all requisite limited liability company
power and authority to execute and deliver this Amendment and to perform its
obligations hereunder, and the execution, delivery and performance by the
Company of this Amendment have been duly authorized by all necessary action.

 

Section 3.2                        Authorization. The Company
has all requisite limited liability company power and authority to execute and
deliver this Amendment and to carry out the provisions of

 

3

 

this
Amendment. All limited liability company action on the part of the Company and
its officers, managers and members necessary for the authorization, execution
and delivery of this Amendment, and the performance of all obligations of the
Company hereunder, has been taken. This Amendment has been duly and validly
executed and delivered and constitutes, assuming this Amendment has been duly
authorized, executed and delivered by the other party hereto, valid and legally
binding obligations of the Company, enforceable in accordance with its terms
except (i) as limited by applicable bankruptcy, insolvency,
reorganization, moratorium and other Laws of general application affecting
enforcement of creditors’ rights generally and (ii) as limited by Laws
relating to the availability of specific performance, injunctive relief or
other equitable remedies.

 

Section 3.3                        No Conflicts. The
execution, delivery and performance by the Company of this Amendment and the
transactions contemplated hereby will not (a) conflict with or result in,
with or without the passage of time or giving of notice or both, any breach,
default or loss of rights under, or acceleration of, or give rise to any right
of termination, rescission, acceleration or modification under, any mortgage,
indenture, contract, lease, agreement, charter document (including the LLC
Agreement), instrument, judgment, decree, order, writ, statute, rule or
regulation, license or permit or (b) result in the creation of any Liens
upon any of the properties or assets of the Company.

 

Section 3.4                        Litigation. There is no
action, suit, claim, proceeding, investigation or other legal, administrative
or arbitrational proceeding pending or, to the knowledge of the Company,
threatened against the Company or its affiliates, or against any officer,
manager or director of the Company or its affiliates nor, to the knowledge of
the Company, has there occurred any event nor does there exist any condition on
the basis of which any material litigation, proceeding or investigation might
properly be instituted, in each case related to the transactions contemplated
hereby. Neither the Company nor any of its affiliates is a party or subject to
any order, writ, injunction, judgment or decree of any court or government
agency or instrumentality relating to the transactions contemplated hereby.

 

Section 3.5                        Acknowledgement. The Company
acknowledges that it has made its own analysis of the fairness of the
transactions contemplated hereby with respect to its decision to enter into
this Amendment and to consummate the transactions contemplated hereby. The
Company acknowledges that, in connection with its entry into this Amendment and
consummation of the transactions contemplated hereby, (i) the Company has
not relied on any representations or warranties of UPC Holding, or any member,
manager, officer, affiliate or representative of UPC Holding, except for the
representations or warranties of UPC Holding set forth in Article II
and (ii) the Company has made an independent decision regarding the
agreements set forth herein.

 

ARTICLE IV

SURVIVAL
AND REMEDIES

 

Section 4.1                            Survival. All
representations and warranties contained in this Amendment shall survive the
execution and delivery hereof.

 

4

 

Section 4.2                        Remedies Cumulative. The remedies
provided for in this Article IV shall be cumulative and shall not
preclude assertion by the indemnified parties of any other rights or the
seeking of any other remedies against the indemnifying parties.

 

ARTICLE V

MISCELLANEOUS

 

Section 5.1                        Unit Redemption Agreement. All of the
terms and conditions of the Unit Redemption Agreement, including the
Non-Competition Agreement referred to therein, that are not expressly amended
by this Amendment shall remain in full force and effect.

 

Section 5.2                                      Conversion of
Ownership. UPC Holding covenants and agrees that upon request
by the Company in connection with, and upon the closing of, a Qualified Public
Offering (as defined in the LLC Agreement), UPC Holding will transfer all of
its Units and other Membership Interests it may hold at the time of such
request in the Company directly to Paul Gaynor and Tim Rosenzweig, pro rata to
their membership interests in UPC Holding and at par value of such Units and
Membership Interests.

 

Section 5.3                        Governing Law. THIS
AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF THE
STATE OF DELAWARE, WITHOUT REGARD TO THE CONFLICTS OF LAW PRINCIPLES OF SUCH
STATE.

 

Section 5.4                        Counterparts. This
Agreement may be executed in any number of counterparts (including facsimile counterparts),
all of which together shall constitute a single instrument.

 

Section 5.5                        Waiver and Release. The parties
hereto covenant and agree that this Amendment is entered into to resolve any
current or prior default by either party in connection with the payment of
Contingent Payments pursuant to the Unit Redemption Agreement and such parties
hereby release, discharge and covenant not to sue each other or their
respective affiliates, members, managers, officers, subsidiaries or successors
and each of their respective affiliates in respect to any matter relating to
payment or non-payment of a Contingent Payment that has arisen in whole or in
part prior to the date hereof.

 

[Signature pages follow.]

 

5

 

IN WITNESS WHEREOF, UPC
Holdings and the Company have caused this Amendment to be duly executed and
delivered as of the date first set forth above.

 

	
   

  	
   

  
	
   

  	
  UPC
  WIND PARTNERS II, LLC, a Delaware limited liability company

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Brian Caffyn

  
	
   

  	
   

  	
  Name:

  	
  Brian
  Caffyn

  
	
   

  	
   

  	
  Title:

  	
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  FIRST
  WIND HOLDINGS, LLC, a Delaware limited liability company

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Michael U. Alvarez

  
	
   

  	
   

  	
  Name:

  	
  Michael
  U. Alvarez

  
	
   

  	
   

  	
  Title:

  	
  President/COO/CFO

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