Document:

Exhibit 10.20

 

PURCHASE &
MARKETING AGREEMENT

EXCLUSIVE PRODUCTION APPHARVEST, LLC

(United States)

 

This agreement (“Agreement”)
is made this 28th day of March, 2019 (“Effective Date”) between AppHarvest, Inc., a Delaware
corporation (“Grower”) and Mastronardi Produce Limited, a corporation incorporated pursuant to the laws of the
Province of Ontario, Canada, having its principal office at 2100 Road 4 East, ON CAN9Y 2E, Kingsville, Ontario, Canada (“Mastronardi”).

 

Recitals

 

	Grower’s Designated Greenhouse Facility:	Morehead, Kentucky
	Facility Products:	tomatoes, cucumbers and, or peppers
	Growing Acres:	60
	Initial Term:	10 years
	Initial Term Commencement Date:	date of commercial harvest of first crop

 

Mastronardi is engaged in business as an
importer, marketer and dealer of fruits and vegetables, with experience in domestic and international markets. Mastronardi wish
to enter into an agreement by which they will cooperate in the growing, harvesting, packing and general operation of the Facility
upon terms and conditions set forth in this Agreement.

 

Therefore, in consideration
of the mutual covenants herein contained, and of other good and valuable consideration, the Parties incorporate the above Recitals
and further agree as follows:

 

		1.	Grower hereby agrees to grow, cultivate, harvest, produce, export (if applicable), and sell certain
types and quantities of fresh Products of the Facility to Mastronardi set forth in the above Recitals (collectively, the “Products”),
and Mastronardi hereby agrees to purchase certain types and quantities of Products from Grower, in accordance with the terms and
conditions of this Agreement. Grower shall grow such Products on the lands comprising of the Facility as Mastronardi shall designate
as set forth in this Agreement.

 

		2.	Grower’s responsibilities include the following:

 

(a)            Grower
hereby agrees to grow, cultivate, harvest, produce, and sell certain types and quantities of Products as set forth in the above
Recitals and Mastronardi hereby agrees to purchase certain types and quantities of Products from Grower, in accordance with the
terms and conditions of this Agreement. Grower shall grow such Products on the lands comprising of the Facility. Grower shall grow
and package the Products from the Facility. Any additional or change in the geographic location of the Facility must be agreed
to by the Parties in writing. Grower is responsible for the production, management, administration and operation of the Facility
and will grow and pack all crops applicable to this Agreement.

 

(b)            Grower
is not to inventory more than [***] of packaging materials for any given pack format. At the end of the Term, Mastronardi will
purchase the unused packaging applicable to the Products up to the [***] inventory. If Grower does store more inventory levels
than required by Mastronardi and the pack format changes, Mastronardi is not responsible for any dollar value, costs or other charges,
claims or damages above and beyond the [***]. Grower will produce, pack and have the Product ready for pick up by Mastronardi from
the Facility in accordance with this Agreement and any respective purchase orders for the Products.

 

		3.	Marketing; Quality; Product Pricing; Packaging.

 

(a)            Mastronardi
shall market and sell the Products, directly or indirectly, to its customers. Grower has agreed to have Mastronardi market and
be the exclusive purchaser of one-hundred percent (100%) of the production of the Products from the Facility, and Mastronardi has
agreed to purchase one-hundred percent (100%) of such production that is of a quality at or above United States Department of Agriculture
Grade No. 1 Standards and export quality standards within North America (which includes Canada, US, and Mexico), and of a
quality required by Mastronardi’s customers (collectively, “#1 Product”). If Mastronardi rejects, returns
or otherwise refuses Products on the basis that Products do not meet #1 Product standards under this Agreement, Grower will have
the right, at Grower’s

cost and expense, to sell or otherwise dispose of the Products so long as the Products are, (i) not sold as USDA #1 Product,
(ii) not identified with any trade name, trademark, or other marks associated with Mastronardi, including its SUNSET®
brand, or any of its customer’s private label brands or marks, and (iii) no Mastronardi (or Mastronardi customer’s)
related packaging or similar materials shall be used to transport, sell, distribute or otherwise dispose of the Products.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

     

    2

    

 

(b)            Mastronardi
shall determine the marketing and branding of all Products of the Facility, provided, however, subject to the instructions of Mastronardi’s
customers for the Products to use of a customer private label brand. Mastronardi will use best efforts to include or incorporate
a valid AppHarvest trade names, trade dresses, branding (the, “AppHarvest Marks”) on packages of the Product,
which may also bear one or more other trademarks, including trade names, trade dresses, branding, and/or logos, owned or controlled
by Mastronardi, and other trademarks trade dresses, branding, and/or logos that are not AppHarvest Marks (the “Mastronardi
Marks”). For avoidance of doubt, Mastronardi is under no obligation to include any of the AppHarvest Marks on packaging
for the Products if including the AppHarvest Marks conflicts with instructions from Mastronardi’s customer for the Products.
In addition, Mastronardi shall be under no obligation to include any of the AppHarvest Marks on packaging for the Products in the
event AppHarvest suffers a material impairment to its reputation, or the reputation of one or more of the AppHarvest Marks, as
determined by Mastronardi. As between the Parties and their Affiliates, Mastronardi owns all rights, titles, and interest in and
to the Mastronardi Marks. AppHarvest shall not challenge the validity of the Mastronardi Marks. AppHarvest shall also not apply,
register or attempt to register any of the Mastronardi Marks, or any confusingly similar mark to the Mastronardi Marks, in AppHarvest’s
name, directly or indirectly through a third party, for any class of goods or services. During the Term, AppHarvest will only use
or otherwise permit the use of AppHarvest Marks on tomatoes, cucumbers, peppers and berries from production of facilities located
in any or all of [***] in accordance with the terms of this Agreement.

 

		4.	All prices for the Products (commodity or specialty) include Grower’s packaging and labor
costs and expenses. All payments to be made by Mastronardi to Grower for the Products shall be made by bank transfer or any other
means acceptable to the Parties.

 

		5.	Grower will produce, pack and deliver to Mastronardi, Products of the Facilities in the manner
set forth in this Agreement, and Mastronardi shall market and sell such Products, directly or indirectly, to customers in any or
all of Canada, United States of America, Asia, Mexico or Europe. The Parties may expand this Agreement to include other greenhouse
acreage and products by the written amendment or such other written agreement of the Parties.

 

		6.	Market Price. Mastronardi shall except as specifically set forth in this Agreement (including
any Addendums) and subject to Mastronardi’s reasonable business judgment, use commercially reasonable efforts to obtain market
prices for the Products that are consistent with the best and highest prices available during the duration of the applicable growing
season, based upon seasonality, prevailing market conditions and customer commitments at the time and location of sale. Except
as may be set forth otherwise in this Agreement or in a separate written agreement by the Parties (including price terms for any
specialty products that the Parties may negotiate from time to time during the Term), the Parties hereby further agree and intend
to establish sales terms consistent with the foregoing with respect to all produce related transactions contemplated or otherwise
actually performed under this Agreement, in which case all prices include packaging and labor and Mastronardi shall be paid [***],
plus [***] costs incurred in the sale and distribution of the Product, as reasonably determined by Mastronardi (the, “Market
Price”).

 

		7.	[***]

[***].

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    3

    

 

		8.	Grower will only package Products under Mastronardi’s approved packaging and procedures for
the growing, packaging, and shipping of the Products. All packaging of the Products shall be purchased from either Mastronardi,
an approved Affiliate of Mastronardi, or a supplier approved by Mastronardi in writing. Unless agreed to otherwise in writing by
Grower and Mastronardi, on a growing season basis, packaging prices to be paid by Grower and other sale terms will be set forth
in sales invoices issued by Mastronardi or an Affiliate of Mastronardi to Grower.

 

		9.	Mastronardi is authorized and shall be entitled to fully deduct from sale proceeds or any other
monies owed to Grower, all costs, fees and other indebtedness that Grower owes to Mastronardi and any of its Affiliates, [***],
together with rights of set off. Any and all deductions shall not be limited only to the proceeds of any single produce transaction.

 

		10.	Mastronardi shall also be authorized to deduct the full amount of any and all damages or expenses
related to any claim against any Product shipments from Grower to Mastronardi, from any sums that may be due and owing Grower,
together with rights of set off and such deductions shall not be limited to only the proceeds of the produce transaction subject
to any such claim.

 

		11.	The Parties hereby agree and intend to establish a running account that runs to the end of each
relevant growing season and, therefore, is not a divisible contract for the sale of produce.

 

		12.	Exclusive Distribution of Facility Products. The Parties further agree that Mastronardi
is appointed by Grower as the sole and exclusive distributor of Products and Grower shall only utilize the Facility in furtherance
of this Agreement and Grower shall not directly or indirectly sell, market or distribute the Products, except through Mastronardi.
If either or both, (i) Grower intentionally fails or refuses to plant varieties, grow or delivery Product in accordance with
the terms and conditions of this Agreement (including a failure or refusal to replanting any diseased or destroyed crop at Mastronardi’s
direction), or (ii) any breach in exclusivity of this Agreement by Grower; then Grower shall pay to Mastronardi as liquidated
damages the sum of $[***] US dollars for [***] assigned to Mastronardi for the growing season in which the breach occurs, and for
each remaining growing season thereafter during the Term for which such breach, violation or exclusivity is violated on a per acre
basis. Any partial breach or violation of an acre shall be deemed a breach of the entire acre. The Parties further agree that damages
would be difficult to ascertain and that the provisions of this Section are reasonable and have been negotiated in good faith.

 

		13.	Restrictive Covenants. Grower agrees and shall be subject to and governed by the Non-Solicitation
and Employ and Non-Competition provisions set forth in Exhibit A.

 

		14.	Mastronardi grants Grower a non-transferable, non-exclusive right to use Mastronardi’s
                                                            trademark(s) and certain customer third-party trademark(s), solely for purposes in furtherance of this Agreement and
                                                            sale of Products to Mastronardi, and as identified, permitted and directed by Mastronardi from time to time during the Term.
                                                            Grower shall not and cannot sublicense any Mastronardi trademark(s) or the third-party trademark(s). Mastronardi has the
                                                            right at any time to terminate any and all use by Grower of any Mastronardi trademarks and/or third-party trademarks.

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    4

    

 

		15.	Grower covenants, warrants and agrees that, throughout the Term of this Agreement, including any
renewal or extension thereof, the quality of the produce delivered by Grower to Mastronardi from the Facility shall fulfill the
requirements of all applicable laws. All produce shall be free of contaminants prohibited by the laws of all applicable jurisdictions
where Products are grown, harvested and sold, and will be properly labeled and comply with weight requirements of all applicable
laws. Grower warrants that it is properly registered or shall be registered prior to commencing production, by the United States
Food and Drug Administration under the Bioterrorism Act of 2002 and further warrants that it will actively maintain a third party
food safety certification from certifying entities recognized in the United States and Canada and further warrants that it will
actively maintain a third party food safety certification to the standard required by the top three retailers that sell the Products
in North America from certifying entities recognized in the final importing country. Grower will provide a current certificate,
audit report, water testing results, and proof of FDA registration to Mastronardi. All documentation must be written in the English
language.

 

		16.	Upon pick up of the Products at the Facility by Mastronardi, title of the Products shall transfer
from Grower to Mastronardi and Mastronardi will be responsible for the cost of logistics and shipment of the Products from the
pick-up from the Facility to the first destination point that may be at a Mastronardi or Affiliate facility or a Mastronardi customer
facility (in each case, the “First Destination Point”). Upon delivery of the Products by Mastronardi to the
First Destination Point to a Mastronardi or Affiliate facility, Mastronardi has the right within [***] of receipt of such Products
to the First Destination Point, to inspect the quality of the Products and shall have the right to notify Grower that the Products
fail to meet the quality standards required under this Agreement, in which case Grower shall accept, at Grower’s cost, a
return of the Products as rejected under this Agreement. Mastronardi shall also have the right to notify Grower that the Products
have been inspected by Mastronardi’s customer within [***] from receipt of Products to the First Destination Point, and rejected
by such customer in that the Products fail to meet the quality standards required under this Agreement, in which case Grower shall
accept, at Grower’s cost, a return of the Product as rejected under this Agreement, unless the rejection was at no fault
of Grower and caused by Mastronardi. Mastronardi will provide to Grower reasonable documentation for the basis of rejections.

 

		17.	In the event Grower and Mastronardi agree in writing to change any or all of the fresh produce
products or quantities to be grown under this Agreement, all such products grown shall be included within the meaning of “Products”
under this Agreement. All varieties planted are to be approved by Mastronardi in writing. Mastronardi will determine the specifications
of the Product, timeframe of the crops and any interplant schedule.

 

		18.	Given enough time to make adjustments before the beginning of each growing season, Grower and Mastronardi
will consult with each other to plan future marketing and sales strategies for the following season, including forecasting the
type of seeds and products to be grown as well as the quantities that should be cultivated for the next season and the approximate
pack and schedule of delivery together with a forecast of future sales (in each case a, “Future Forecast” and
collectively with the Initial Forecast referred to as a, “Forecast”). Notwithstanding anything to the contrary
in this Agreement or otherwise, in the event that the Parties agree to any fixed prices during any applicable Term but Grower’s
actual delivery of Product under this Agreement varies by more than [***] percent above or below ([***]%+/-) either or both, the
Forecast or any applicable pack schedule for any applicable period, at Mastronardi’s option, the Product prices for such
period shall be determined based upon a Market Price.

 

		19.	Expansion of Production. Products to be sold by Grower to Mastronardi are intended to
                                                            include the entire production capacity of the Facility. The Parties agree that any products that arise as a result of the
                                                            direct or indirect expansion in growing acreage or growing operations by Grower in any or all of the geographical location
                                                            that encompasses [***], including any Affiliates or Persons under common control (collectively, “Additional
                                                            Products”), will first be offered to Mastronardi as a first right of refusal. The right of first refusal shall be
                                                            provided to Mastronardi in writing (in each case, a “RFR Notice”), in which case and at
                                                            Mastronardi’s election to be made within [***] of receipt of a RFR Notice, Mastronardi shall have the right to elect to
                                                            include such Additional Products with the Products of this Agreement (“RFR Election”) for the greater of,
                                                            (i) ten years from the date of first commercial production of the Additional Products, or (ii) the remainder of the
                                                            Term. Grower’s failure to grant Mastronardi any right of first refusal shall be deemed a breach of the exclusivity
                                                            provisions of this Agreement, and for each failure Grower shall pay to Mastronardi for the remainder of the Term liquidated
                                                            damages in the sum of $[***] US dollars for [***] used to grow the Additional Products for the growing season in which the
                                                            breach occurs, and for each remaining growing season thereafter for which such exclusivity is violated on a per acre basis.
                                                            Any partial breach in exclusivity of an acre shall be deemed a breach of the entire acre. The remedies in this section are in
                                                            addition to any other actions or remedies Mastronardi may be entitled to under applicable law.

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

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		20.	Additional [***] Facilities. In the event that during the Term, any or all of Grower, its
Affiliates, and their respective directors, officers and principals, and those for whom Grower, directly or indirectly, through
an Affiliate, principal, agent, representative, business venture, material interest, third Person, or otherwise, conduct business
in the growing and manufacturing of fresh greenhouse grown produce from any or all of the geographical location that encompasses
[***], (in each case, a “New Grower Facility”), then each New Grower Facility shall be and is hereby deemed,
at Mastronardi’s election, to be under a grower agreement with Mastronardi for a period of ten (10) years and under
the same material terms and conditions of this Agreement, as applicable to each New Grower Facility, as may be amended, replaced
or superseded by the written agreement of the Parties, which grower agreement terms shall survive any subsequent termination of
this Agreement. With respect to Mastronardi’s timing in which to elect to exercise its right of first refusal under this
Section, the provision and time frame of the RFR Notice and RFR Election above for Expansion of Production will apply to each New
Grower Facility on a case by case basis. The Parties agree that the intent of this provision is to insure that all Products grown
directly or indirectly by Grower, its Affiliates, owners, directors and principals, and those for whom Grower is legally responsible,
in whatever capacity during the Term, shall first be offered to be sold and marketed by Mastronardi.

 

		21.	Mastronardi at its own discretion may maintain, at its own expense, at the Facility, a member of
its organization at any time during the Term, including, before, during or after the growing season in coordination with Grower’s
management team and growing schedule to undertake actions consistent with this Agreement, including, administration questions related
to the fulfillment of Mastronardi and Grower obligations set out in this Agreement and verification of the quantities and qualities
of the Products produced at the Facility. Grower shall provide, at no cost to Mastronardi, office facilities to accommodate any
Person designated by Mastronardi pursuant to this section.

 

		22.	Grower will actively pursue obtaining and shall maintain as applicable for all Products sold to
Mastronardi during the entire Term, products liability insurance covering risks for Products shipped to Mastronardi in the United
States and Canada with a minimum coverage of $[***] USD per incident and with Mastronardi as an additional named insured on such
policy and Grower will further provide Mastronardi with a certificate of insurance reflecting such coverage. Grower will completely
indemnify Mastronardi against any product liability claims that arise or relate to the Products that are directly or indirectly
caused or attributable to Grower. Grower hereby further agrees to fully indemnify Mastronardi, and to fully provide for the cost
of any defense and to hold Mastronardi and any and all of its Affiliates, subsidiaries, parents, officers, directors, owners, employees
and agents, completely harmless from any and all liability arising out of Grower’s failure, for any reason, to comply with
the Grower’s warranties, representations and obligations in this Agreement. Mastronardi has full discretion to honor any
customer request to return or reject Products previously purchased or delivered when such customer request is based upon any import
alert or other announcement by any governmental authority, or in circumstances that Mastronardi believes is appropriate to protect
its image and brand.

 

		23.	Notice. All communications between Mastronardi and Grower for the purposes of this Agreement
shall be delivered by either, hand delivery, email or overnight currier, as set forth in the Schedule 21. Any transmission
by e-mail by one party to the other shall be deemed to have been presumably received on the business day next following the transmission
of such communication by e-mail, subject to reasonable proof that the communication was received. Any communication delivered by
hand shall be deemed to have been received on the date of receipt and any communication sent by internationally recognized courier
shall be deemed to have been received on the date of receipt as shown in the records of the courier service used for such delivery.

 

		24.	This Agreement may be assignable by Mastronardi either directly or indirectly, to an Affiliate
of Mastronardi or to a successor of Mastronardi in connection with a sale of substantially all of the equity or assets of Mastronardi.
Grower shall not assign this Agreement or any obligations therein without the prior written consent of Mastronardi.

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    6

    

 

		25.	Mastronardi and Grower shall during the Term of this Agreement and thereafter treat as
                                                            confidential any and all information learned by the other concerning the non-public business or affairs of the other
                                                            including, but not limited to, all documents, pacts, agreements, contracts, price policies, letters of credit, designs,
                                                            verbal, written, electronic, digital, etc. information (“Confidential Information”) and, in
                                                            particular, Grower and Mastronardi agree that no Confidential Information available for both Parties in this Agreement shall
                                                            be shared with third parties without the written permission of both parties. In the event a party receives a subpoena or
                                                            other court or similar process for Confidential Information, such receiving party shall promptly notify the other party of
                                                            such facts in order for such party to undertake a timely objection to such process or proceeding. The term Confidential
                                                            Information does not include information which: (i) is already in a party’s possession if such information is not
                                                            subject to another confidentiality agreement with the non-disclosing party; (ii) is currently available from public
                                                            records; (iii) becomes generally available to the public other than as a result of a disclosure by a party, its
                                                            managers, members, directors, officers, shareholders, employees, agents or advisors; (iv) becomes available to a party
                                                            on a non-confidential basis from a source other than the non-disclosing party, provided that such source is not bound by a
                                                            confidentiality agreement with the non-disclosing party; or (v) is independently developed by the party without regard
                                                            to Confidential Information as evidenced by contemporaneous written documentation. These confidentiality provisions are
                                                            intended to be construed in connection with and not in replacement of any non-disclosure and confidentiality agreement that
                                                            governs the parties that was entered into contemporaneously or prior to the Effective Date, provided, however, if there is
                                                            any conflict between the governing law and choice of forum provisions, the provisions of this Agreement for governing law and
                                                            choice of forum shall prevail.

 

		26.	The relationship between Mastronardi and Grower is that of an independent contractor and each party
shall be responsible for the remittance of its own employee deductions and taxes, and neither Party shall have any right to any
additional remuneration or benefits provided by a Party to its employees. Mastronardi and Grower shall be responsible for its own
remittance of any income, goods and service, or other applicable taxes. Grower and Mastronardi, will be responsible for their own
professional expenses, including legal, accounting, and other professional fees.

 

		27.	Term. The initial term of this Agreement shall be for ten (10) full calendar years
(“Initial Term”) and shall commence on the Initial Term Commencement Date, as reasonably determined by Mastronardi.
A growing season is typically a one year period, provided, however, growing season and harvest dates may also be reasonably adjusted
by Mastronardi based on planting schedules, quality and market conditions. This Agreement also replaces any current agreement that
may be active in its entirety. At the end of the Initial Term, the contract shall be automatically extended for additional one
year terms (each a, “Renewal Term”), unless terminated by written notice by one party to the other party not
later than 240 calendar days prior to the end of the then applicable term. The Initial Term and any Renewal Term shall be collectively
referred to as the “Term.”

 

		28.	Notwithstanding the above, this Agreement may be immediately terminated by either party if:

 

		(a)	at the election of the other party if bankruptcy or insolvency proceedings are instituted by or
against a party, that are not otherwise dismissed within [***] of implementation of such proceedings that are not voluntarily commenced
by the applicable party;

 

		(b)	the Parties mutually agree in writing; or

 

		(c)	the breach of any provision of this Agreement by either party, which has not been corrected within
[***] of the giving of the notice of such breach by the non-breaching party to the breaching party, provided, however, the obligation
of Grower to either or both, timely deliver Products and maintain exclusivity shall not be subject to cure.

 

		29.	In addition to the right to terminate by either party as set forth in this Agreement, at any time
during the thirty (30) day period after the third full growing season of the Initial Term, Grower shall have the one-time right
to terminate this Agreement early by providing written notice of termination to Mastronardi (“Grower Termination Notice”)
no less than 240 days prior to and effective as of the end of the growing season upon which the Grower Termination Notice is received
by Mastronardi (the “Early Termination Growing Season”), subject to all of the following conditions precedent:

 

		(a)	Grower acting in good faith having failed to timely make its lease payments under the Greenhouse
Lease, provided that Mastronardi will have the option to make up such shortfall within sixty days of receipt of a timely and valid
Grower Termination Notice;

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    7

    

 

		(b)	Grower not having materially breached its obligations under any or all of the Grower Agreement
or any other agreement among Grower and Mastronardi, or any Affiliate;

 

		(c)	Grower having during the Term timely met its US #1 quality, agreed specifications, volume, delivery
and packaging forecasts and schedules, as may be amended from time to time by the parties during the Term;

 

		(d)	Subject to CEFF Morehead Property, LLC, Mastronardi and Grower supplementing Schedule 28(d), and
except as a result of being caused by a Force Majeure Event, Mastronardi having returned to Grower an average return during the
trailing three growing seasons prior to the Early Termination Growing Season that fails to achieve [***] percent ([***]%) of the
average return to Grower on a collective basis as set forth in the Grower Model, provided, however, that Mastronardi will have
a [***] right to cure any shortfall amount upon receipt of the Grower Termination Notice; and

 

		(e)	Mastronardi having received, an amount in cash or cash equivalent equal to all costs and expenditures
incurred by Mastronardi in furtherance of the operation of the Facility contemplated under this Agreement, including all expenses,
capital contributions, infusion of working capital, tenant backstop expenses or otherwise, plus interest at the prime rate per
annum.

 

		30.	All payments to be made by Mastronardi to Grower for the Products purchased by Mastronardi in accordance
with this Agreement, shall be made by bank transfer or any other means acceptable to both Parties in US Dollars. All payments to
be made by Mastronardi to Grower shall be paid no later than [***] after the date Mastronardi picks up the Products from the Facility.
Grower will provide to Mastronardi on an ongoing basis the name of its bank and its account number for bank transfer purposes.
Grower shall provide Mastronardi with the corresponding invoices, which shall comply with all the legal and tax requirements established
by the then applicable Mexican laws.

 

		31.	Grower covenants and agrees to fully indemnify, defend and hold Mastronardi, its Affiliates, subsidiaries,
officers, directors, employees, contractors, representatives, attorneys-in-fact, agents and any other Persons for whom Mastronardi
is legally responsible (collectively, the “Mastronardi Parties”), harmless, individually and collectively, from
and against any and all costs (including attorney fees, consultant fees and expert fees), claims, liens, damages, losses, expenses,
fees, fines, penalties, proceedings, actions, demands, causes of action, liability and suits of any kind and nature, including
but not limited to, personal or bodily injury, death and property damage, made upon any of the Mastronardi Parties, directly or
indirectly arising out of, resulting from or related to: Grower, its Affiliates, subsidiaries, officers, agents, representatives,
contractors, employees, directors or Person for whom Grower is legally responsible (collectively, the “Grower Parties”),
(i) breach of this Agreement or any other agreement with Mastronardi, and (ii) any of the Grower Parties’ acts
or omissions, including negligence or intentional misconduct and any acts or omissions of any Grower Parties while in the exercise
of performance of the rights or duties under this Agreement or otherwise. The provisions of this indemnity are solely for the benefit
of the Mastronardi Parties hereto and not intended to create or grant any rights, contractual or otherwise, to any other Person
or entity. Grower shall advise Mastronardi in writing within [***] of any claim or demand against Mastronardi or Grower related
to or arising out of Grower’s activities under this Agreement and shall see to the investigation and defense of such claim.
Mastronardi shall have the right, at its option and at its own expense, to participate in such defense without relieving Grower
of any of its obligations under this paragraph.

 

		32.	Governing Law; Choice of Forum; Other. The validity, construction and interpretation of
this Agreement and the rights and duties of the Parties hereto, shall be governed by and construed in accordance with the laws
of the State of Michigan, excluding its conflict of laws principles. Any legal action or proceeding arising under this Agreement
will be brought either in the federal courts in the Eastern District of Michigan or state courts located in either Wayne or Oakland
County, Michigan and the Parties hereby irrevocably consent to the personal jurisdiction and venue therein. This Agreement may
be executed in counterpart copies, and, in the absence of an original signature, faxed signatures will be considered the equivalent
of an original signature. If a provision of this Agreement is held invalid under any applicable law, such invalidity will not affect
any other provision of this Agreement that can be given effect without the invalid provision. Further, all terms and conditions
of this Agreement will be deemed enforceable to the fullest extent permissible under applicable law, and, when necessary, the court
is requested to reform any and all terms or conditions to give them such effect. The Exhibits and Schedules identified in this
Agreement are incorporated herein by reference and made a part hereof as if set out in full in this Agreement.

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    8

    

 

		33.	Force Majeure. If a Party is prevented from complying, either totally or in part, with any
of the terms or provisions of this Agreement by reason of any cause beyond the reasonable control of such Party, including (but
only to the extent beyond the reasonable control of such Party), fire, flood, storm, strike, lockout or other similar work stoppage,
embargoes or blockades, any applicable law, judicial or administrative process or proceeding, proclamation, ordinance, demand or
requirement of any governmental authority, riot, war, rebellion, emergencies, terrorist act, terrorism, earthquakes, hurricanes,
nuclear accident, power outage, blackout, shortage of adequate power or transportation facilities, or other acts of God (in each
case, a “Force Majeure Event”), then upon written notice to the other Party, the affected provisions and/or
other requirements of this Agreement, including regarding payment for interrupted services, shall be suspended or reduced by an
amount consistent with reductions made to the other operations of such Party affected by the Force Majeure Event, and during the
period of such disability, the affected Party shall have no liability to the other Party in connection therewith unless the affected
Party has or is required to be covered for such risk or loss by insurance; provided, however, that upon the occurrence of a Force
Majeure Event, the affected Party shall promptly implement its own business continuity plan and disaster recovery plan in order
to resume its obligations and duties under this Agreement. During the term of any such suspension or reduction, the affected Party
shall (a) use commercially reasonable efforts to resume performance of its obligations as soon as reasonably possible and
(b) provide periodic updates to the other Party regarding the status of its efforts to resume performance. Time being of the
essence for all obligations under this Agreement.

 

		34.	For purposes of this Agreement,

 

(a)            “Affiliate”
of any particular Person means any other Person controlling, controlled by or under common control with such particular Person,
where “control” means the possession, directly or indirectly, of the power to direct the management and policies
of a Person whether through the ownership of voting securities, contract or otherwise.

 

(b)            “Person”
means an individual, corporation, limited liability company, partnership, joint venture, trust or any other organization or association
or other form of business enterprise or a Governmental Authority.

 

		35.	WAIVER JURY TRIAL. THE PARTIES HEREBY EXPRESSLY WAIVE ANY RIGHT TO A TRIAL BY JURY
IN ANY ACTION OR PROCEEDING TO ENFORCE OR DEFEND ANY RIGHT, POWER, OR REMEDY UNDER OR IN CONNECTION WITH OR RELATED TO THIS AGREEMENT,
OR IN CONNECTION WITH ANY AMENDMENT, INSTRUMENT, DOCUMENT, OR AGREEMENT DELIVERED OR THAT MAY IN THE FUTURE BE DELIVERED
IN CONNECTION HEREWITH OR THEREWITH OR ARISING FROM ANY RELATIONSHIP EXISTING IN CONNECTION WITH THIS AGREEMENT OR THE TRANSACTIONS
AND DEALINGS BETWEEN THE PARTIES TO THIS AGREEMENT (INCLUDING ALL CLAIMS IN TORT, CONTRACT OR OTHERWISE), AND AGREE THAT ANY SUCH
ACTION PERMITTED BY THIS AGREEMENT TO BE TRIED BEFORE A COURT OF COMPETENT JURISDICTION SHALL BE TRIED BEFORE A COURT AND NOT BEFORE
A JURY. THE TERMS AND PROVISIONS OF THIS SECTION CONSTITUTE A MATERIAL INDUCEMENT FOR THE PARTIES ENTERING INTO THIS AGREEMENT.

 

The Parties have executed
this Agreement to be effective on and as of the Effective Date.

 

(Signatures contained on next page)

 

	Certain information has been excluded from this agreement (indicated by “[***]”) because
such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.	/s/ JW

	Initials

/s/ PM 
 
	 	Grower Mastronardi

 

     

    

    

 

(Signature
Page to Grower Agreement)

 

	
        “GROWER”

         

        AppHarvest, Inc., a Delaware corporation

         

        By: /s/ Jonathan Webb                                                   

         

        Name: Jonathan Webb                                                   

         

        Title: CEO                                                                         

         

        Date: 3/28/2019                                                               

         

        Signed in Lexington, Kentucky                                     

         

        I have authority to bind the company
	
        “MASTRONARDI”

         

        Mastronardi Produce Limited, an Ontario corporation

         

        By: /s/ Paul
        Mastronardi                                                   

         

        Name: Paul Mastronardi                                                    

         

        Title: President and CEO                                                   

         

        Date: 3/28/2019                                                                    

         

        Signed in Kingsville, Ontario

         

        I have authority to bind the corporation

 

Exhibits and Schedules

 

	Addresses for Notices	Schedule
21	 
	 	 	 
	Grower Model	Schedule 28(d)	 

 

	Certain information has been excluded from this agreement (indicated by “[***]”)
    because such information (i) is not material and (ii) would be competitively harmful if publicly disclosed.

 

    

    10

    

 

Schedule 21

Addresses for Notices

 

 

	[***]	[***]
	[***]	[***]

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                 

                                                                                

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    

    11

    

 

Schedule 28(d)

Grower Model

 

 

[***]

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    

    12

    

 

Exhibit A

Non-Solicitation and Non-Competition Restrictive Covenants

 

 

Grower and Mastronardi
further agree to the following Non-Solicitation and Non-Competition provisions. Capitalized terms not otherwise defined in this
Exhibit A will have the meanings set forth in the body of the Agreement.

 

1.            Additional
Definitions.

 

(a)            “Territory”
means the geographical location that encompasses [***].

 

(b)            “Mastronardi
Business” means the business of Mastronardi and its Affiliates consisting of any or all of, the (i) growing, producing,
procuring, packaging, warehousing, selling, marketing and distributing Mastronardi Products, and (ii) any services or products
related to the foregoing.

 

(c)            “Mastronardi
Products” means, fresh produce products that are, [***].

 

2.            Grower
on behalf of Grower Parties acknowledges and agrees that as a result of entering into the Agreement and conducting business with
Mastronardi, including the development and operation of a Facility, Grower Parties have intimate knowledge of the Mastronardi Business,
including knowledge of Mastronardi’s Confidential Information and relationships with its customers, vendors, suppliers and
growers, and that such knowledge and relationships are such that if Grower and any of the other Grower Parties were to compete
with Mastronardi or the other Mastronardi Parties either or both, within and outside of the Territory, Mastronardi would be severely
and irreparably damaged. Further, Grower acknowledges and agrees that the restrictive covenants are a fundamental element of the
transactions contemplated under the Agreement. Accordingly, Grower acknowledges on its behalf and on behalf of each of the other
Grower Parties, that Grower shall not, and shall cause the other Grower Parties not to, directly or indirectly, either individually,
in partnership, jointly, or in conjunction with, or on behalf of, any Person, other than for the direct benefit or upon the written
permission of Mastronardi that specifically references this Exhibit A, do any of the following:

 

(a)            Non-Solicitation
and Employ. During the Term of the Agreement and for a period of [***], employ or engage, recruit, solicit, attempt to employ
or engage, or affirmatively assist any other Person in employing, engaging or soliciting for employment or engagement any employee
of Mastronardi or any of its Affiliates without first obtaining Mastronardi’s express written consent. Nothing contained
herein shall preclude the hiring of any such employee who responds to a general solicitation of employment through a general advertisement
not targeted specifically at Mastronardi, its Affiliates or their respective employees, provided that such general advertisement
was not directly or indirectly instructed or induced by the Grower or any of the other Grower Parties to solicit the employees
of Mastronardi or its Affiliates;

 

(b)            Exclusive
Right to Sell or Furnish Mastronardi Products in the Territory. During the Term of the Agreement, sell, manage, endorse,
support, promote, advertise, market, sponsor, operate, control, provide any form of assistance to, or provide services or
products, that will cause any Mastronardi Products grown or harvested outside of the Territory to be furnished, transferred
or sold inside the Territory; and

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    

    13

    

 

(c)            Non-Compete
Mastronardi Business. During the Term of the Agreement, sell, manage, endorse, support, promote, advertise, market, sponsor,
operate, control, provide any form of assistance to, or provide services or products, or otherwise engage in any undertaking that
compete with the Mastronardi Business outside of the Territory.

 

3.            If
any court of competent jurisdiction determines that any of the covenants set forth in the Agreement, or any part thereof, is unenforceable
because of the duration, geographic scope or terms of such provision, such court shall have the power to modify any such unenforceable
provision in lieu of severing such unenforceable provision from this Agreement in its entirety, whether by rewriting the offending
provision, deleting any or all of the offending provision, adding additional language to the Agreement or by making such other
modifications as it deems warranted for the purpose to carry out the intent and agreement of the Parties as embodied in the Agreement
to the maximum extent permitted by applicable law.

 

4.            Grower
hereby acknowledges and agrees that a breach of this Agreement with respect to provisions relating to the restrictive covenants
will cause Mastronardi or the other Mastronardi Parties irreparable damages, for which an award of damages would not be adequate
compensation and agrees that, in the event of such breach or threatened breach, such opposing party will be entitled to seek equitable
relief, including a restraining order, injunctive relief, specific performance and any other relief that may be available from
any court, in addition to any other remedy to which such other party may be entitled under applicable law, including equity, without
posting of a bond or proving actual harm. Such remedies shall not be deemed to be exclusive but shall be in addition to all other
remedies available under applicable law including equity.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.Exhibit 10.21

 

COVER SHEET

 

MASTER LEASE AGREEMENT

 

	Lessor	Morehead
    Farm, LLC
	Lessee	AppHarvest
    Morehead Farm, LLC
	Effective
    Date	May 13,
    2019
	Facility
    Location	Rowan
    County, Kentucky
	Facility
    Size	Approximately
    60 acres
	Estimated
    Base Rent 	$[***]
    per calendar month (to be revised and determined in accordance with Exhibit J)
	Annual
    Rent Escalator	Consumer
    Price Index 
	Performance
    Rent	[***]%
    of Approved Quarterly Gross Revenues, as further described in Exhibit C
	Additional
    Rent	The
    lease is a “triple net lease.” Except as expressly provided otherwise in this Lease Agreement, all expenses incurred
    by Lessor or Lessee in connection with this Lease Agreement after the Occupancy Date, including insurance premiums, expenses
    under the Project Documents and the Project Governmental Approvals, Taxes (other than Lessor’s Taxes), credit support
    costs, and other management, operating and maintenance expenses, shall be for the account of Lessee.
	Lease
    Term	From
    the Occupancy Date until the earlier of (a) the twentieth (20th) anniversary of the Base Rent Commencement Date and (b) the
    date on which this Lease Agreement is terminated in accordance with its terms
	Base
    Rent Payment Date	First
    Business Day of each calendar month

 

Certain information has been excluded
from this agreement (indicated by “[***]”) because such information (i) is not material and (ii) would be
competitively harmful if publicly disclosed.

 

     

     

    

 

MASTER LEASE AGREEMENT

 

by and between

 

MOREHEAD FARM, LLC,

as Lessor,

 

and

 

APPHARVEST MOREHEAD FARM, LLC,

as Lessee,

 

dated as of May 13, 2019

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

     

     

    

 

	TABLE
    OF CONTENTS
	 	 	 
	ARTICLE I DEFINITIONS	1
	1.1	Definitions.	     1
	1.2	Certain Interpretive
    Matters.	     1
	ARTICLE II LEASE	2
	2.1	Occupancy Date.	     2
	2.2	Lease Term.	     2
	2.3	Lease of the Facility.	    3
	2.4	Ownership of the
    Facility.	     3
	ARTICLE III REPRESENTATIONS
    AND WARRANTIES	3
	3.1	Mutual Representations
    and Warranties.	     3
	3.2	Additional Lessor
    Representations and Warranties.	     4
	3.3	Additional Lessee
    Representations and Warranties.	     4
	3.4	No Other Representations
    and Warranties.	    5
	ARTICLE IV EPC CONTRACT; SUBSTANTIAL
    COMPLETION; FULL FACILITY COMPLETION; OCCUPANCY CONDITIONS	5
	4.1	EPC Contract.	     5
	4.2	Design Review.	     5
	4.3	Substantial Completion;
    Full Facility Completion.	     6
	4.4	Occupancy Conditions.	     6
	ARTICLE V RENT	7
	5.1	Base Rent.	     7
	5.2	Performance Rent.	     9
	5.3	Additional Rent.	     10
	5.4	Proration.	     11
	5.5	Disputes.	     11
	ARTICLE VI PAYMENT OF RENT;
    IMPOSITIONS	11
	6.1	Payment Terms.	     11
	6.2	Impositions.	     11
	6.3	No Setoff or Abatement.	     13
	ARTICLE VII ACCOUNTS	13
	7.1	Establishment of
    the Accounts.	     13
	7.2	Funding of the Accounts.	     13
	7.3	Disbursements from
    the Accounts.	     13
	ARTICLE VIII COVENANTS AND
    OTHER AGREEMENTS OF THE PARTIES	13
	8.1	Covenants of Both
    Parties.	     13
	8.2	Additional Covenants
    of Lessee.	     15
	8.3	Additional Covenants
    of Lessor.	     21
	8.4	Certain Tax Matters.	     22
	ARTICLE IX OPERATION AND MAINTENANCE	23
	9.1	Standards.	     23
	9.2	Performance Metrics.	     23
	9.3	Reports and Data.	     23
	9.4	Maintenance and
    Repairs.	     25
	9.5	Annual Budgets.	     26

 

Certain information has been excluded from this agreement (indicated by “[***]”) because such
information (i) is not material and (ii) would be competitively harmful if publicly disclosed.

 

    iii 

     

    

 

	9.6	Required
    Improvements.	     27
	9.7	Optional Improvements.	     28
	ARTICLE X EVENT OF LOSS	29
	10.1	Event of Loss with
    Respect to the Facility.	     29
	10.2	Facility Loss Proceeds.	     29
	10.3	Lessor’s Right
    to Terminate.	     30
	ARTICLE XI INDEMNIFICATION
    AND LIABILITY	30
	11.1	Indemnification
    of Lessee Indemnitees.	     30
	11.2	Indemnification
    of Lessor Indemnitees.	     31
	11.3	Procedures for Indemnification.	     33
	11.4	No Consequential
    Damages, Etc.	     34
	11.5	Mitigation.	     34
	11.6	LIMITATION ON LIABILITY.	     35
	11.7	Survival.	     35
	ARTICLE XII DEFAULT AND REMEDIES	35
	12.1	Lessee Event of
    Default.	     35
	12.2	Lessor’s Remedies
    Upon Occurrence of a Lessee Event of Default.	     37
	12.3	Default by Lessor.	     38
	12.4	Lessee Remedies
    for Lessor Event of Default.	     39
	12.5	Default Notice.	     39
	12.6	Force Majeure Events.	     40
	12.7	Specific Performance.	     40
	12.8	Enforcement of Obligations.	     40
	ARTICLE XIII PERMITTED ASSIGNMENTS;
    FINANCING PARTY ACCOMMODATIONS	40
	13.1	Assignments.	     40
	13.2	Rights of Financing
    Parties.	     41
	ARTICLE XIV TERMINATION OF
    LEASE AGREEMENT	41
	14.1	Expiry of the Lease
    Term.	     41
	14.2	Removal of Lessee-Provided
    Equipment, Supplies, and Personnel.	     42
	14.3	Holding Over.	     42
	ARTICLE XV MISCELLANEOUS	43
	15.1	Notices.	     43
	15.2	Successors and Assigns.	     43
	15.3	Cumulative; Specific
    Performance.	     43
	15.4	Waiver.	     43
	15.5	Survival.	     44
	15.6	Entire
    Agreement.	     44
	15.7	Severability.	     44
	15.8	Dispute Resolution
    Process; Consent to Jurisdiction.	     44
	15.9	Governing
    Law.	     45
	15.10	Confidential Information.	     45
	15.11	Amendments.	     46
	15.12	Section Headings.	     46
	15.13	Counterparts.	     46
	15.14	No Third-Party Beneficiaries.	     46
	15.15	Costs.	     46

 

Certain information has been excluded from this agreement (indicated by “[***]”) because such
information (i) is not material and (ii) would be competitively harmful if publicly disclosed.

 

    iv 

     

    

	 	 	 
	15.16	Time is of Essence.	     47
	15.17	Construction of
    this Lease Agreement.	     47
	15.18	Memorandum of Lease.	     47

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    v 

     

    

 

 

EXHIBITS

 

	Exhibit A
    	Definitions
	Exhibit B	Site
    Description
	Exhibit C	Calculation
    of Performance Rent
	Exhibit D-1	Form of
    Facility Ground Lease
	Exhibit D-2	Form of
    Excess Land Ground Lease
	Exhibit E-1	Form of
    Lease Supplement (Required Improvements)
	Exhibit E-2	Form of
    Lease Supplement (Event of Loss)
	Exhibit E-3	Form of
    Lease Supplement (Occupancy Date)
	Exhibit E-4	Form of
    Lease Supplement (Full Facility Completion)
	Exhibit E-5	Form of
    Lease Supplement (EPC Final Completion)
	Exhibit E-6	Form of
    Lease Supplement (Excess Land Sale)
	Exhibit E-7	Form of
    Lease Supplement (Reserve Reduction)
	Exhibit F	Form of
    Completion Certificate
	Exhibit G	Required
    Insurance Policies
	Exhibit H-1	Form of
    Pledge Agreement
	Exhibit H-2	Form of
    Security Agreement
	Exhibit H-3	[Reserved]
	Exhibit H-4	Account
    Requirements
	Exhibit I	Maintenance
    Schedule
	Exhibit J	Calculation
    of Base Rent
	Exhibit K-1	Performance
    Metrics
	Exhibit K-2	Performance
    Reports 
	Exhibit L	Form of
    Parent Guaranty
	Exhibit M	Title
    Policy
	Exhibit N	Facility
    Design Guidelines

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    vi 

     

    

 

SCHEDULES

 

	Schedule
    1.1(a)	Lessee’s
    Knowledge
	Schedule
    1.1(b)	Lessor’s
    Knowledge
	Schedule
    1.1(c)	Facility
	Schedule
    1.1(d)	Material
    Project Documents
	Schedule
    1.1(e)	Lessor
    Permitted Liens
	Schedule
    1.1(f)	Crops
	Schedule
    1.1(g)	Key
    Lessee-Provided Equipment
	Schedule
    1.1(h)	Key
    Personnel
	Schedule
    1.1(i)	Designated
    Maintenance and Repair Services
	Schedule
    1.1(j)	Third-Party
    Service Providers
	Schedule
    8.3(a)	Transferrable
    Assets

 

Certain information has been excluded
from this agreement (indicated by “[***]”) because such information (i) is not material and (ii) would be
competitively harmful if publicly disclosed.

 

    vii 

     

    

 

MASTER
LEASE AGREEMENT

 

This MASTER LEASE
AGREEMENT (this “Lease Agreement”), dated as of May 13, 2019 (the “Effective Date”),
is entered into by and between Morehead Farm, LLC, a Delaware limited liability company (“Lessor”), and AppHarvest
Morehead Farm, LLC, a Delaware limited liability company (“Lessee”). Lessor and Lessee are each referred to
in this Lease Agreement as a “Party,” and they are referred to collectively as the “Parties.”

 

RECITALS

 

WHEREAS, Lessor is
the owner of the Site upon which Lessor shall construct the Facility, as more particularly set forth herein; and

 

WHEREAS, upon and
subject to all of the terms and conditions hereof, commencing on the Occupancy Date, Lessor desires to lease the Facility to Lessee
and Lessee desires to lease the Facility from Lessor; and

 

NOW, THEREFORE, in
consideration of the mutual covenants, representations, warranties and agreements hereinafter set forth, and intending to be legally
bound hereby, the Parties agree as follows:

 

ARTICLE I

DEFINITIONS

 

1.1           Definitions.
Except as otherwise expressly provided herein, capitalized terms used in this Lease Agreement and the Schedules and
Exhibits attached hereto shall have the meanings given to them in Exhibit A.

 

1.2           Certain
Interpretive Matters.

 

(a)            Headings
and the rendering of text in bold, underline, and/or italics are for convenience and reference purposes only and do not affect
the meaning or interpretation of this Lease Agreement.

 

(b)            A
reference to an Exhibit, Schedule, Article, Section or other provision shall be, unless otherwise specified, to exhibits,
schedules, articles, sections or other provisions of this Lease Agreement, which exhibits and schedules are incorporated herein
by reference.

 

(c)            Any
reference in this Lease Agreement to another agreement or document shall be construed as a reference to that other agreement or
document as the same may have been, or may from time to time be, varied, amended, supplemented, substituted, novated, assigned
or otherwise transferred.

 

(d)            Any
reference in this Lease Agreement to “this Lease Agreement,” “herein,” “hereof” or “hereunder”
shall be deemed to be a reference to this Lease Agreement as a whole and not limited to the particular Article, Section, Exhibit,
Schedule or provision in which the relevant reference appears and to this Lease Agreement as varied, amended, supplemented, substituted,
novated, assigned or otherwise transferred from time to time.

 

(e)            References
to any Party shall, where appropriate, include any successors, transferees and permitted assigns of the Party.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    1

    

    

 

(f)            References
to the term “includes” or “including” shall mean “includes, without limitation” or “including,
without limitation.”

 

(g)           References
to any Governmental Authorities shall, where appropriate, include any Persons succeeding to their respective functions and capacities.

 

(h)           Words
importing the singular include the plural and vice versa and the masculine, feminine and neuter genders include all genders.

 

(i)            Whenever
this Lease Agreement refers to a number of days, such number shall refer to calendar days unless Business Days are specified.
If the time for performing an obligation under this Lease Agreement occurs or expires on a day that is not a Business Day, the
time for performance of such obligation shall be extended until the next succeeding Business Day.

 

(j)            References
to any statute, code or statutory provision are to be construed as a reference to the same as it may have been, or may from time
to time be, amended, modified or reenacted, and include references to all bylaws, instruments, orders and regulations for the
time being made thereunder or deriving validity therefrom unless the context otherwise requires.

 

(k)           The
expression “and/or” when used as a conjunction shall connote “any or all of.”

 

(l)            The
term “shall” is understood to be mandatory, meaning must, and the term “may” is understood to be permissive.

 

(m)          References
to any amount of money shall mean a reference to the amount in United States Dollars.

 

ARTICLE
II
 LEASE

 

2.1           Occupancy
Date. Subject to the terms and conditions of this Lease Agreement, Lessee’s right to occupy the Facility
and Site (“Occupancy”) shall commence on the date upon which all of the Occupancy Conditions shall have been
satisfied or waived in writing by Lessor (other than conditions which by their nature can only be satisfied at such time, which
shall be satisfied or waived at such time) (the date upon which Occupancy actually occurs is hereinafter referred to as, the “Occupancy
Date”). Occupancy shall be deemed to occur at 12:01 A.M. Eastern Prevailing Time on the Occupancy Date.

 

2.2           Lease
Term. This Lease Agreement is effective between the parties as of the Effective Date. Subject to Section 2.3,
Occupancy shall commence on the Occupancy Date and end on the Expiry Date (the “Lease Term”).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    2

    

    

 

2.3           Lease
of the Facility. Subject to and with the benefit of terms,
covenants, conditions and provisions of this Lease Agreement, as of the Occupancy Date, (a) Lessee hereby leases from
Lessor, and Lessor hereby leases to Lessee, the Facility; and (b) Lessee agrees to lease from Lessor, and Lessor agrees to
lease to Lessee, the Site by executing the Ground Leases.

 

2.4           Ownership
of the Facility. The Parties acknowledge and agree that they have executed and delivered this Lease Agreement with
the understanding that (a) the Facility to be constructed by Lessor shall be the property of the Lessor; (b) Lessee
shall have the right to possess and use the Facility upon the terms and conditions of this Lease Agreement and the other Transaction
Documents; (c) this Lease Agreement is a “true lease” not a financing lease, capital lease, mortgage, equitable
mortgage, deed of trust, trust arrangement, security arrangement or other financing or trust arrangement; and (d) none of
the agreements contained herein is intended, nor shall the same be deemed or construed, to create a partnership between the Lessee
and Lessor, to make them joint venturers, to make Lessee an Affiliate, agent, legal representative, partner, subsidiary or employee
of Lessor, or to make Lessor in any way responsible for the debts, obligations, or losses of Lessee.

 

ARTICLE
III
 REPRESENTATIONS AND WARRANTIES

 

3.1           Mutual
Representations and Warranties. Except to the extent that any such representation or warranty expressly relates
to an earlier date, each Party represents and warrants to the other Party as of the Effective Date:

 

(a)            Formation;
Qualification. It is duly formed, validly existing and in good standing under the laws of the state of its formation and has
all requisite power and authority to carry on its business as now being conducted. It is duly qualified to do business and in
good standing under the laws of each jurisdiction that its business, as currently being conducted, shall require it to be so qualified,
except where the failure to be so qualified could not have a material adverse effect on the Facility or result in a Material Adverse
Effect with respect to it.

 

(b)            Authority.
It has full authority to execute and deliver the Transaction Documents to which it is a party and to consummate the transactions
contemplated thereby. The execution and delivery by it of the Transaction Documents to which it is a party and the consummation
by it of the transactions contemplated thereby have been duly and validly authorized by all necessary organizational action. The
Transaction Documents to which it is a party have been duly and validly executed and delivered by it. Each of the Transaction
Documents to which it is a party constitutes the legal, valid and binding agreement of it, enforceable against it in accordance
with its terms, except as enforcement may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or similar
laws affecting creditors’ rights generally and by general principles of equity (regardless of whether considered in a proceeding
in equity or at law).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    3

    

    

 

(c)            No
Violation. Neither the execution, delivery and performance of the Transaction Documents to which it is a party nor the consummation
by it of the transactions contemplated thereby will (i) conflict with or result in any breach of any provision of its organizational
documents, (ii) result in any violation or breach of, constitute a default under, result in any right to accelerate, result
in the creation of any Lien on its assets (other than with respect to Lessor, the Lessor Permitted Liens and with respect to Lessee,
the Lessee Permitted Liens), or create any right of termination under the conditions or provisions of any note, bond, mortgage,
indenture, material agreement or other instrument or obligation to which it is a party or by which it, or any material part of
its assets may be bound, in each case that could individually or in the aggregate result in a Material Adverse Effect with respect
to it; or (iii) constitute violations of any law, regulation, order, judgment or decree applicable to it which violations,
individually or in the aggregate, could result in a Material Adverse Effect with respect to it.

 

(d)            No
Consents or Approvals. No authorization or approval or other action by, and no notice to or filing or registration with, any
Person (including any Governmental Authority) is required for the due execution, delivery or performance by it of this Lease Agreement
and each of the other Transaction Documents to which it is a party, other than any authorization or approval or other action or
notice or filing as has been duly obtained, taken or given.

 

(e)            Legal
Proceedings. There are no pending or, to Lessor’s Knowledge or Lessee’s Knowledge, as applicable, threatened claims,
disputes, governmental investigations, suits, actions (including non-judicial real or personal property foreclosure actions),
arbitrations, legal, administrative or other proceedings of any nature, domestic or foreign, criminal or civil, at law or in equity,
by or against or otherwise affecting it which could result in a Material Adverse Effect with respect to it.

 

(f)             Compliance
with Law. It is in compliance in all respects with Applicable Law, except to the extent that failure to so comply, individually
or in the aggregate, could not result, or has not resulted in, a Material Adverse Effect.

 

3.2           Additional
Lessor Representations and Warranties. As of the Occupancy Date, Lessor represents and warrants to Lessee that
Lessor has good and marketable title to and is the owner of the Facility and the Site, free and clear of all Liens except for
the Lessor Permitted Liens and except for minor defects in title that do not adversely impact the value or interfere with the
ability to utilize, operate and maintain the Facility for its intended purpose.

 

3.3           Additional
Lessee Representations and Warranties. Lessee represents and warrants to Lessor as of the Effective Date that Lessee
has delivered to Lessor true, correct, and complete copies of all documents required to be provided by Lessee hereunder or otherwise
reasonably requested by Lessor and none of the information provided in such documents contained, at the time delivered to Lessor,
any untrue or incorrect statement or omitted to state any fact necessary to make the information therein not misleading.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    4

    

    

 

3.4           No
Other Representations and Warranties. EXCEPT AS EXPRESSLY SET FORTH IN THIS LEASE AGREEMENT, THE FACILITY AND THE
SITE IS BEING DELIVERED BY THE LESSOR TO LESSEE “AS IS, WHERE IS” AND IS DEMISED AND LET TO LESSEE SUBJECT TO: (A) Applicable
laws including zoning regulations, restrictions, rules, laws and ordinances now in effect or hereafter adopted by any Governmental
Authority; (B) use of the Facility which is consistent with the terms of this
Lease Agreement, the ASSIGNED PROJECT DOCUMENTS AND THE ASSIGNED PROJECT GOVERNMENTAL APPROVALS; AND (C) all
LESSOR Permitted LienS. EXCEPT AS EXPRESSLY SET FORTH IN THIS LEASE AGREEMENT, LESSOR EXPRESSLY DISCLAIMS ANY REPRESENTATIONS
OR WARRANTIES OF ANY KIND OR NATURE, EXPRESS OR IMPLIED IN RESPECT OF THE FACILITY OR THE SITE, OR ANY PART THEREOF. LESSOR
SPECIFICALLY DISCLAIMS ANY REPRESENTATION OR WARRANTY OF MERCHANTABILITY, MATERIAL OR WORKMANSHIP, USAGE, SUITABILITY, OR FITNESS
FOR ANY PARTICULAR PURPOSE WHICH MAY APPLY TO THE FACILITY OR THE SITE, OR ANY PART THEREOF; PROVIDED, HOWEVER,
THAT, SUBJECT TO SECTION 8.2(B), LESSOR SHALL ENFORCE SUCH THIRD-PARTY WARRANTIES AS MAY EXIST IN THE CONTRACTS
RELATED TO THE DEVELOPMENT AND CONSTRUCTION OF THE FACILITY.

 

ARTICLE IV

EPC CONTRACT; SUBSTANTIAL COMPLETION; FULL FACILITY COMPLETION;

OCCUPANCY CONDITIONS

 

4.1           EPC
Contract. Lessee acknowledges that Lessor has executed that certain EPC Contract as of the date hereof. Lessor
shall promptly undertake and diligently pursue its rights and obligations under the EPC Contract in its commercially reasonable
discretion; provided, that if Full Facility Completion has not occurred prior to the Outside Date, then Lessor may terminate
this Lease Agreement, without prejudice to the other remedies hereunder, by giving to Lessee written notice of Lessor’s
election to do so, in which event the Lease Term shall end, and all right, title and interest of Lessee hereunder shall expire
on the date stated in such notice; provided, further, that if Lessor terminates the EPC Contract for convenience
in accordance with the terms thereof, then either Party may terminate this Lease Agreement, without prejudice to the other remedies
hereunder, by giving to the other Party written notice of such Party’s election to do so, in which event the Lease Term
shall end, and all right, title and interest of the Parties hereunder shall expire on the date stated in such notice; and provided,
further, that if the EPC Contract is terminated due to a Lessor default thereunder, then Lessee may terminate this Lease
Agreement, without prejudice to the other remedies hereunder, by giving to Lessor written notice of Lessee’s election to
do so, in which event the Lease Term shall end, and all right, title and interest of the Parties hereunder shall expire on the
date stated in such notice.

 

4.2           Design
Review. Lessor shall deliver to Lessee any Drawings provided to Lessor by EPC Contractor under the EPC Contract.
Lessee shall review any such Drawings for compliance with the specifications and other requirements set forth in the Facility
Design Guidelines and notify Lessor of its comments or questions, if any, with respect to deviations in such Drawings from the
Facility Design Guidelines, within [***] after its receipt thereof. If Lessee fails to respond within
[***] of receiving any such Drawings from Lessor, then such Drawings shall be deemed to have
been reviewed and accepted by Lessee without comment.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    5

    

    

 

4.3           Substantial
Completion; Full Facility Completion.

 

(a)            Substantial
Completion. When Lessor’s work related to the development and construction of the Facility has been completed such that
[***], can be operated and maintained by Lessee in accordance with the terms and conditions
of this Lease Agreement, including [***] (“Substantial Completion”), Lessor
shall submit to Lessee a Substantial Completion Certificate, along with all documentation necessary for Lessee to determine if
Substantial Completion has been achieved.

 

(b)            Full
Facility Completion. When Lessor believes that work related to the development and construction of the remainder of the Facility
has been completed such that [***] of the Facility can be operated and maintained by Lessee
in accordance with the terms and conditions of this Lease Agreement (“Full Facility Completion”), Lessor shall
submit to Lessee a Full Facility Completion Certificate, along with all documentation necessary for Lessee to determine if Full
Facility Completion has been achieved.

 

(c)            Completion
Certificates. Within [***] following the date on which the Substantial Completion Certificate
or Full Facility Completion Certificate is received by Lessee (the “Review Period”), Lessee shall review and
inspect all work related thereto and shall either (i) countersign and deliver to Lessor such Substantial Completion Certificate
or Full Facility Completion Certificate, as applicable, or (ii) if reasonable cause exists for doing so, notify Lessor that
Substantial Completion or Full Facility Completion, as applicable, has not been achieved. Any notice issued pursuant to clause (ii) above
shall state in reasonable detail Lessee’s reasons for rejecting such certificate. Upon Lessor completing any required corrective
measures to achieve Substantial Completion or Full Facility Completion, as applicable, Lessor shall issue a new Substantial Completion
Certificate or Full Facility Completion Certificate, as applicable, for Lessee’s consideration. Such procedure shall be
repeated as necessary until Substantial Completion or Full Facility Completion, as applicable, is achieved. If Lessee fails to
respond to or countersign a Substantial Completion Certificate or Full Facility Completion Certificate during a Review Period,
Lessee shall be deemed to have executed such Substantial Completion Certificate or Full Facility Completion Certificate, as applicable,
and Substantial Completion or Full Facility Completion, as applicable, will be deemed to have been achieved. Any disagreement
about the achievement of Substantial Completion or Full Facility Completion is subject to the dispute resolution process in Section 15.8(a).
Agreement with regard to Substantial Completion shall not relieve Lessor of its obligation to continue to diligently pursue completion
of the remainder of the Facility.

 

4.4           Occupancy
Conditions. Unless and until the following conditions (the
 “Occupancy Conditions”) are satisfied, or waived in writing by Lessor in its sole discretion, the Parties acknowledge
and agree that Lessor shall not be obligated to commence the Occupancy:

 

(a)            Substantial
Completion. Substantial Completion shall have occurred pursuant to Section 4.3(a);

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    6

    

    

 

(b)            Transaction
Documents. Lessor shall have received copies of each of the Transaction Documents, in each case duly executed by each other
party thereto and dated as of the Occupancy Date;

 

(c)            Parent
Guaranty. Lessor shall have received a copy of the Parent Guaranty, in substantially the form attached hereto as Exhibit L,
duly and properly executed by Pledgor.

 

(d)            Accounts.
Lessee shall have established the Accounts and deposited into the Accounts such amounts required to be deposited by Lessee pursuant
to the terms of the Account Requirements;

 

(e)            Insurance.
Lessee shall have delivered to Lessor certificates of insurance, in form and substance satisfactory to Lessor, evidencing: (i) the
Required Insurance Policies are in full and effect; (ii) the designation, where applicable, of each of Lessor and Lessor’s
Parent as an additional named insured and a loss payee under the Required Insurance Policies is in effect to the extent required
by Exhibit G; (iii) all premiums then due and payable with respect to the Required Insurance Policies have been
paid; and (iv) such information as specified in Exhibit G;

 

(f)            Security.
Lessor’s Parent shall have received evidence of the creation and, where applicable, perfection of, and satisfactory arrangements
for the filing or registration of all appropriate documents and payment of all related fees and expenses in accordance with Applicable
Law necessary for the creation of valid and perfected first priority security interests (subject to the Permitted Equity Exceptions)
in the collateral under the Security Documents in favor of Lessor’s Parent, all in form and substance satisfactory to Lessor’s
Parent. All collateral under the Security Documents that must be delivered to Lessor’s Parent, in order to, pursuant to
Applicable Law, perfect the secured interest therein as a first priority Lien shall have been delivered to Lessor’s Parent;
and

 

(g)            No
Proceedings or Litigation. No order, injunction, judgment, decree, ruling, statute, or regulation shall have been issued or
enacted by any Governmental Authority, and no action by any Governmental Authority or other Person shall have been instituted
or threatened that is reasonably likely to restrain, prohibit, materially delay, impose material and adverse conditions on, successfully
challenge the validity of, or otherwise materially and adversely interfere with, the commencement of Occupancy and the transactions
contemplated hereby or under the other Transaction Documents.

 

ARTICLE
V
 RENT

 

5.1           Base
Rent.

 

(a)            On
each Base Rent Payment Date until the end of the Lease Term, Lessee agrees to pay Base Rent monthly in advance; provided,
that Lessee’s payment on the first Base Rent Payment Date shall include the prorated Base Rent amount attributable to the
period from the Base Rent Commencement Date to such Base Rent Payment Date.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    7

    

    

 

(b)            Lessor
shall provide a completed Form Lease Supplement to Lessee approximately [***] prior
to the anticipated Occupancy Date. Within the Lease Supplement Review Period, Lessee shall provide any comments it has to such
submitted Form Lease Supplement; provided, however, that absent manifest error, the completed Form Lease
Supplement provided by Lessor shall be accepted by Lessee. If Lessee notifies Lessor that it disputes any of the information included
in the submitted Form Lease Supplement within the Lease Supplement Review Period, then the Parties will review any such dispute
in accordance with the provisions set forth in Section 15.8(a). If Lessee notifies Lessor that it does not dispute
any of the information included in the submitted Form Lease Supplement, or if Lessee does not respond to Lessor’s submitted
Form Lease Supplement before the expiration of the Lease Supplement Review Period, such submitted Form Lease Supplement
shall be accepted by the Parties as the Occupancy Date Lease Supplement. On the Occupancy Date, the Occupancy Date Lease Supplement
shall automatically update this Lease Agreement and be binding on the Parties.

 

(c)            Lessor
shall provide a completed Form Lease Supplement to Lessee on the date that Full Facility Completion is achieved for the Facility.
Within the Lease Supplement Review Period, Lessee shall provide any comments it has to such submitted Form Lease Supplement;
provided, however, that absent manifest error, the completed Form Lease Supplement provided by Lessor shall
be accepted by Lessee. If Lessee notifies Lessor that it disputes any of the information included in the submitted Form Lease
Supplement within the Lease Supplement Review Period, then the Parties will review any such dispute in accordance with the provisions
set forth in Section 15.8(a). If Lessee notifies Lessor that it does not dispute any of the information included in
the submitted Form Lease Supplement, or if Lessee does not respond to Lessor’s submitted Form Lease Supplement
before the expiration of the Lease Supplement Review Period, such submitted Form Lease Supplement shall be accepted by the
Parties as the Full Facility Completion Lease Supplement. On the effective date of such Full Facility Completion Lease Supplement,
such Full Facility Completion Lease Supplement shall automatically update this Lease Agreement and be binding on the Parties.

 

(d)            Lessor
shall provide a completed Form Lease Supplement to Lessee on the EPC Final Completion Date. Within the Lease Supplement Review
Period, Lessee shall provide any comments it has to such submitted Form Lease Supplement; provided, however,
that absent manifest error, the completed Form Lease Supplement provided by Lessor shall be accepted by Lessee. If Lessee
notifies Lessor that it disputes any of the information included in the submitted Form Lease Supplement within the Lease
Supplement Review Period, then the Parties will review any such dispute in accordance with the provisions set forth in Section 15.8(a).
If Lessee notifies Lessor that it does not dispute any of the information included in the submitted Form Lease Supplement,
or if Lessee does not respond to Lessor’s submitted Form Lease Supplement before the expiration of the Lease Supplement
Review Period, such submitted Form Lease Supplement shall be accepted by the Parties as the EPC Final Completion Lease Supplement.
On the Full Base Rent Commencement Date, such EPC Final Completion Lease Supplement shall automatically update this Lease Agreement
and be binding on the Parties.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    8

    

    

 

(e)            If
[***] Lessor shall provide a completed Form Lease Supplement to Lessee indicating [***]
approximately [***] prior to the date of such reduction. Within the Lease Supplement Review
Period, Lessee shall provide any comments it has to such submitted Form Lease Supplement; provided, however,
that absent manifest error, the completed Form Lease Supplement provided by Lessor shall be accepted by Lessee. If Lessee
notifies Lessor that it disputes any of the information included in the submitted Form Lease Supplement within the Lease
Supplement Review Period, then the Parties will review any such dispute in accordance with the provisions set forth in Section 15.8(a).
If Lessee notifies Lessor that it does not dispute any of the information included in the submitted Form Lease Supplement,
or if Lessee does not respond to Lessor’s submitted Form Lease Supplement before the expiration of the Lease Supplement
Review Period, such submitted Form Lease Supplement shall be accepted by the Parties as the Reserve Reduction Lease Supplement.
On the effective date of such Reserve Reduction Lease Supplement, such Reserve Reduction Lease Supplement shall automatically
update this Lease Agreement and be binding on the Parties.

 

(f)             If
[***] Lessor shall provide a completed Form Lease Supplement to Lessee indicating [***]
approximately [***] prior to the anticipated Excess Land Option Closing Date or other Excess
Land sales closing date. Within the Lease Supplement Review Period, Lessee shall provide any comments it has to such submitted
Form Lease Supplement; provided, however, that absent manifest error, the completed Form Lease Supplement
provided by Lessor shall be accepted by Lessee. If Lessee notifies Lessor that it disputes any of the information included in
the submitted Form Lease Supplement within the Lease Supplement Review Period, then the Parties will review any such dispute
in accordance with the provisions set forth in Section 15.8(a). If Lessee notifies Lessor that it does not dispute
any of the information included in the submitted Form Lease Supplement, or if Lessee does not respond to Lessor’s submitted
Form Lease Supplement before the expiration of the Lease Supplement Review Period, such submitted Form Lease Supplement
shall be accepted by the Parties as the Excess Land Sale Lease Supplement. On the Excess Land Option Closing Date or other Excess
Land sale closing date, the Excess Land Sale Lease Supplement shall automatically update this Lease Agreement and be binding on
the Parties.

 

(g)            [***]

 

5.2           Performance
Rent. Lessee shall pay Performance Rent to Lessor on each Performance Rent Payment Date.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    9

    

    

 

5.3           Additional
Rent. The lease of the Facility is what is commonly called a “triple net lease.” Except as expressly provided
otherwise in this Lease Agreement, all expenses incurred by Lessor or Lessee in connection with the Facility after the Occupancy
Date, including insurance premiums (inclusive of premium financing and brokerage commissions), expenses under the Project Documents
and the Project Governmental Approvals, Taxes (other than Lessor’s Taxes), credit support costs, and other management, operating
and maintenance expenses of Lessee, shall be for the account of Lessee. All of such charges, costs and expenses for which Lessee
is responsible hereunder, if not paid by Lessee, shall constitute additional rent (“Additional Rent”), even
though not necessarily payable to Lessor, and upon the failure of Lessee to pay when due any of such costs, charges or expenses,
Lessor shall have the same rights and remedies as otherwise provided in this Lease Agreement for the failure of Lessee to make
any Rent Payment. Notwithstanding the foregoing, in no event shall any of the costs, charges or expenses set forth herein be charged
to Lessee more than once hereunder, and only in the event that Lessor pays such costs, charges or expenses directly and seeks
reimbursement thereof from Lessee shall Lessee be obligated to pay such costs, charges or expenses to Lessor. Lessor shall invoice
Lessee for any Additional Rent in accordance with Section 6.1. Notwithstanding anything contained herein to the contrary,
the following costs shall not be considered operating expenses and shall not be passed through to Lessee as Additional Rent hereunder
(but shall in no way affect the calculation of Base Rent or Performance Rent hereunder): [***] [***].

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    10

    

    

 

5.4           Proration.
If the obligations of Lessee hereunder to pay Rent (including Additional Rent) relate to any period in part before
the Occupancy Date or in part after the termination of the Lease Term or if the Lease Term terminates other than on the last day
of a calendar month, such Rent Payments shall be appropriately prorated on a per diem basis.

 

5.5           Disputes.
At any time within [***] of its receipt of any Rent Payment, a Party may dispute the
amount of such Rent Payment. Each Party shall have the right, upon reasonable notice and during normal working hours, to examine
the records of the other Party to the extent that such Party deems reasonably necessary to verify the amount of such Rent Payment.
If such examination reveals any underpayment by Lessee, Lessee shall be required to pay as promptly as practicable the amount
of the identified underpayment, together with interest at the Interest Rate from the date of the underpayment to the date paid
to Lessor. In the event of an overpayment by Lessee, Lessor shall pay as promptly as practicable the amount of the identified
overpayment, together with interest at the Interest Rate from the date of the overpayment to the date paid to Lessee.

 

ARTICLE
VI
 PAYMENT OF RENT; IMPOSITIONS

 

6.1           Payment
Terms. On each Base Rent Payment Date, Lessor shall invoice Lessee for any costs and expenses constituting Additional
Rent or Impositions which have been paid by Lessor to third parties. Lessee shall be required to pay such Additional Rent directly
to Lessor on the immediately succeeding Base Rent Payment Date. Any other Rent Payments and all other sums payable hereunder by
Lessee shall be paid (except as otherwise expressly provided for herein) when due without notice or demand. Rent and all other
amounts becoming due from Lessee to Lessor under this Lease Agreement and the other Transaction Documents will be made in United
States dollars by wire transfer of immediately available funds prior to 5:00 P.M. Eastern Prevailing Time, on the date due
in accordance with the applicable Transaction Document to the account specified in writing by Lessor from time to time. If any
payment shall not have been received by Lessor within [***] after the date on which such payment
is due, then it shall bear interest at the Interest Rate from (and including) the date on which it was due to be paid to Lessor
until the date received by Lessor.

 

6.2           Impositions.

 

(a)            Payment
of Impositions. Lessee shall pay, directly to the authority charged with the collection thereof, all real estate Taxes, betterment
assessments, and all other impositions, ordinary and extraordinary, general and special, of every kind and nature whatsoever,
as well as any payments in lieu of taxes, which may be levied, assessed, charged or imposed during the Lease Term upon the Site,
the Facility, or any part thereof, or upon any improvements at any time situated thereon (such Taxes and installments of assessments
being hereinafter together referred to as “Impositions”), including Impositions, if any, which are required
to be paid pursuant to the Project Documents, for each Tax or installment period (or portion of a period) during the Lease Term.
Subject to the remainder of this Section 6.2, payments of Impositions shall be made by Lessee not less than [***]
prior to the last date on which the same may be paid without interest or penalty. If, because of a future change in the method
of taxation or in the taxing authority, a tax shall be levied against the Lessor in substitution for the impositions, such substitute
taxes shall be deemed to be included within the definition of the term “Impositions”; provided, however,
that nothing in this Lease Agreement shall obligate Lessee to pay any Lessor’s Tax.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    11

    

    

 

(b)            Rights
to Contest. Lessee, at its sole cost and expense, in its own name or in the name of Lessor, may contest the validity or amount
of any Impositions, in which event Lessee may (i) make such payment under protest or (ii) if postponement of such payment
during the pendency of such contest will not jeopardize Lessor’s title to the Site or the Facility or subject Lessor or
Lessee to the risk of any criminal liability or civil penalty, Lessee may postpone the same until such contest is decided.

 

(c)            Cooperation
in Contests. As may be necessary or desirable, and without limiting Lessee’s responsibilities under Section 6.2
(a), each of Lessee or Lessor, as applicable, upon the request of the other, shall use its commercially reasonable efforts
to assist in any such proceeding to contest the validity or amount of any Impositions. Either Party paying Impositions shall be
entitled to recover, receive and retain for its own benefit all abatements and refunds of such Impositions unless previously reimbursed
by the other Party with respect thereto.

 

(d)            Limitations.
Nothing contained in this Section 6.2, however, shall be construed to allow Lessee to permit any such contested Impositions
to remain unpaid for a length of time which shall permit the Site or the Facility, or any part thereof, to be sold by any Governmental
Authorities for the non-payment of such Impositions. Lessee shall promptly furnish Lessor with copies of all notices, appeals,
pleadings, motions and orders in any proceedings commenced with respect to such contested Impositions.

 

(e)            Lessor’s
Right of Payment. Lessee agrees to defend, indemnify and hold Lessor harmless from all costs and expenses incurred on account
of Lessee’s participation in such proceedings or as a result of Lessee’s failure to pay any Impositions or other related
charges with respect to the Facility. Lessor shall promptly furnish to Lessee a copy of any notice of any Impositions received
by Lessor. If Lessee fails to make any payment referred to in this Section 6.2 when due pursuant to the terms hereof,
Lessor shall have the right after [***]’ notice to Lessee to make any such payment
on behalf of Lessee and charge Lessee therefor.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    12

    

    

 

6.3           No
Setoff or Abatement. Except as expressly provided in this Lease Agreement, Lessee’s obligation to pay the
Rent shall be absolute and unconditional and shall not be affected by any circumstance, including (a) any set-off, counterclaim,
recoupment, defense or other right which Lessee may have against any Person, for any reason whatsoever (whether in connection
with the transactions contemplated hereby or any other transactions), (b) any defect in the title, condition, design, operation,
or fitness for use of, or any damage to or loss or destruction of, the Facility, or any interruption or cessation in or prohibition
of the use or possession thereof by Lessee for any reason whatsoever, including any such interruption, cessation or prohibition
resulting from the act of any Governmental Authority, (c) any insolvency, bankruptcy, reorganization or similar case or proceedings
by or against a counterparty to any of the Project Documents or (d) any other circumstance, happening, or event whatsoever
(including any Force Majeure Event), whether or not unforeseen or similar to any of the foregoing; provided, that Lessee
shall not be required to make Rent payments that are otherwise paid by insurance within a reasonable period of time following
an insurable loss. Lessee hereby waives, to the extent permitted by Applicable Law, any and all rights which it may now have or
which at any time hereafter may be conferred upon it, by statute or otherwise, to terminate, cancel, quit or surrender this Lease
Agreement except in accordance with the express terms hereof. It is the intention of the Parties that the obligations of Lessee
hereunder shall be separate and independent covenants and agreements, that the Rent, and all other sums payable by Lessee hereunder
shall continue to be payable in all events and that the obligations of Lessee hereunder shall continue unaffected, unless the
requirement to pay or perform the same shall have been terminated pursuant to an express provision of this Lease Agreement. If
Lessor commences any proceedings for non-payment of Rent, Lessee will not interpose any counterclaim or cross complaint or similar
pleading of any nature or description in such proceedings unless Lessee would lose or waive such claim by the failure to assert
it. This shall not, however, be construed as a waiver of Lessee’ right to assert such claims in a separate action brought
by Lessee. Nothing herein shall preclude Lessee from pursuing or realizing upon its other remedies at law or in equity by reason
of any default hereunder by Lessor.

 

ARTICLE VII

ACCOUNTS

 

7.1           Establishment
of the Accounts. In accordance with the terms and conditions of the Account Requirements, Lessee shall establish
the Accounts with the Depositary.

 

7.2           Funding
of the Accounts. The Parties each hereby agree to fund, and contribute funds to, the Accounts as required by the
terms and conditions of the Account Requirements.

 

7.3           Disbursements
from the Accounts. Any transfers or disbursements from the Accounts may only be made in accordance with the Account
Requirements and the Account Control Agreements.

 

ARTICLE VIII

COVENANTS AND OTHER AGREEMENTS OF THE PARTIES

 

8.1           Covenants
of Both Parties. Beginning on the Effective Date and throughout the remainder of the Lease Term, each Party covenants
and agrees:

 

(a)            Expenses.
Except as expressly provided otherwise in this Lease Agreement or in any other Transaction Document, each Party will bear its
own costs and expenses in connection with entering into the Transaction Documents and the transactions contemplated by the Transaction
Documents.

 

(b)            No
Setoff. Except as expressly provided in this Lease Agreement, Lessee’s obligation to pay Rent will not be subject to
setoff or abatement as a consequence of any loss (including theft, disappearance, damage to or destruction, or any other Event
of Loss) of the Facility or any part thereof from any cause whatsoever and notwithstanding the performance of the Facility.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    13

    

    

 

(c)            Further
Assurances. Each Party will promptly sign all documents reasonably requested by the other Party to give effect to the provisions
of this Lease Agreement and any of the other Transaction Documents. Without limiting the generality of the foregoing, Lessee agrees
that it and its Affiliates shall, promptly upon request by Lessor or Lessor’s Parent, execute, acknowledge, deliver, record,
re-record, file, re-file, register and re-register any and all such other pledge agreements, security agreements, financing statements
and continuations thereof, termination statements, notices of assignment, instruments of assignment, and other agreements as Lessor
or Lessor’s Parent may deem reasonably necessary in order to more effectively (i) lease the Facility and Site to Lessee
or (ii) create or perfect a valid perfected first priority security interest in the collateral under the Security Documents.

 

(d)            Insurance.
Maintain, or cause to be maintained, those Required Insurance Policies specified for such Party on Exhibit G; provided,
however, that all insurance premiums, deductibles and other similar costs, fees, and expenses relating to the Required
Insurance Policies shall be paid by Lessee.

 

(e)            Assignment
of Transaction Documents; Changes in Control. Except as otherwise expressly permitted pursuant to Section 13.1
of this Lease Agreement, and in connection with the Security Documents and any other Transaction Document, without the prior written
consent of the other Party, neither Party shall sell, assign, lease, sublease, pledge or otherwise transfer all or any portion
of its rights or interests in, to or under this Lease Agreement or the other Transaction Documents. Any direct or indirect Change
of Control of Lessee (whether voluntary or by operation of law) will be deemed an assignment and will require the prior written
consent of Lessor unless such Change of Control results from the exercise by Lessor’s Parent of its rights or remedies under
the Security Documents.

 

(f)             Compliance
with Applicable Law. Lessor and Lessee each will comply with all Applicable Laws and Project Governmental Approvals except
where non-compliance would not reasonably be expected to have a Material Adverse Effect on it, the Site or the Facility.

 

(g)            Preservation
of Lessor and Lessee. Each of Lessor and Lessee will preserve, renew and keep in full force and effect its organizational
existence and not liquidate, wind up or dissolve (or suffer any liquidation or dissolution).

 

(h)            [***].

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    14

    

    

 

 

8.2            Additional
Covenants of Lessee. Beginning on the Occupancy Date and throughout the remainder of the Lease Term, Lessee covenants
and agrees that:

 

(a)            Project
Documents and Project Governmental Approvals.

 

(i)            Lessee
shall (A) observe and perform all of the covenants and obligations of Lessee contained in each of the Material Project Documents
to which it is a party, and assist and cooperate with Lessor to enable Lessor to perform and observe all of the covenants and
obligations of Lessor contained in each of the Material Project Documents to which it is a party; (B) comply with all Project
Governmental Approvals as are or may be in the future necessary for the lease, use, operation, maintenance, and repair of the
Facility under Applicable Law; (C) not do, fail to do or authorize any act or omission which would result in the termination
or cancellation of any Material Project Document or Project Governmental Approval (except for the expiration of any Material Project
Document or Project Governmental Approval in accordance with its terms and not as a result of a breach or default thereunder);
and (D) if Lessee is a party to a Material Project Document, prudently enforce against each counterparty to a Material Project
Document each material covenant or obligation of such Material Project Document in accordance with its terms, and assist and cooperate
with Lessor to enable Lessor to enforce against each counterparty to a Material Project Document each material covenant or obligation
of such Material Project Document in accordance with its terms in each of the Material Project Documents to which it is a party.

 

(ii)            Without
the prior written consent of the Lessor, Lessee shall not and shall not permit its Affiliates to (A) cancel or terminate
any Material Project Document or consent to the cancellation or termination of any Material Project Document; (B) surrender
any Project Governmental Approval; (C) sell, assign, sublease, or otherwise transfer (by operation of law or otherwise) any
part of its interests, rights, or obligations in, to, or under any Material Project Document or Project Governmental Approval
(other than to Lessor at the expiry of the Lease Term or at such other time as mutually agreed to by the Parties,); (D) waive
any material default under, or material breach of, any Material Project Document or waive, fail to enforce, forgive, compromise,
settle, adjust or release any material right, interest, entitlement, howsoever arising, under, or in respect of, any such Material
Project Document; (E) amend, supplement, renew, or modify any Material Project Document or Project Governmental Approval;
(F) enter into any Material Project Document or apply for any Project Governmental Approval; (G) assume the performance
of any obligations previously performed by a counterparty to any Material Project Document; (H) declare a force majeure under
a Material Project Document; or (I) resolve any material dispute relating to any Material Project Document or Project Governmental
Approval. Notwithstanding the foregoing, Lessee may amend or modify a Material Project Document or a Project Governmental Approval
to correct any clear and manifest error in a Material Project Document or Project Governmental Approval which is not reasonably
expected to have a Material Adverse Effect on Lessee’s ability to fulfill its obligations hereunder.

 

(iii)            Lessor
shall have the right (but not the obligation) to pay any amounts properly due and owing by Lessee under any of the Project Documents
or the Project Governmental Approvals that, to the knowledge of Lessor, are not subject to a valid dispute by Lessee. In the event
that Lessor makes any such payments, the amounts paid by Lessor will become Additional Rent to be paid directly to Lessor by Lessee
as part of the next Rent Payment of Additional Rent.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    15

    

    

 

 

(iv)            In
the event that Lessee enters into any Material Project Documents on or after the Effective Date, Lessee shall ensure that each
such Material Project Document permits assignment thereof by Lessee to Lessor or the owner of the Facility.

 

(b)            Warranties.
If a condition affecting the Facility becomes known to Lessee and is then covered by a Warranty, Lessee shall alert Lessor of
the relevant circumstances and request instructions relating to such Warranty. Lessee, on behalf of Lessor, shall provide timely
notification to the applicable Warranty providers of all Warranty claims pursuant to the terms of the Warranties and provide reasonable
information as to the nature of such Warranty claims. Lessee shall provide reasonable support to Lessor throughout the Warranty
claim process by providing supporting documentation for the Facility in the context of the Warranty and, if requested, serve as
Lessor’s representative for the duration of the claim; provided, that Lessor will reimburse Lessee for any direct,
third-party costs incurred by Lessee in connection therewith.

 

(c)            Litigation.
Without the prior written consent of Lessor, Lessee will not commence or settle any litigation or proceeding (or any written threat
or notice of the intention of any Person to file or commence any litigation or proceeding) including any litigation or proceeding
under Environmental Laws, concerning Lessor, the Site, or the Facility, to the extent any such litigation or proceeding (i) involves
a claim which equals or exceeds [***], (ii) would reasonably be expected to have a Material
Adverse Effect if determined adversely to Lessee, Lessor or the Facility, (iii) seeks injunctive or similar relief related
to the Facility, or (iv) relates to the transactions contemplated by the Transaction Documents.

 

(d)            Indebtedness.
Lessee will not lend money or create, incur, assume, guarantee, contract for, issue evidence of, or suffer to exist any Indebtedness
other than Permitted Indebtedness.

 

(e)            Sale
or Lease of Assets. Without the prior written consent of Lessor, Lessee shall not sell, assign, lease, sublease, or otherwise
transfer all or any portion of its rights or interests in, to, or under the Facility, Site, the Key Lessee-Provided Equipment
or any other asset material to the use, operation, maintenance, or repair of the Facility, except (i) to Lessor on the expiry
of the Lease Term or at such other time as mutually agreed to by the Parties; (ii) (A) in the ordinary course of operating,
maintaining, and repairing the Facility or (B) in connection with the transfer of any obsolete, worn out, or surplus personal
property, and in respect of the immediately preceding clauses (1) and (2), in an aggregate value not to exceed [***]
in any calendar year at fair market value; (iii) in connection with sales of the Crops produced from the Facility or associated
products pursuant to the Project Documents; (iv) in connection with the replacement of assets with assets of at least the
same functional capability and warranties; or (v) to Lessor’s Parent pursuant to the Security Documents.

 

(f)            Operation
and Maintenance. Without limiting the provisions of Article IX and except as stated otherwise in Article X,
Lessee shall (i) operate and maintain the Facility in good repair, good operating condition, appearance and working order
(ordinary wear and tear excepted) in compliance with the Standards; (ii) properly service, or cause to be serviced by the
Third-Party Service Providers, all components of the Facility and make, or cause to be made, all repairs reasonably necessary
to operate and maintain the Facility in such condition; and (iii) cause the Equipment Replacements to be made in accordance
with Section 9.4(b). Without limiting Lessee’s obligations under Section 9.4(a), Lessee agrees to
use any Third-Party Service Provider requested by Lessor if such Third-Party Service Provider (A) will provide its services
for an amount that is equal to or less than the amount budgeted for such services in the then-current Annual Maintenance Budget,
and (B) offers to provide such services on substantially the same terms and conditions as such services are then being provided;
provided, that Lessor will give due consideration to the use of local contractors in the selection of any requested Third-Party
Service Provider.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    16

    

    

 

(g)            Key
Personnel. Lessee shall retain each of the Key Personnel to perform the role and duties set forth opposite their respective
names on Schedule 1.1(h). Without the prior written consent of Lessor, Lessee shall not remove or replace any of the
Key Personnel or make any material changes to their responsibilities. Lessee shall notify Lessor reasonably in advance of any
proposed substitution of Key Personnel and provide a detailed explanation of the circumstances necessitating the substitution,
a resume of the proposed substitute, and any other information that Lessor deems reasonably necessary to evaluate the proposed
substitute.

 

(h)            Annual
Budgets; Reports. Lessee shall deliver the Proposed Maintenance Budget, Annual Lessee Budget, and Reports in accordance with
Sections 9.5 and 9.3.

 

(i)            Inspection;
Facility Access. After reasonable advance notice and subject to Lessee’s security and food safety procedures (except
that no advance notice will be required if a Lessee Event of Default shall have occurred and is continuing), (i) Lessee shall
provide Lessor and its Representatives with access, during normal business hours, to the Facility in order for Lessor or its Representatives
to (A) inspect the Facility, the Site, and the Lessee-Provided Equipment, Supplies, and Personnel, (B) tour the Facility
and the Site with any investor or potential investor in Lessor or any Affiliate of Lessor, provided that such tour will not disrupt
Lessee’s use or operation of the Facility, and (C) prepare advertising or marketing materials, which may include photographic
or video representations of the Facility and the Site; provided, that, prior to distribution, such materials and representations
shall be subject to Lessee’s approval, such approval not to be unreasonably withheld, conditions or delayed, and (ii) Lessee
shall permit Lessor or its Representatives, during normal business hours, to (A) inspect and make copies of records relating
to (1) the Site and the Facility including the operation and maintenance, and repair of the Facility (provided, however,
that propriety information gathered regarding Lessee’s operation of the Facility shall be considered Confidential Information),
or (2) any Project Documents including payments and collections, and (B) discuss the Facility with any of the managers,
officers, representatives, or professional consultants of Lessee.

 

(j)            Use.
Lessee shall use and operate the Facility and the Site for the purposes of the operation and maintenance of a controlled environmental
agriculture facility to produce and sell the Crops (and associated products) produced at the Facility, and for incidental uses
related thereto, including those businesses that are reasonably related thereto or reasonable extensions thereof, and for no other
use or purpose. Absent prior written consent of Lessor, Lessee shall not produce, store, handle, or manage produce or crops from
another agriculture facility at the Facility or on the Site. Lessee shall not and shall not allow the Facility or the Site to
be used to generate, manufacture, produce, process, transfer, contain, store, use or dispose of any Hazardous Substances, except
to the extent reasonable or appropriate in connection with the lawful use of the Facility in the ordinary course of Lessee’s
business, and Lessee shall comply in all respects with all Environmental Laws and Project Governmental Approvals in connection
with such actions.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    17

    

    

 

(k)            Crops.
Without the prior written consent of Lessor, Lessee shall not grow, cultivate or otherwise produce any crops other than the Crops
at the Facility.

 

(l)            No
Liens. Lessee covenants that neither Lessee nor any party claiming or acting through Lessee (other than through the Transaction
Documents) will, through its own actions or inactions directly or indirectly create, incur, assume or suffer to exist any Lien
(other than the Lessee Permitted Liens) on or with respect to the Facility, the Site, the Project Documents, the Project Governmental
Approvals, the Key Lessee-Provided Equipment, or any other collateral under the Security Documents or Lessee’s interest
or rights in any of the foregoing. Lessee shall, within [***] of the notice of any such Lien,
other than the Lessee Permitted Liens, at its sole cost and expense, discharge or eliminate (or bond in a manner reasonably satisfactory
to Lessee) any such Lien.

 

(m)            No
Equity Encumbrances. Other than the Permitted Equity Exceptions, no Liens shall exist on the equity interests of Lessee or
otherwise restrict the transfer of the equity interests in Lessee.

 

(n)            Expenditures.
Other than with respect to Emergency Expenditures, without the prior written consent of Lessor, Lessee shall not incur maintenance
expenses for the Facility in excess of [***] of the aggregate amount for maintenance expenses
set forth in the then-applicable Annual Maintenance Budget.

 

(o)            Notices.
In addition to any other notice requirements herein, Lessee will furnish or cause to be furnished to Lessor:

 

(i)            upon
Lessee’s Knowledge of the existence thereof, a notice stating that a Lessee Event of Default has occurred and specifying
the nature and period of existence and what action Lessee has taken or is taking or proposes to take with respect thereto;

 

(ii)            promptly
after becoming available to Lessee or its Affiliates, (A) copies of any termination notice, notice of an event of default,
notice of breach under, or any other notice relating to a Material Project Document and (B) any proposed or executed amendments
or modifications of any Material Project Document;

 

(iii)            promptly
after becoming available to Lessee or its Affiliates, copies of any written notice of force majeure under any Material Project
Document;

 

(iv)            upon
Lessee’s Knowledge of the existence thereof, notice that a Project Governmental Approval has been cancelled, suspended,
terminated or materially impaired;

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    18

    

    

 

(v)            upon
Lessee’s Knowledge of the existence thereof, notice of any cancellation or material change in the terms, coverage or amounts
of any Required Insurance Policy;

 

(vi)            upon
Lessee’s Knowledge of the existence thereof, notice of the commencement of any material litigation, action, proceeding,
or investigation, or of the threat of any litigation, action, proceeding, or investigation, against Lessee, the Facility or the
Site by any Person (including any Governmental Authority);

 

(vii)            upon
Lessee’s Knowledge of the existence thereof, notice that any event or circumstance has occurred that would be reasonably
be expected to result in material liability on Lessor under ERISA;

 

(viii)            upon
Lessee’s Knowledge of the existence thereof, notice of any material noncompliance with or potential or actual violation
of any Applicable Law, Environmental Law or Project Governmental Approval, any Release of Hazardous Substances on or from the
Site or other real property subject to the Project Documents in violation of Environmental Law, or threatened or pending Environmental
Claim applicable to the Facility or the Site or Lessee’s operation or use of the Facility or the Site;

 

(ix)            upon
Lessee’s Knowledge of the existence thereof, notice of the occurrence of any Event of Loss in respect of the Facility and
any insurance claim proceedings related to such Event of Loss;

 

(x)            promptly
upon becoming available to Lessee or its Affiliates, copies of any material, written communications with a Governmental Authority;

 

(xi)            upon
Lessee’s Knowledge of the existence thereof, notice of any matter which has, or could reasonably be expected to have, a
Material Adverse Effect;

 

(xii)            upon
Lessee’s Knowledge of the existence thereof, notice of any equipment or system damage or malfunction in excess of [***]
and arising from a circumstance other than an Event of Loss;

 

(xiii)            promptly
upon cessation, or the anticipated cessation, of operation of the Facility for more than [***];

 

(xiv)            upon
Lessee’s Knowledge of the existence thereof, notice of any fact, circumstance, condition, or occurrence that could reasonably
be expected to be materially adverse to Lessee’s ability to achieve the Performance Metrics; and

 

(xv)            with
reasonable promptness, such other information or documents relating to the operation and maintenance of the Facility or Lessee’s
ability to perform its obligations under the Transaction Documents as Lessor may reasonably request.

 

(p)            Communications
with Third Parties. Upon request by Lessor, Lessee shall assist Lessor in any communications or interaction with any Governmental
Authority and any counterparty to a Project Document.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    19

    

    

 

(q)            Other
Business Activities; No Subsidiaries. Lessee shall neither (i) engage in any business other than (A) the leasing,
operation, maintenance, and repair of the Facility, (B) the engagement in and execution of the transactions contemplated
by the Transaction Documents, Project Documents, and Project Governmental Approvals, and (C) those businesses that are reasonably
related thereto or reasonable extensions thereof nor (ii) organize, form or acquire any subsidiaries.

 

(r)            Cooperation
with Facility Development. Upon Lessor’s or its Affiliates reasonable request, and with reasonable notice of the same,
Lessee shall, and shall cause its Affiliates and its and their personnel and subcontractors, to use good faith efforts to provide
Lessor or its Affiliates with such cooperation and information reasonably necessary in connection with any of Lessor’s work
to be performed to complete any Required Improvement or restoration of the Facility or portion thereof following an Event of Loss;
provided, however, that Lessee shall not have any obligation to incur any third party costs or expenses in connection
with this Section 8.2(r) unless Lessor agrees in writing to reimburse Lessee for such cost or expense.

 

(s)            Intellectual
Property. Neither Lessee nor Lessee’s Affiliates (or their respective personnel or subcontractors) shall take any action
(or fail to take any action) that would infringe, violate, or misappropriate the Intellectual Property Rights of any other Person.

 

(t)            Alterations.
Unless otherwise permitted or required pursuant to Article IX, Lessee shall not, without the prior written consent
of Lessor, make any alteration, modification, addition or improvement to the Facility.

 

(u)            Lessee-Provided
Equipment, Supplies, and Personnel. Throughout the Lease Term, Lessee shall procure and provide, at its sole cost and expense,
all Lessee-Provided Equipment, Supplies, and Personnel as necessary for performance and completion of its obligations under this
Lease Agreement. All contracts relating to the ownership or right to use the Lessee-Provided Equipment, Supplies, and Personnel
shall be in the name of Lessee. Lessee shall ensure that all Persons who perform or will perform any portion of Lessee’s
obligations hereunder are qualified to perform such services and have all business and professional license certifications, which
may be required to comply with the Standards.

 

(v)            Project
Credit Support. Lessee shall provide and maintain all credit support required under the Project Documents and the Project
Governmental Approvals to the extent not required nor elected to be provided and maintained by Lessor pursuant to Section 8.3(c);
provided, however, that in no event shall Lessee be required to fund or pay any debt owing by Lessor to a Financing
Party.

 

(w)            Signs.
Lessee acknowledges and agrees that Lessor shall have the right, if it so chooses, to post signage of a reasonable size at the
Site indicating that the Facility is owned by Lessor and its Affiliates; provided, that any such signage posted by Lessor
shall be secondary to, and not in replacement of, any signage utilized by the Lessee.

 

(x)            Lease
Credit Support. The Parent Guaranty shall remain in full force and effect in accordance with its terms.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    20

    

    

 

(y)            Actions
of Other Persons. Lessee will not authorize any action by any Person to the extent Lessee would be prohibited from taking
such action under Section 8.1 or this Section 8.2.

 

8.3            Additional
Covenants of Lessor. Beginning on the Occupancy Date, except as otherwise specifically set forth hereinbelow,
and throughout the remainder of the Lease Term, Lessor covenants and agrees:

 

(a)            Sale
or Lease of Assets. Beginning on the Effective Date and throughout the remainder of the Lease Term, Lessor shall not directly
sell, assign, lease, sublease, or otherwise transfer all or any portion of its rights or interests in, to, or under any asset
assigned or leased to Lessee pursuant to this Lease Agreement unless such transfer (i) (A) provides for Lessor to receive
as part of such transfer a valid leasehold interest in such asset that then becomes subject to the terms of this Lease Agreement,
and (B) could not reasonably be expected to materially interfere with the performance of Lessee’s obligations under
this Lease Agreement or materially increase Lessee’s costs to operate, maintain and repair the Facility; (ii) is a
transfer of any of the assets set forth on Schedule 8.3(a); or (iii) is permitted pursuant to Section 13.1
of this Lease Agreement.

 

(b)            Quiet
Enjoyment. Lessor covenants and warrants that Lessee shall peaceably and quietly have, hold, occupy, use and enjoy and shall
have the full, exclusive and unrestricted use and enjoyment of, the Facility, except for (i) the restrictions set forth in
Sections 8.1 and 8.2 on Lessee’s use of the Facility; (ii) Lessor’s and its Representatives’
right to inspect the Facility in accordance with Section 8.2(i); and (iii) Lessor’s rights pursuant to
Sections 8.2(r), 8.2(w), or 8.3(a) or any of Lessor’s other rights expressly set forth in
this Lease Agreement and each of the other Transaction Documents.

 

(c)            Project
Credit Support. Beginning on the Effective Date and throughout the remainder of the Lease Term, and subject to the last sentence
of this Section 8.3(c), (i) Lessor shall provide and maintain all credit support required under the Assigned
Project Documents and the Assigned Project Governmental Approvals and (ii) Lessor shall have the option (but not the obligation)
to provide and maintain any credit support required of Lessee or its Affiliates under any of the other Project Documents or Project
Governmental Approvals on behalf of Lessee or its Affiliates. Notwithstanding the foregoing, Lessee shall pay the actual costs
incurred by Lessor to provide and maintain any credit support required of Lessee or its Affiliates pursuant to the Project Documents
or the Project Governmental Approvals.

 

(d)            Lessee
Financing Party. Within [***] of the receipt of a written request from Lessee or a Lessee
Financing Party, Lessor shall execute or arrange for the delivery of certificates, consents, opinions, estoppels, amendments and
other documents reasonably requested by Lessee or such Lessee Financing Party in order to consummate any financing or refinancing
between Lessee and such Lessee Financing Party that is consistent with the terms and conditions of this Lease Agreement and shall
enter into reasonable agreements with such Financing Party that provide that Lessor recognizes the rights of such Lessee Financing
Party upon foreclosure of such Lessee Financing Party’s security interest and such other provisions as may be reasonably
requested by Lessee or such Lessee Financing Parties. Following the Effective Date, Lessor and Lessee shall work together to amend
the Account

Requirements set forth in Exhibit H-4 to establish a commercially reasonable account structure for one or more operating
accounts addressing Lessee’s need for a Working Capital Line of Credit; provided, that until the time such account
structure has been established, the Account Requirements set forth in Exhibit H-4 shall control. Nothing in this Section 8.3(d) shall
obligate Lessor to subordinate its interest in (i) the Lessee Lease Service Reserve Account or the Maintenance Reserve Account,
(ii) the payment of Rent, (iii) funds held in the General Account in excess of the value of the Working Capital Line
of Credit, or (iv) any other assets of Lessee, other than with respect to a security interest granted with respect to a Working
Capital Line of Credit, to any interest held by any Lessee Financing Party.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    21

    

    

 

(e)            Actions
of Other Persons. Lessor will not authorize any action by any Person to the extent Lessor would be prohibited from taking
such action under Section 8.1 or this Section 8.3.

 

(f)            Material
Project Documents. To the extent allowable under the Material Project Documents, Lessor shall provide to Lessee all rights
and privileges to use, operate and maintain the Facility and the Site arising under, related to and pursuant to the Material Project
Documents. Lessor shall furnish all Material Project Documents and all amendments or modifications to any Material Project Document,
as well as any instruments, notices or correspondence given to it by any counterparty to a Material Project Document that are
reasonably necessary for Lessee to perform its obligations under this Lease Agreement. In the event that Lessor enters into or
becomes a party to any Material Project Documents on or after the Effective Date, Lessor and Lessee shall update Schedule 1.1(d) to
reflect the addition of such Material Project Document.

 

(g)            No
Liens; Compliance with Laws. Lessor shall deliver the Facility to Lessee (i) free of Liens other than Lessor Permitted
Liens, and (ii) in compliance with all Applicable Laws and Project Governmental Approvals.

 

(h)            Intellectual
Property. Beginning on the Effective Date and throughout the remainder of the Lease Term, neither Lessor nor Lessor’s
Affiliates (or their respective personnel or subcontractors) shall take any action (or fail to take any action) that would infringe,
violate, or misappropriate the Intellectual Property Rights of any other Person.

 

8.4            Certain
Tax Matters.

 

(a)            Tax
Cooperation. Each Party shall (and shall cause its Affiliates to) provide such information to the other Party and its Affiliates
as is reasonably requested to assist in preparing any Tax Returns and claiming any tax benefits.

 

(b)            Tax
Returns. The Parties intend and agree that this Lease Agreement shall be treated as a lease of the Facility by Lessor (as
owner of the Facility) to Lessee for all U.S. federal and applicable state and local income Tax purposes. Each Party shall, and
shall cause their respective Affiliates to, file all Tax Returns in a manner consistent with this intent, and none of the Parties
shall, nor shall they permit any Affiliate to, take any position on any Tax Return or in any Tax proceeding inconsistent with
this intent.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    22

    

    

 

(c)            Transfer
Taxes. Notwithstanding anything herein to the contrary, Lessee shall be responsible for the timely payment of, and shall indemnify
and hold harmless Lessor from and against, all Transfer Taxes, if any, arising out of or in connection with the transactions contemplated
by this Lease Agreement, other than any Transfer Taxes incurred by Lessor with regard to the acquisition of the Site. Any other
provision of this Lease Agreement to the contrary notwithstanding, the Rent shall not be inclusive of any Transfer Taxes. The
Person with the legal obligation to do so shall prepare and file when due all necessary documentation and Tax Returns with respect
to such Transfer Taxes. If Lessor is required to remit to any Governmental Authority any Transfer Tax for which Lessee is responsible
pursuant to this Section 8.4(c), Lessee shall reimburse Lessor for the amount of such Transfer Tax no later than [***]
after Lessee receives notice from Lessor of the amount due. Upon Lessee’s reasonable request and at Lessee’s sole
expense, Lessor shall provide Lessee with applicable sales and use tax exemption certificates to the extent available under Applicable
Law unless Lessor determines, in its sole discretion, that it will be materially and adversely affected by providing any such
certificates.

 

ARTICLE IX

OPERATION AND MAINTENANCE

 

9.1            Standards. Lessee
shall operate, maintain and repair the Facility, and perform its other obligations under this Lease Agreement, in a manner that
is in compliance with: (a) all Applicable Laws (including those related to food safety); (b) Project Governmental Approvals;
(c) this Lease Agreement and the other Transaction Documents; (d) the Project Documents; (e) the safety regulations
and standards adopted under the Occupational Safety and Health Act of 1970, as amended from time to time; (f) any effective
Warranties; (g) any written manufacturer’s instructions, guidelines, or recommendations applicable to the Facility
or any component thereof; (h) the Required Insurance Policies; (i) the applicable Annual Maintenance Budget; (j) the
Maintenance Schedule; and (k) Prudent Industry Practices (including those related to food safety) (collectively, the “Standards”
and each a “Standard”). In no event will references in any provision of this Lease Agreement to one or more
standards, guidelines, practices, regulations, or laws comprising the Standards be interpreted to limit the applicability of all
such standards, guidelines, practices, regulations, and laws to such provision.

 

9.2            Performance
Metrics. Lessee shall satisfy the Performance Metrics set forth in Exhibit K-1.
If Lessee fails to meet the Performance Metrics during a Reporting Period, Lessee shall take the actions set forth in Exhibit K-1.

 

9.3            Reports
and Data. Lessee shall prepare, deliver and maintain on the Facility Data Room,
the following data and reports relating to the Facility (the “Reports”) and Lessee shall make the Reports available
to Lessor at the frequency or within the period as follows:

 

(a)            on
an ongoing-basis, any reports required under Applicable Law, the Project Governmental Approvals, or the Material Project Documents,
copies of which shall be submitted by Lessee to Lessor for Lessor’s review and approval at least [***]
prior to the deadline for submission to any Governmental Authority or counterparty to a Material Project Document;

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    23

    

    

 

(b)            on
a Quarterly basis, the Performance Reports set forth in Exhibit K-2;

 

(c)            on
an on-going basis, any records required to be maintained pursuant to Applicable Law, the Project Documents, the Project Governmental
Approvals, agreements with the Financing Parties, and Prudent Industry Practices and any other material records relating to Lessee’s
use, maintenance, operation and repair of the Facility;

 

(d)            promptly
after the occurrence of any Event of Loss, Reportable Event, or Release, a report summarizing the Event of Loss, Reportable Event,
or Release, corrective actions taken, and open issues;

 

(e)            promptly
after the completion or resolution of any Designated Maintenance and Repair Services or Equipment Replacement, a report describing,
in reasonable detail, the work performed in connection with such event including any Parts, equipment, or other assets removed
from or installed at the Facility and attaching copies of any reports prepared by Third-Party Service Providers or other Persons
hired by Lessee to perform work in connection with such event;

 

(f)            on
a bi-weekly basis until the completion of any Optional Improvement or any improvements or restoration of the Facility following
a Force Majeure Event, as applicable, a report describing, in reasonable detail, the progress made to date, including any assets
installed or removed from the Facility and attaching copies of any reports or other material documents provided by third parties
hired in connection with such event to the extent such materials have not been delivered to Lessor as part of a prior report;

 

(g)            as
soon as available, and in any event no later than [***] after the end of each Quarter beginning
with the first (1st) Quarter following the Quarter in which Occupancy Date occurs, unaudited statements of income and
cash flow of Lessee for such Quarter and for the period from the beginning of the then-current Fiscal Year to the end of such
Quarter and the related balance sheet of Lessee as at the end of such Quarter, setting forth (beginning with the Fiscal Year ending
in 2019) in each case in comparative form the corresponding figures for the corresponding period in the preceding Fiscal Year,
all prepared in accordance with GAAP;

 

(h)            as
soon as available, and in any event no later than [***] after the end of each Fiscal Year
(beginning with the Fiscal Year ending in 2019), audited statements of income and cash flows of Lessee and Lessee’s Parent
for such Fiscal Year and the related balance sheet of each such Person as at the end of such Fiscal Year and related financial
statement footnote disclosures, setting forth in each case (to the extent applicable) in comparative form the corresponding figures
for the preceding Fiscal Year, and accompanied by an opinion of an independent certified public accountant of recognized national
standing acceptable to the Lessor, which opinion shall state that such financial statements fairly present in all material respects
the financial condition and the results of operations of the applicable Person as at the end of, and for, such Fiscal Year in
accordance with GAAP (subject to normal year-end audit adjustments);

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    24

    

    

 

(i)            on
a Quarterly basis, a report which provides a list of, and a breakdown of the total cost (as determined in accordance with GAAP)
of, all Parts the title to which is vested in the Lessee and all Parts the title to which is vested in the Lessor (other than
those Parts installed in connection with a Required Improvement); and

 

(j)            on
an as-requested basis, any other records or reports that Lessor reasonably requests.

 

9.4            Maintenance
and Repairs.

 

(a)            Designated
Maintenance and Repair Services. The Third-Party Service Providers shall perform all Designated Maintenance and Repair Services.
Lessee shall be responsible for hiring, scheduling, and cooperating with the Third-Party Service Providers. Lessee shall pay all
costs and expenses associated with the Designated Maintenance and Repair Services (other than labor, Parts, materials, supplies,
Taxes and other costs and expenses otherwise payable pursuant to a manufacturer’s or vendor’s Warranty). As between
Lessee and Lessor, Lessee shall be responsible and liable for all services performed by, Parts, equipment and materials provided
by, and all acts, errors, or omissions of each Third-Party Service Provider and the parties under the respective control of such
Third-Party Service Providers arising in connection with their performance of the Designated Maintenance and Repair Services.
For the avoidance of doubt, provision of the Designated Maintenance and Repair Services by the Third-Party Service Providers shall
not relieve Lessee of its obligations hereunder to operate and maintain the Facility in accordance with the Standards and the
other requirements of this Lease Agreement.

 

(b)            Equipment
Replacements. Except as stated otherwise in Article X, Lessee shall promptly replace, or cause to be replaced,
all Parts that may from time to time become worn out, lost, stolen, destroyed, seized, confiscated, damaged beyond repair or permanently
rendered unfit for use for any reason whatsoever (“Equipment Replacements”). Lessee shall undertake any Equipment
Replacement in accordance with the Standards and in such a manner to preserve the estimated remaining economic useful life of
the Facility (it being understood and agreed that the Lessee shall not delay maintenance, repairs, and improvements that would
negatively impact such economic useful life of the Facility). Lessee shall ensure that all replacement Parts will be free and
clear of all Liens other than the Lessee Permitted Liens and will be in as good operating condition as, and will have a value,
utility, and remaining useful life equal to or better than, the replaced Parts assuming such replaced Parts were in the condition
and repair required by the terms hereof; provided, that no replacement Parts shall change the Facility such that it would
(i) not be commercially feasible for the Facility or any Part thereof to be used by Lessor or another third party upon
return or (ii) diminish the value, cost efficiency, operating capacity, reliability, utility, residual value, or remaining
useful life of the Facility. All costs and expenses of Equipment Replacements (other than labor, Parts, materials, supplies, Taxes
and other costs and expenses otherwise payable pursuant to a manufacturer’s or vendor’s Warranty) shall be paid by
Lessee; provided, however, that such costs and expenses may be paid with funds in the Maintenance Reserve Account
subject to the terms and conditions of the Account Requirements.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    25

    

    

 

(c)            Title
to Maintenance and Repairs. As between Lessee and Lessor, all Parts at any time removed from the Facility (other than Parts
constituting Lessee-Provided Equipment, Supplies, and Personnel) shall remain the property of Lessor, no matter where located,
until such time as such Parts are replaced by Parts that have been incorporated or installed in or attached to the Facility and
that meet the requirements for replacement Parts specified in Section 9.4(b). Immediately upon any such replacement
Part or any maintenance and repair work becoming incorporated or installed in or attached to the Facility, without further
act (i) title to such replacement Part and maintenance and repair work will thereupon vest in Lessor, subject only to
the Lessee Permitted Liens, (ii) such replacement Part and maintenance and repair work will become subject to this Lease
Agreement and be deemed part of the Facility for all purposes hereof to the same extent as the Parts originally incorporated or
installed in or attached to the Facility, and (iii) title to the removed Part will vest in the Lessee subject to the
Lessor Permitted Liens and the Lessee Permitted Liens, and such removed Part shall no longer be deemed a Part of the
Facility; provided, however, that in the event that Lessee uses funds from the Maintenance Reserve Account to purchase
the replacement Part, Lessee and Lessor shall each own a pro rata interest in the removed Part commensurate with the percentage
each Party has funded into the Maintenance Reserve Account.

 

9.5            Annual
Budgets.

 

(a)            Annual
Maintenance Budgets.

 

(i)            At
least [***] prior to the expected Occupancy Date, Lessee shall submit a proposed Initial
Annual Maintenance Budget to Lessor for its review. The Parties shall use good faith efforts to agree upon the Initial Annual
Maintenance Budget no later than [***] prior to the expected Occupancy Date. At least [***]
prior to the last day of each Fiscal Year, Lessee shall submit a proposed budget for the succeeding Fiscal Year to Lessor for
its review, prepared in accordance with the Standards, and setting forth, in reasonable detail, the amount of the Maintenance
Reserve Account for such calendar year, the anticipated maintenance expenses for the Facility, and any other expenses and information
required to be set forth therein in accordance with Prudent Industry Standards (each, a “Proposed Maintenance Budget”).
Upon Lessor’s receipt of a Proposed Maintenance Budget, Lessor shall have [***] to
make changes to such Proposed Maintenance Budget. If Lessor notifies Lessee that it does not have any changes to a Proposed Maintenance
Budget, or if Lessor does not provide any changes to Lessee within [***] after Lessor’s
receipt of a Proposed Maintenance Budget, such Proposed Maintenance Budget shall become the Annual Maintenance Budget for the
Fiscal Year to which it relates. If Lessor has provided changes to a Proposed Maintenance Budget within the required time period
and Lessee accepts all such changes, the Proposed Maintenance Budget incorporating all of Lessee’s changes shall become
the Annual Maintenance Budget for the Fiscal Year to which it relates.

 

(ii)            In
the event that Lessor has suggested changes to a Proposed Maintenance Budget within the requisite time period, Lessee disagrees
with any such changes, and the Parties are unable to resolve any such differences within [***]
after Lessor has notified Lessee of its suggested changes, the Proposed Maintenance Budget shall be resolved in accordance with
the dispute resolution procedures set forth in Section 15.8(a). To the extent that the Parties are unable to resolve
any such dispute prior to the commencement of a Fiscal Year, Lessee shall be authorized to incur expenditures and take other actions
consistent with the Annual Maintenance Budget for the immediately preceding Fiscal Year.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    26

    

    

 

(b)            Amendments
to an Annual Maintenance Budget. Lessee may from time to time during any Fiscal Year submit a proposed amendment to an Annual
Maintenance Budget to Lessor. Each proposed amendment to an Annual Maintenance Budget shall require the written approval of the
Lessor. Upon receipt of Lessor’s written approval of any proposed amendment to an Annual Maintenance Budget, such Annual
Maintenance Budget as amended will become the new Annual Maintenance Budget for the Fiscal Year to which it relates.

 

(c)            Annual
Lessee Budgets. At least [***] prior to the expected Occupancy Date, Lessee shall submit
a proposed Initial Annual Lessee Budget to Lessor for its review. The Parties shall use good faith efforts to agree upon the Initial
Annual Lessee Budget no later than [***] prior to the expected Occupancy Date. Within [***]
of the Parties’ approval of an Annual Maintenance Budget, Lessee shall submit to Lessor an operating budget for Lessee including
the anticipated revenue and expenses of Lessee for the Fiscal Year or portion thereof covered by such Annual Maintenance Budget
(each, an “Annual Lessee Budget”). Lessor shall have no right to request that Lessee modify any Annual Lessee
Budget, except to the extent that such Annual Lessee Budget (i) conflicts with the corresponding Annual Maintenance Budget
or (ii) is not prepared in a format consistent with the Initial Annual Lessee Budget or in accordance with GAAP.

 

9.6            Required
Improvements.

 

(a)            Upon
Lessee’s Knowledge of the existence thereof, Lessee shall notify Lessor of any capital improvements, modifications, or additions
to the Facility which are, after failing to receive any applicable variance or waiver in accordance with Applicable Law, required
to be made to comply with a Change in Law or a Change in Insurance Requirements (collectively, the “Required Improvements”).

 

(b)            If
a Required Improvement is required solely to address a Change in Insurance Requirements, Lessor may, at its sole cost and expense,
hire a reputable insurance consultant to determine whether there are any alternatives to making the applicable Required Improvements;
provided, that Lessor shall be responsible for such Required Improvements if (i) such insurance consultant determines
that there are not any alternatives to making the Required Improvement which are consistent with the Standards or (ii) Lessor
elects not to hire an insurance consultant.

 

(c)            Subject
to Lessor’s rights in Section 9.6(b), promptly after its receipt of a notice from Lessee of any Required Improvements,
Lessor shall initiate such commercially reasonable actions as are necessary to perform, or cause to be performed, such Required
Improvements. At least [***] prior to the completion of such Required Improvements, Lessor
shall provide a completed Form Lease Supplement to Lessee. Within the Lease Supplement Review Period, Lessee shall provide
any comments it has to such submitted Form Lease Supplement; provided, however, that absent manifest error,
the completed Form Lease Supplement provided by Lessor shall be accepted by Lessee. If Lessee notifies Lessor that it

disputes any of the information included in the submitted Form Lease Supplement within the Lease Supplement Review Period,
then the Parties will review any such dispute in accordance with the provisions set forth in Section 15.8(a). If Lessee
notifies Lessor that it does not dispute any of the information included in the submitted Form Lease Supplement, or if Lessee
does not respond to Lessor’s submitted Form Lease Supplement before the expiration of the Lease Supplement Review Period,
such submitted Form Lease Supplement shall be accepted by the Parties as the Lease Supplement. On the date that the work
associated with any Required Improvements is completed, the Lease Supplement associated with such Required Improvements shall
automatically update this Lease Agreement and be binding on the Parties.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    27

    

    

 

9.7            Optional
Improvements.

 

(a)            Except
in connection with any Equipment Replacements, Lessee shall not make any alterations, additions or improvements to the Facility
(“Optional Improvements”) unless and until the Lessor has consented in writing to such Optional Improvements.
Lessor’s consent to any Optional Improvements may be withheld in its commercially reasonable discretion. Lessor may elect
in its sole discretion to fund the costs of any Optional Improvements.

 

(b)            In
connection with making any Optional Improvements, Lessee shall ensure that the Optional Improvements: (i) are completed in
accordance with the Standards; (ii) are free and clear from all Liens other than the Lessee Permitted Liens; and (iii) do
not diminish the value, cost efficiency, operating capacity, reliability, utility, residual value, or remaining useful life of
the Facility. Subject to Lessor’s rights in Section 8.2(a), Lessee shall be responsible for executing all agreements
and obtaining any required Governmental Approvals, in its name, associated with making any Optional Improvements and as between
Lessor and Lessee, Lessee shall be responsible for any and all work required to complete any Optional Improvements. Lessee shall
be responsible for obtaining all third-party consents and Governmental Approvals required in connection with making any Optional
Improvements on and prior to the date when required under Applicable Law or relevant Project Document, as applicable.

 

(c)            At
least [***] before the proposed commencement of any construction or installation work to
implement the approved Optional Improvements, Lessee shall furnish to Lessor for its review and approval any related plans and
specifications, drafts of Material Project Documents, names and addresses of contractors, drafts of applications for Governmental
Approvals or amendments to existing Project Governmental Approvals, drafts of third-party consents, and proposed instruments of
indemnification against any and all claims, costs, expenses and damages and liabilities which may arise in connection with such
work, such approval not to be unreasonably withheld, conditioned or delayed.

 

(d)            Immediately
upon any Optional Improvement or any component thereof becoming incorporated or installed in or attached to the Facility, without
further act (i) title to such Optional Improvement and such components thereof will thereupon vest in Lessor, subject only
to Lessee Permitted Liens, (ii) such Optional Improvement will become subject to this Lease Agreement and be deemed part
of the Facility for all purposes hereof to the same extent as the components originally incorporated or installed in or attached
to the Facility, and (iii) title to

any removed Part (other than Parts constituting Lessee-Provided Equipment, Supplies, and Personnel) will vest pro rata in
the Persons who funded the Optional Improvements in portion to the amount of funds contributed for such Optional Improvement,
subject to the Lessee Permitted Liens and the Lessor Permitted Liens, and such removed Part shall no longer be deemed a Part of
the Facility.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    28

    

    

 

(e)            In
the event that Lessor funds any Optional Improvement or portion thereof, Lessor shall be entitled to increase the Base Rent by
an amount as agreed to by the Parties.

 

ARTICLE X

EVENT OF LOSS

 

10.1            Event
of Loss with Respect to the Facility.

 

(a)            If
during the Lease Term, the Facility or any portion thereof is damaged, destroyed or rendered unfit for normal use by fire, theft,
material defect not subject to a Warranty claim, damage, destruction, or other casualty (other than ordinary use and wear and
tear) or is appropriated, confiscated, condemned, expropriated, nationalized, seized or otherwise taken (an “Event of
Loss”), Lessee shall promptly notify Lessor and take reasonable, prompt and diligent action in an effort to prevent
or mitigate, as much as practicable, further damage, injury, or loss.

 

(b)            Subject
to Lessor’s rights in Section 10.3, promptly after its receipt of a notice from Lessee of an Event of Loss,
Lessor shall initiate such commercially reasonable actions as are necessary to repair or reconstruct the Facility. At least [***]
prior to completion of the work required to restore the Facility, Lessor shall provide a completed Form Lease Supplement
to Lessee. Within the Lease Supplement Review Period, Lessee shall provide any comments it has to such submitted Form Lease
Supplement; provided, however, that absent manifest error, the completed Form Lease Supplement provided by
Lessor shall be accepted by Lessee. If Lessee notifies Lessor that it disputes any of the information included in the submitted
Form Lease Supplement within the Lease Supplement Review Period, then the Parties will review any such dispute in accordance
with the provisions set forth in Section 15.8(a). If Lessee notifies Lessor that it does not dispute any of the information
included in the submitted Form Lease Supplement, or if Lessee does not respond to Lessor’s submitted Form Lease
Supplement before the expiration of the Lease Supplement Review Period, such submitted Form Lease Supplement shall be accepted
by the Parties as the Lease Supplement. On the date that the work associated with restoring the Facility is completed, the Lease
Supplement associated with such restoration of the Facility shall automatically update this Lease Agreement and be binding on
the Parties. Notwithstanding the foregoing, if an Event of Loss is for less than [***], Lessee
may begin resolving such Event of Loss and any related insurance claim directly without Lessor’s prior written consent to
the repair and restoration work, provided that Lessee notifies Lessor of such Event of Loss, any insurance claim, and the status
of any repair or restoration work as soon as commercially practical.

 

10.2            Facility
Loss Proceeds.    Upon the occurrence of an Event of Loss,
the Parties shall exercise commercially reasonable efforts to proceed promptly to establish and collect all valid claims that
may have arisen against insurers or any other third parties based upon any such Event of Loss. Unless Lessor has elected to exercise
its rights pursuant to Sections 10.3(a), all Facility Loss Proceeds shall be applied to repair, restore, or replace
the Facility. If the Facility Loss Proceeds received in connection with an Event of Loss are insufficient to pay the entire cost
of the work required to restore the Facility and this Lease Agreement has not been terminated pursuant to Section 10.3(a),
Lessor shall be responsible for funding the deficiency to restore the Facility.

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    29

    

    

 

10.3            Lessor’s
Right to Terminate.

 

(a)            No
later than [***] after receiving a notice of an Event of Loss from Lessee, Lessor shall have
the right to terminate this Lease Agreement with respect to the entire Facility or a portion thereof where: (i) Lessor in
its reasonable discretion determines that the reconstruction of the Facility or the affected portion thereof is not economically
viable, either because (A) the Facility Loss Proceeds are not sufficient to repair such loss or damage or (B) such reconstruction
cannot be carried out under Applicable Law, including the then current building or zoning laws; (ii) such Event of Loss occurred
during the last [***] of the Lease Term; (iii) Lessor determines in its reasonable discretion
that the Facility or the affected portion thereof is not capable of being restored within [***]
of such Event of Loss; or (iv) Lessor determines in its reasonable discretion that the Lessee does not have adequate funds
to perform its obligations hereunder following such Event of Loss.

 

(b)            Upon
a termination of this Lease Agreement pursuant to Section 10.3(a) with respect to the entire Facility, all Facility
Loss Proceeds shall be distributed to Lessor.

 

(c)            Upon
a partial termination of this Lease Agreement pursuant to Section 10.3(a) with respect to a portion of the Facility
and subject to Section 10.3(a), [***].

 

ARTICLE XI

INDEMNIFICATION AND LIABILITY

 

11.1            Indemnification
of Lessee Indemnitees.

 

(a)            Subject
to Section 11.1(b), Lessor assumes liability for and shall indemnify, defend and hold harmless Lessee, its members,
its Affiliates and each of their directors, officers, employees, agents, successors and assigns (each, a “Lessee Indemnitee”),
on an After-Tax Basis, from and against any and all Losses asserted against or suffered by any Lessee Indemnitee to the extent
relating to, resulting from, arising out of or in connection with any Claim against a Lessee Indemnitee to the extent relating
to, resulting from, arising out of or in connection with all of the following without duplication:

 

(i)            The
inaccuracy of any representation, warranty or certification made by Lessor or its Affiliates under the Transaction Documents;

 

Certain information
has been excluded from this agreement (indicated by “[***]”) because such information (i) is not material and
(ii) would be competitively harmful if publicly disclosed.

 

    30

    

    

 

 

(ii)            The
failure of Lessor or its Affiliates party to the Transaction Documents to observe or perform any covenant, agreement or obligation
made by Lessor or its Affiliates under this the Transaction Documents;

 

(iii)           Hazardous
Substances present or released from the Site prior to the Effective Date except to the extent Lessee causes or contributes to
such presence or release;

 

(iv)          Any
claims claimed by any Governmental Authority for any Lessor’s Taxes;

 

(v)           Any
cancellation or invalidation of any Required Insurance Policy or part thereof as a result of Lessor’s failure to comply
with any of the requirements set forth in such policy to the extent Lessor has received a copy of such Required Insurance Policy;
or

 

(vi)          Lessor’s
gross negligence or willful misconduct with respect to any other matter not described in clauses (i) through (v) of
this Section 11.1(a).

 

(b)           Notwithstanding
the foregoing, Lessor has no obligation to indemnify a Lessee Indemnitee for any Loss arising out of the negligence, fraud or
willful misconduct of any Lessee Indemnitee or the breach by Lessee or its Affiliates party to the Transaction Documents of its
and their covenants and warranties under this Lease Agreement and the other Transaction Documents or under any Applicable Law.
The provisions of Section 11.3 shall apply to the indemnity in this Section 11.1.

 

11.2        Indemnification
of Lessor Indemnitees.

 

(a)            Lessee
agrees to use and occupy the Facility and the Site at its own risk and hereby releases Lessor and the other Lessor Indemnitees
from all Losses relating to the Site, the Facility, and the use, operation, maintenance and repair of the Facility, except to
the extent Lessor has an obligation to indemnify Lessee or the Lessee Indemnitees for such Losses pursuant to Section 11.1
and subject to Section 11.2(b). Without limiting the generality of the foregoing, Lessee assumes liability for
and will indemnify, defend and hold harmless Lessor, its members, directors, officers, employees, agents, Affiliates and successors
and assigns (each, a “Lessor Indemnitee”), on an After-Tax Basis, from and against any and all Losses asserted
against or suffered by any Lessor Indemnitee to the extent relating to, resulting from, arising out of or in connection with any
Claim against a Lessor Indemnitee to the extent relating to, resulting from, arising out of or in connection with all of the following
without duplication:

 

(i)            Any
claims for bodily injury, death or damage to property to the extent caused by any negligent act or omission (including strict
liability) or willful misconduct by Lessee or its Affiliates or its and their personnel and subcontractors relating to or arising
out of the performance of Lessee’s obligations under this Lease Agreement and any other Transaction Document;

 

(ii)            Any
claims by any Governmental Authority for Taxes other than any Lessor’s Taxes;

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    31

    

    

 

(iii)           Any
Losses incurred or claims associated with fines, penalties, and any other related costs and expenses attributable to any failure
of Lessee or its Affiliates or its and their personnel and subcontractors to comply with Applicable Laws (including those related
to food safety) and the Project Governmental Approvals;

 

(iv)           (A) Any
Release of Hazardous Substances at or from the Site to the extent caused by or attributable to Lessee, its Affiliates or its or
their personnel or subcontractors, including to the extent any such party negligently causes or contributes to a Release of any
Hazardous Substance existing at the Site as of the Effective Date, and (B) any other actual or alleged pollution or contamination
and any Environmental Claims, to the extent related in any way to or caused by Lessee, its Affiliates or its or their personnel
and subcontractors;

 

(v)           Any
Lien on the Facility, the Site, the Project Documents, the Project Governmental Approvals, or any fixtures or personal property
incorporated in the Facility (whether or not any such Lien is valid or enforceable) to the extent created by, through or under,
or as a result of any act or omission (or alleged act or omission) of, Lessee or its Affiliates or any of its and their personnel
and subcontractors;

 

(vi)           Any
claim, action or proceeding by any Person for unauthorized disclosure, infringement, misappropriation or use of any Intellectual
Property Right arising from or related to (A) Lessee’s performance (or that of Lessee’s Affiliates or Lessee’s
and Lessee’s Affiliates’ personnel and subcontractors) under this Lease Agreement, (B) the use, operation or
ownership of the Lessee-Provided Equipment, Supplies, and Personnel, (C) any Equipment Replacements or other repairs made
by Lessee or its Affiliates or its and their personnel and subcontractors, or (D) any Optional Improvements made by Lessee
or its Affiliates or its and their personnel and subcontractors;

 

(vii)          Any
cancellation or invalidation of any Required Insurance Policy or part thereof as a result of Lessee’s failure to comply
with any of the requirements set forth in such policy to the extent Lessor has received a copy of such Required Insurance Policy;

 

(viii)        Any
claims with respect to employer’s liability or worker’s compensation filed by any employee of Lessee or its Affiliates
or any of its and their subcontractors, except to the extent caused by the negligent acts or omissions of Lessor;

 

(ix)           Any
claims made against a Lessor Indemnitee by a counterparty to a Project Document to the extent that the matter giving rise to such
claim is caused by any negligent act or omission (including strict liability) or willful misconduct by Lessee or its Affiliates
or its and their personnel and subcontractors relating to or arising out of the performance of Lessee’s obligations under
this Lease Agreement and any other Transaction Document;

 

(x)            Any
claims made or Losses incurred with respect to Lessee’s production, storing, handling, or management of produce, crops or
other items from another agricultural facility at the Facility or on the Site;

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    32

    

    

 

(xi)           Any
claims or drawings on the credit support maintained by Lessor pursuant to Section 8.3(c);

 

(xii)          The
inaccuracy of any representation, warranty or certification made by Lessee or its Affiliates under the Transaction Documents;

 

(xiii)         The
failure of Lessee or its Affiliates party to the Transaction Documents to observe or perform any covenant, agreement or promise
made or assumed or guaranteed by Lessee or its Affiliates under the Transaction Documents; or

 

(xiv)         Lessee’s
gross negligence or willful misconduct with respect to any other matter not described in clauses (i) through (xiii) of
this Section 11.2.

 

(b)           Notwithstanding
the foregoing, Lessee has no obligation to indemnify a Lessor Indemnitee for any Loss arising out of the gross negligence, fraud
or willful misconduct of any Lessor Indemnitee or the breach by Lessor or its Affiliates party to the Transaction Documents of
its and their covenants and warranties under this Lease Agreement and the other Transaction Documents or any Applicable Law; provided,
however, that the term “gross negligence” or “willful misconduct” as used in this Section 11.2
shall not include negligence imputed as a matter of law to Lessor or the Lessor Indemnitees solely by reason of Lessor’s
interest in the Site or the Facility or Lessor’s failure to act in respect of matters which are or were the obligation of
Lessee or its Affiliates under this Lease Agreement or the other Transaction Documents.

 

(c)           The
provisions of Section 11.3 shall apply to the indemnity in this Section 11.2.

 

11.3        Procedures
for Indemnification.

 

(a)            A
Lessor Indemnitee or Lessee Indemnitee, as the case may be (for purposes of this Section 11.3, an “Indemnified
Party”), shall give the indemnifying party under Section 11.1 and Section 11.2, as applicable
(for purposes of this Section 11.3, an “Indemnifying Party”), prompt written notice (a “Claim
Notice”) of any matter which it has determined has given or could give rise to a right of indemnification under this
Lease Agreement (a “Claim”) stating the amount of the Loss, if known, and method of computation thereof, containing
a reference to the provisions of this Lease Agreement in respect of which such right of indemnification is claimed or arises;
provided, that the failure to provide such notice shall not release the Indemnifying Party from its obligations under this
Article XI except to the extent, and only to the extent, the Indemnifying Party is prejudiced by such failure or to
the extent the survival period, if applicable, expires prior to the giving of such notice. The Indemnifying Party shall have [***]
after its receipt of a Claim Notice to give notice to the Indemnified Party, in writing, either denying its obligations to, or
agreeing to fully, indemnify and defend the Claim.

 

(b)           If
the Indemnifying Party notifies the Indemnified Party that it agrees to fully indemnify and defend the Indemnified Party against
the Claim in accordance with Section 11.3(a), then the Indemnifying Party will have the right to assume and thereafter
conduct (at its sole expense) the defense of the Claim with counsel of its choice reasonably satisfactory to the Indemnified Party;
provided, that the Indemnifying Party shall not consent to the entry of any judgment or enter into any settlement with
respect to the Claim without the prior written consent of the Indemnified Party (not to be unreasonably withheld, delayed or conditioned)
unless the judgment or proposed settlement involves only the payment of money damages and (i) does not impose an injunction
or other equitable relief upon the Indemnified Party and (ii) includes as an unconditional term thereof giving of a release
from all liability with respect to such Claim by each claimant or plaintiff to each Indemnified Party that is the subject of such
Claim.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    33

    

    

 

(c)           If
(i) the Indemnifying Party fails to assume the defense of a Claim in accordance with Section 11.3(a), (ii) an
Indemnified Party determines in good faith that an adverse determination with respect to the proceeding giving rise to such Claim
for indemnification would be materially detrimental to or injure the Indemnified Party’s reputation or future business prospects,
(iii) the Claim for indemnification relates to or arises in connection with any criminal proceeding, action, indictment,
allegation or investigation, (iv) the Claim seeks an injunction or equitable relief against the Indemnified Party, (v) under
applicable standards of professional conduct, a conflict of interest on any significant issue related to such proceeding exists
between the Indemnifying Party, on the one hand, and an Indemnified Party, on the other hand, or (vi) the Indemnifying Party
is failing to vigorously prosecute or defend such Claim, then, in each case, upon notice to the Indemnifying Party, the Indemnified
Party may, in its sole discretion, retain counsel satisfactory to it to assume such defense on behalf of and for the sole account
and risk of the Indemnifying Party, and in the case of clauses (i) through (vi) the Indemnifying Party shall pay all
reasonable fees and expenses of such counsel for the Indemnified Party, and the Indemnifying Party shall cooperate in the defense
of any such matter. In the event that the Indemnified Party assumes the conduct and control of the defense of a Claim, then the
Indemnifying Party shall not be liable for any settlement effected without its prior written consent (which consent shall not
be unreasonably withheld, conditioned or delayed).

 

(d)           If
the Indemnifying Party notifies the Indemnified Party that it acknowledges its obligation to indemnify and defend the Indemnified
Party with respect to a Claim, the Losses of the Indemnified Party incurred or accrued and paid and resulting from or arising
out of such Claim in the amount finally determined will be conclusively deemed a Loss of the Indemnifying Party under this Article XI,
and the Indemnifying Party shall pay the full amount of such Losses to the Indemnified Party on demand.

 

11.4        No
Consequential Damages, Etc. Damages hereunder and under the other Transaction Documents are limited to direct damages,
and in no event will a Party be liable to the other Party, and the Parties hereby waive claims, for indirect, punitive, exemplary,
special or consequential damages or loss of profits; provided, however, that the following damages shall not be
considered indirect, punitive, exemplary, special or consequential damages for purposes of this Lease Agreement and the other
Transaction Documents, (a) damages arising from the fraud, gross negligence or willful misconduct of Lessee or its Affiliates;
(b) damages for third-party claims for which a Party has an indemnification obligation hereunder or under any other Transaction
Document; (c) any damages covered by the Required Insurance Policies; and (d) any liquidated damages provisions or other
damages specifically provided under this Lease Agreement or any other Transaction Document.

 

11.5        Mitigation.

 

11.2        The
Parties shall use commercially reasonable endeavors to mitigate any Loss sustained or incurred by it as a result of a Claim or
Lessee Event of Default or Lessor Event of Default, as applicable.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    34

    

    

 

11.6        LIMITATION
ON LIABILITY. LESSOR’S AND ITS AFFILIATES ENTIRE LIABILITY TO LESSEE UNDER THE TRANSACTION DOCUMENTS (INCLUDING,
WITHOUT LIMITATION, LIABILITY FOR BREACH OF CONTRACT, BREACH OF WARRANTY, NEGLIGENCE OR ANY OTHER LEGAL OR EQUITABLE THEORY),
SHALL IN NO EVENT EXCEED [***] (THE “LIMITATION OF LIABILITY”). LESSEE
HEREBY EXPRESSLY WAIVES AND RELEASES LESSOR FROM ANY AND ALL LOSSES, DAMAGES OR REMEDIES IN EXCESS OF THE LIMITATION OF LIABILITY.
NOTWITHSTANDING THE FOREGOING, THE LIMITATION OF LIABILITY SHALL NOT APPLY TO ANY LIABILITY IN RESPECT OF (A) ANY FRAUD OR
WILLFUL MISCONDUCT ON THE PART OF LESSOR OR ITS AFFILIATES AND (B) THIRD PARTY CLAIMS, AND NO SUCH LIABILITY SHALL COUNT
TOWARDS THE LIMITATION OF LIABILITY.

 

11.7        Survival.
The provisions of this Article XI shall survive expiration or earlier termination of this Lease Agreement.

 

ARTICLE XII

DEFAULT AND REMEDIES

 

12.1        Lessee
Event of Default. The occurrence at any time of the following
events with respect to Lessee shall constitute a “Lessee Event of Default”:

 

(a)           Failure
to Pay. The failure of Lessee to make any payments which Lessee is required to make under this Lease Agreement or any of the
other Transaction Documents (including Additional Rent) within [***] after the date that
such payment is due.

 

(b)           Failure
to Perform Obligations under the Transaction Documents. Unless directly attributable to, or arising out of, or relating to
a Lessor Event of Default, and other than as set forth in Section 12.1(a) and Sections 12.1 (c) through
(m), the failure of Lessee or any of its Affiliates to perform, or cause to be performed, any obligation required to be
performed by such Person under the Transaction Documents to which such Person is a party and such failure shall continue un-remedied
for [***] after the receipt of written notice from Lessor of such failure; provided,
however, that if such default is of a nature that it cannot reasonably be cured within such [***]
and Lessee commences to cure such failure during such [***] and is diligently and in good
faith attempting to effect such cure, then such cure period shall be extended by up to an additional [***].

 

(c)            Bankruptcy
of Lessee. (i) Lessee or Pledgor (A) admits in writing its inability to pay its debts generally as they become due;
(B) files a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws or any other Applicable
Law; (C) makes an assignment for the benefit of creditors; (D) consents to the appointment of a receiver of the whole
or any substantial part of its assets; or (E) has a petition in bankruptcy filed against it, and such petition is not dismissed
within [***] after the filing thereof; or (ii) a court of competent jurisdiction enters
an order, judgment, or decree appointing a receiver of the whole or any substantial part of Lessee’s assets and such order,
judgment or decree is not vacated or set aside or stayed within [***] from the date of entry
thereof; or (iii) under the provisions of any other law for the relief or aid of debtors, any court of competent jurisdiction
shall assume custody or control of the whole or any substantial part of Lessee’s assets and such custody or control is not
terminated or stayed within [***] from the date of assumption of such custody or control.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    35

    

    

 

(d)           Abandonment.
Except with regard to renovations, resulting from a Force Majeure Event or a Lessor Event of Default, Lessee ceases operation
of the Facility or any substantial portion thereof for a continuous period of more than [***]
(which period shall be measured from the occurrence of a work stoppage and continue until work of a substantial nature is
resumed and thereafter diligently continued).

 

(e)           Misstatements.
Any financial statement, representation, warranty or certificate made or prepared by, under the control of or on behalf of Lessee
or any of Affiliates, and furnished to Lessor pursuant to this Lease Agreement or any other Transaction Document, shall contain
an untrue or misleading statement of a fact as of the date made that could reasonably be expected to have a Material Adverse Effect;
provided, however, that no Lessee Event of Default shall occur pursuant hereto, if (i) such untrue or misleading
statement has not had a Material Adverse Effect or (ii) within [***] of the date on
which Lessee receives notice (from any source) that such untrue or misleading statement has occurred, Lessee shall eliminate or
otherwise cure such effect so that it could no longer reasonably be expected to have a Material Adverse Effect.

 

(f)            Material
Project Documents.

 

(i)             With
respect to the Material Project Documents, Lessee shall be in breach of any material obligation or shall repudiate any obligations,
or a material default by Lessee shall have occurred and be continuing and such breach or default shall not be remediable or, if
remediable, shall continue un-remedied for a period equal to the lesser of [***] or [***]
of the cure period provided under such Material Project Document; provided, however, that if (A) such breach
cannot be cured within such initial period, (B) such breach is susceptible of cure within [***],
(C) Lessee is proceeding with diligence and in good faith to cure such breach, and (D) the existence of such breach
has not resulted in, and could not after considering the nature of the cure be reasonably expected to give rise to, a termination
by the counterparty to the Material Project Document which is subject to breach or otherwise have a Material Adverse Effect, then,
so long as no Material Adverse Effect occurs, such cure period, shall be extended to such date not to exceed [***]
from such breach, as shall be necessary for Lessee to diligently cure such breach; or

 

(ii)            Any
Material Project Document shall be terminated (A) as a result of Lessee’s default under such Material Project Document,
or (B) by Lessee without the prior consent of Lessor, such consent not to be unreasonably withheld, conditioned or delayed.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    36

    

    

 

(g)           Project
Governmental Approvals.

 

(i)             Lessee
is unable to obtain any Project Governmental Approvals which may be required after the Occupancy Date to lease, use, own, operate
or maintain the Facility in accordance with its obligations hereunder, except to the extent that such failure to obtain is due
to the negligence or fault of Lessor; or

 

(ii)            Any
Project Governmental Approval necessary for the lease, use, operation or maintenance of the Facility shall be materially modified,
revoked, suspended or canceled by the issuing agency or other Governmental Authority having jurisdiction as a result of Lessee’s
breach of the terms of this Lease Agreement or the applicable Project Governmental Approval and, within [***]
thereafter, Lessee is not able to demonstrate to the Lessor that such modification, approval, or cancellation of such Project
Governmental Approval could not reasonably be expected to have a Material Adverse Effect.

 

(h)           Security
Documents. Any of the Security Documents shall, in any material respect, due to the acts or omissions of Lessee or its Affiliates,
fail to provide Lessor’s Parent, the Liens, security interest, rights, titles, interest, remedies, powers or privileges
intended to be created thereby or cease to be in full force and effect.

 

(i)             Account
Requirements. Lessee’s failure to maintain the Accounts in accordance with the Account Requirements and such failure
shall continue un-remedied for [***] after the earlier to occur of (i) receipt of written
notice from Lessor of such failure and (ii) Lessee’s Knowledge thereof.

 

(j)             Disposal
of Assets. The sale, lease or other disposal of all or substantially all of Lessee’s assets without the prior written
consent of Lessor.

 

(k)            Validity
of Lease Documents. Any of the Transaction Documents becomes unenforceable against Lessee or its Affiliates party thereto
(other than in accordance with its terms) or the performance of the material obligations of such Persons under any of the Transaction
Documents is declared in a final non-appealable judgment by a court of competent jurisdiction to be illegal.

 

(l)            Transfer
of Interests. Without the prior written consent of Lessor, a direct or indirect transfer, including the pledge or grant of
a security interest, in any equity interests in Lessee that could result or has resulted in a Change of Control.

 

(m)           Credit
Support. The failure of Lessee to provide the Parent Guaranty and such failure continues for more than [***].

 

12.2         Lessor’s
Remedies Upon Occurrence of a Lessee Event of Default.

 

(a)            Upon
the occurrence and during the continuance of any Lessee Event of Default, Lessor may exercise any or all of the following rights
or remedies in any combination or order that Lessor may elect in addition to any other rights or remedies as the Lessor may have
under the other Transaction Documents or at law or equity:

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    37

    

    

 

(i)             Enforce
the provisions of this Lease Agreement and the other Transaction Documents and may enforce and protect the rights of Lessor hereunder
by a suit or suits in equity or at law for the specific performance of any covenant or agreement contained herein, or for the
enforcement of any other appropriate legal or equitable remedy, including recovery of all moneys due or to become due from Lessee
under any of the provisions of this Lease Agreement and the other Transaction Documents;

 

(ii)            Terminate
this Lease Agreement, without prejudice to the other remedies hereunder, by giving to Lessee written notice of Lessor’s
election to do so, in which event the Lease Term shall end, and all right, title and interest of Lessee hereunder shall expire
on the date stated in such notice;

 

(iii)           Terminate
the right of Lessee to possession of the Facility without terminating this Lease Agreement by giving notice to Lessee that Lessee’s
right of possession shall end on the date stated in such notice, whereupon the right of Lessee to possession of the Facility or
any part thereof shall cease on the date stated in such notice and any and all amounts received by Lessee or Lessor associated
with the Facility from and after such date shall be paid to Lessor;

 

(iv)           Draw
on the Parent Guaranty, subject to the terms and conditions thereof; or

 

(v)            Apply
any amounts on deposit in the Accounts in a manner consistent with the Security Documents to satisfy any payment due and owing
by Lessee under this Lease Agreement or any of the other Transaction Documents.

 

12.3         Default
by Lessor. The occurrence at any time of the following events
with respect to Lessor shall constitute a “Lessor Event of Default”:

 

(a)           Failure
to Pay. The failure of Lessor to make any payments which Lessor is required to make under this Lease Agreement or any of the
other Transaction Documents within [***] after the date that such payment is due.

 

(b)           Failure
to Perform Obligations. Unless directly attributable to, or arising out of, or relating to a Lessee Event of Default, and
other than as set forth in Section 12.3(a), the failure of Lessor or any of its Affiliates to perform, or cause to
be performed, any obligation required to be performed by such Person under the Transaction Documents to which such Person is a
party and such failure shall continue un-remedied for [***] after the earlier to occur of
(i) receipt of written notice from Lessee of such failure and (ii) Lessor’s Knowledge thereof; provided,
however, that if such default is of a nature that it cannot reasonably be cured within such [***]
period and Lessor commences to cure such failure during such [***] period and is diligently
and in good faith attempting to effect such cure, then such cure period shall be extended by up to an additional [***].

 

(c)           Misstatements.
Any representation or warranty made by Lessor under this Lease Agreement or any other Transaction Document shall have been untrue
as of the date made and could reasonably be expected to have a Material Adverse Effect; provided, however, that
no Lessor Event of Default shall occur pursuant hereto, if (i) such untrue statement has not had a Material Adverse Effect;
(ii) within [***] of the date on which Lessor receives notice (from any source) that
such untrue or misleading statement has occurred, Lessor shall eliminate or otherwise cure such effect so that it could no longer
reasonably be expected to have a Material Adverse Effect; or (iii) such representation and warranty is untrue due to the
actions or inactions of Lessee’s Affiliates prior to the Effective Date.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    38

    

    

 

(d)           Bankruptcy.
(i) Lessor: (A) admits in writing its inability to pay its debts generally as they become due; (B) files a petition
or answer seeking reorganization or arrangement under the federal bankruptcy laws or any other Applicable Law; (C) makes
an assignment for the benefit of creditors; (D) consents to the appointment of a receiver of the whole or any substantial
part of its assets; or (E) has a petition in bankruptcy filed against it, and such petition is not dismissed within [***]
after the filing thereof; or (ii) a court of competent jurisdiction enters an order, judgment, or decree appointing a receiver
of the whole or any substantial part of Lessor’s assets and such order, judgment or decree is not vacated or set aside or
stayed within [***] from the date of entry thereof; or (iii) under the provisions of
any other law for the relief or aid of debtors, any court of competent jurisdiction shall assume custody or control of the whole
or any substantial part of Lessor’s assets and such custody or control is not terminated or stayed within [***]
from the date of assumption of such custody or control.

 

12.4        Lessee
Remedies for Lessor Event of Default. Upon the occurrence and during the continuance of any Lessor Event of Default,
and subject to Section 13.2, Lessee may exercise any or all of the following rights or remedies in any combination
or order that Lessee may elect in addition to any other rights or remedies as the Lessee may have under the other Transaction
Documents or at law or equity:

 

(a)            Enforce
the provisions of this Lease Agreement and any other Transaction Document and may enforce and protect the rights of Lessee hereunder
by a suit or suits in equity or at law for the specific performance of any covenant or agreement contained herein, or for the
enforcement of any other appropriate legal or equitable remedy, including recovery of all moneys due or to become due from Lessor
under any of the provisions of this Lease Agreement and any other Transaction Documents; or

 

(b)            Terminate
this Lease Agreement, without prejudice to the other remedies hereunder, by giving to Lessor written notice of Lessee’s
election to do so, in which event the Lease Term shall end, and all right, title and interest of Lessee hereunder shall expire
on the date stated in such notice.

 

12.5        Default
Notice. Lessor shall give notice to Lessee of any Lessee Event of Default hereunder, and Lessee shall give notice
of any Lessor Event of Default, promptly after its receipt of knowledge of the occurrence thereof. Notices given by Lessor or
by Lessee under this Article XII shall specify the alleged default and if applicable, the subject provisions of this
Lease Agreement and the other Transaction Documents, as applicable, and shall demand that Lessee or Lessor, as applicable, perform
the appropriate provisions of this Lease Agreement or the subject Transaction Document, as applicable, within the applicable period
of time for cure. No such notice shall be deemed a forfeiture or termination of this Lease Agreement unless expressly set forth
in such notice.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    39

    

    

 

12.6        Force
Majeure Events. No failure in the performance of the terms, covenants or conditions of this Lease Agreement or the other
Transaction Documents on the part of Lessee or Lessor or any of their Affiliates (other than in the payment of any Rent) shall
be deemed to have occurred or to continue if and so long as Lessor, Lessee, or their Affiliates, as the case may be, shall be
delayed in or prevented from preventing or remedying the same due to a Force Majeure Event; but if and when the occurrence or
condition which delayed or prevented the remedying of such default shall cease or be removed, it shall be the obligation of Lessor
or Lessee, as the case may be, without further delay, to commence the correction of such failure and to use diligent efforts to
continue and complete the correction thereof. Upon the occurrence of a Force Majeure Event affecting the Facility or either Party’s
performance of its obligations hereunder, in any material respect, the Parties shall consult with each other as promptly as practicable
under the circumstances with respect to such event and take any appropriate steps to mitigate such event or the consequences thereof.

 

12.7        Specific
Performance. The Parties acknowledge and agree that an award of money damages would be inadequate for any breach of the
provisions of this Lease Agreement and any such breach would cause the non-breaching Party irreparable harm. Accordingly, the
Parties agree that, in the event of any breach or threatened breach of this Lease Agreement by a Party, the other Party, to the
fullest extent permitted by law, will also be entitled, without the requirement of posting a bond or other security, to equitable
relief, including injunctive relief and specific performance; provided, that a requirement for a Party seeking equitable
relief to post a bond or other security shall not be waived if such Party is in material default hereunder. Such remedies will
not be the exclusive remedies for any breach of this Lease Agreement or any other Transaction Document but will be in addition
to all other remedies available at law or equity to each of the Parties.

 

12.8        Enforcement
of Obligations. The defaulting Party shall be liable for, and agrees to pay and reimburse the non-defaulting Party for,
all reasonable and documented costs and expenses incurred by the non-defaulting Party (including the reasonable and documented
fees and expenses of legal counsel) in connection with the enforcement of obligations under this Lease Agreement and the other
Transaction Documents.

 

ARTICLE XIII

PERMITTED ASSIGNMENTS; FINANCING PARTY ACCOMMODATIONS

 

13.1        Assignments.
This Lease Agreement shall be binding upon each of the Parties hereto and each of their permitted successors and assigns,
if any. Except as otherwise set forth in this Section 13.1, no Party may assign any or all of its rights or obligations
under this Lease Agreement, in whole or in part, to any other Person without obtaining the written consent or approval of the
other Party. Lessee’s consent shall not be required in connection with any assignment, sale, pledge, or other transfer of
the Facility, the Transaction Documents, any asset assigned or leased to Lessee pursuant to this Lease Agreement, or all or a
portion of the equity interests in Lessor to a Financing Party; provided, however, that promptly after any
such transaction, Lessor shall notify Lessee in writing of the name, address, telephone number and email address of any Person
who has acquired an interest in the Facility, the Transaction Documents, or the equity interests in Lessor.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    40

    

    

 

13.2         Rights
of Financing Parties. Notwithstanding anything in this Lease Agreement to the contrary, upon Lessee having been
given written notice of a Financing Party in accordance with Section 13.1, Lessee agrees that such Financing Party
shall have the following rights:

 

(a)            Such
Financing Party shall have right, but not the obligation, to make any payment or perform any act required to be made or performed
by Lessor under this Lease Agreement, to prevent or cure a default by Lessor in accordance with Section 12.3 (subject
to any extensions of the cure periods therein agreed to by Lessee and such Financing Party) and such act performed by or payment
made by such Financing Party shall be as effective to prevent or cure a default as if done by Lessor;

 

(b)            Within
[***] of the receipt of a written request from Lessor or such Financing Party, Lessee shall
execute or arrange for the delivery of certificates, consents, opinions, estoppels, amendments and other documents reasonably
requested by Lessor or such Financing Party in order to consummate any financing or refinancing and shall enter into reasonable
agreements with such Financing Party that provide that Lessee recognizes the rights of such Financing Party upon foreclosure of
such Financing Party’s security interest and such other provisions as may be requested by Lessor or such Financing Parties;

 

(c)            Such
Financing Party shall be a third-party beneficiary of the provisions of this Article XIII; and

 

(d)            Lessor
shall obtain a commercially reasonable subordination, non-disturbance and attornment agreement from each Financing Party that
has a lien or mortgage on the Site or the Facility, which agreement shall provide, in part, that in the event of a foreclosure,
provided no Lessee Event of Default exists under this Lease Agreement, such Financing Party shall recognize this Lease Agreement
and shall not disturb Lessee’s possession of the Facility.

 

ARTICLE XIV

TERMINATION OF LEASE AGREEMENT

 

14.1         Expiry
of the Lease Term.

 

(a)            Upon
the expiration of the Lease Term:

 

(i)             Subject
to a taking by a Governmental Authority, the leasehold interest of Lessee in the Facility shall automatically revert to Lessor,
Lessee shall promptly and peacefully quit and surrender the Facility to Lessor, without cost to Lessor, and Lessor may, without
demand and further notice, reenter and take possession of the Facility, or any part thereof, and repossess the same as Lessor’s
former estate without being deemed guilty of any manner of trespass;

 

(ii)            Lessee
shall deliver the Facility free and clear of all Liens other than the Lessee Permitted Liens and the Lessor Permitted Liens and
in good repair, operating condition and working order (ordinary wear and tear except); provided, however, that if
an Event of Loss has occurred, Lessee’s obligations shall be subject to the provisions of Article X;

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    41

    

    

 

(iii)           On
and effective as of the Expiry Date, Lessee will assign all of its rights under the Material Project Documents, Project Governmental
Approvals and all other associated rights to Lessor by entering into the Expiry Date Assignment Agreement; provided, however,
that no such assignment and acceptance of the Project Governmental Approvals and Material Project Documents by Lessor shall relieve
Lessee from its indemnification obligations hereunder for its actions or inactions on or prior to the Expiry Date; provided,
further, that Lessor shall reimburse Lessee for any deposits or other credit posted by Lessee under such Material Project
Documents or Project Governmental Approvals;

 

(iv)           Lessee
shall deliver to Lessor all material records in its possession relating to the Facility, the Site, the Project Documents and the
Project Governmental Approvals, including all payments and collections; and

 

(v)            Lessee
agrees to take any other actions that Lessor reasonably deems necessary to effectively transfer title to the Facility, Site, Assigned
Project Documents, and Assigned Project Governmental Approvals to Lessor.

 

(b)           The
obligations of the Parties under this Lease Agreement which arose prior to the Expiry Date shall survive termination or expiration
of this Lease Agreement.

 

14.2        Removal
of Lessee-Provided Equipment, Supplies, and Personnel. On or prior to the last day of the Lease Term, Lessee may
remove from the Facility any and all of Lessee’s personal property constituting the Lessee-Provided Equipment, Supplies,
and Personnel, except to the extent that Lessee has agreed to transfer ownership of such Lessee-Provided Equipment, Supplies,
and Personnel to Lessor. Lessee shall repair any damage caused by such removal. If Lessee fails to remove any of its Lessee-Provided
Equipment, Supplies, and Personnel upon expiration of the Lease Term, Lessor shall have the right to remove and dispose of all
such Lessee-Provided Equipment, Supplies, and Personnel and recover from Lessee any and all costs of such removal and disposal.
Alternatively, Lessor may elect, in its sole discretion, to assume ownership of such Lessee-Provided Equipment, Supplies, and
Personnel.

 

14.3        Holding
Over. If Lessee remains in possession of the Facility after the Lease Term, Lessee, at Lessor’s sole discretion,
may be deemed a tenant of the Facility on a month to month basis and shall continue to pay Rent and all other amounts required
under this Lease Agreement or any of the other Transaction Documents, except that the Base Rent shall automatically be increased
to two hundred percent (200%) of the Base Rent payable immediately prior to the early termination or expiration of this Lease
Agreement. During such period of month-to-month tenancy, Lessee shall be obligated to perform and observe all of the terms, covenants,
and conditions of this Lease Agreement, but shall have no rights hereunder other than the right, to the extent given by Applicable
Law to month-to-month tenancies, to continue its occupancy and use of the Facility. Nothing herein nor the acceptance of Rent
by Lessor shall be deemed a consent to such holding over. Lessee shall defend, indemnify, protect and hold the Lessor Indemnitees
harmless from and against any and all Losses resulting from Lessee’s failure to surrender possession upon the early termination
or expiration of the Lease Term, including any claims made by any succeeding tenant or purchaser.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    42

    

    

 

ARTICLE XV

MISCELLANEOUS

 

15.1         Notices. Any
communications between the Parties hereto or regular notices provided herein to be given shall be given to the following addresses:

 

	(a)        If
    to Lessor, to:	 	Morehead Farm, LLC
	 	 	c/o Controlled Environment Foods Fund, LLC
	 	 	[***]
	 	 	[***]
	 	 	[***]
	 	 	 
	(b)        If to Lessee,
    to:	 	AppHarvest Morehead Farm, LLC
	 	 	c/o AppHarvest, Inc.
	 	 	401 W. Main Street, Suite 321
	 	 	Lexington, Kentucky 40507
	 	 	Attn: Jonathan Webb, CEO
	 	 	[***]
	 	 	[***]

 

Any notice that is
personally served shall be effective upon the date of service; any notice given by U.S. Mail shall be deemed effectively given,
if deposited in the U.S. Mail, registered or certified with return receipt requested, postage prepaid and addressed as provided
above, on the date of receipt, refusal or non-delivery indicated on the return receipt. In addition, either Party may send notices
by electronic mail, or by a nationally recognized overnight courier service which provides written proof of delivery (such as
U.P.S. or Federal Express). Any notice sent by electronic mail shall be effective upon confirmation of receipt in legible form,
and any notice sent by a nationally recognized overnight courier shall be effective on the date of delivery to the Party at its
address specified above as set forth in the courier’s delivery receipt. Either Party may, by notice to the other from time
to time in the manner herein provided, specify a different address for notice purposes.

 

15.2        Successors
and Assigns. Subject to the restrictions herein, this Lease Agreement shall be binding upon each of the Parties
hereto and each of their permitted successors and assigns, if any.

 

15.3        Cumulative;
Specific Performance. The rights and remedies of the Parties hereto shall be cumulative (and not alternative).

 

15.4        Waiver.
No failure on the part of any Person to exercise any power,
right, privilege or remedy under this Lease Agreement, and no delay on the part of any Person in exercising any power, right,
privilege or remedy under this Lease Agreement, shall operate as a waiver of such power, right, privilege or remedy; and no single
or partial exercise of any such power, right, privilege or remedy shall preclude any other or further exercise thereof or of any
other power, right, privilege or remedy. No Person shall be deemed to have waived any claim arising out of this Lease Agreement,
or any power, right, privilege or remedy under this Lease Agreement, unless the waiver of such claim, power, right, privilege
or remedy is expressly set forth in a written instrument duly executed and delivered on behalf of such Person; and any such waiver
shall not be applicable or have any effect except in the specific instance in which it is given.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    43

    

    

 

15.5        Survival.
The provisions of Sections 8.4(a), 8.4(b), 10.2, 10.3, 12.2, 12.4, 12.6,
12.7, 12.8 and Article I, Article XI, Article XIV, this Article XV,
and any other provision of this Lease Agreement and the other Transaction Documents that, by its terms, survives the termination
of this Lease Agreement shall survive the expiration or termination of this Lease Agreement pursuant to such terms.

 

15.6        Entire
Agreement. This Lease Agreement and all exhibits and schedules hereto, represent the entire understanding and agreement
between the Parties with respect to the subject matter hereof and supersedes all prior oral and written and all contemporaneous
oral negotiations, commitments and understandings between the Parties. If the provisions of any exhibit or schedule are inconsistent
with the provisions of this Lease Agreement, the provisions of this Lease Agreement shall prevail. The exhibits and schedules
attached hereto are hereby incorporated as integral parts of this Lease Agreement.

 

15.7        Severability.
Any provision of this Lease Agreement which is invalid, illegal or unenforceable shall be ineffective to the extent
of such invalidity, illegality or unenforceability, without affecting in any way the remaining provisions hereof or rendering
that or any other provision of this Lease Agreement invalid, illegal or unenforceable. Upon such determination that any term or
other provision is invalid, illegal or incapable of being enforced, the Parties shall negotiate in good faith to modify this Lease
Agreement so as to effect the original intent of the Parties as closely as possible in an acceptable manner to the end that the
transactions contemplated hereby are fulfilled to the fullest extent possible.

 

15.8        Dispute
Resolution Process; Consent to Jurisdiction.

 

(a)            Technical
Disputes. In the event of any Technical Dispute arising under this Lease Agreement, the Parties shall submit the dispute to
an independent expert with experience in the subject matter of the dispute selected by Lessor and approved by Lessee in its reasonable
discretion (the “Technical Expert”). The Technical Expert shall be requested to render his recommendation as
promptly as possible after he receives all necessary data. After receipt of the Technical Expert’s recommendation, the Parties
shall attempt in good faith to promptly resolve any differences with respect to the subject matter in dispute. If the Parties
are unable to resolve any such difference within [***] after receiving the Technical
Expert’s recommendation, absent fraud, collusion, or manifest error, such recommendation will become a determination and
shall be final and binding upon the Parties. Lessee shall be responsible for paying for all costs and expenses associated with
the Technical Expert’s rendering of his recommendation.

 

(b)            Other
Disputes. In the event of any dispute arising under this Lease Agreement other than a Technical Dispute, the Parties shall
resolve such dispute in accordance with the procedures set forth in this Section 15.8(b). The Parties shall attempt
in good faith to resolve promptly any dispute arising out of or relating to this Lease Agreement. Any Party may give the other
Party a written notice of any dispute not so resolved in the normal course of business. Within [***]
after delivery of such notice, representatives of the Parties with full settlement authority shall meet at a mutually acceptable
time and place and thereafter as often as they reasonably deem necessary, to exchange relevant information and to attempt to resolve
the dispute. If the dispute has not been resolved by negotiations within [***] following
the notice provided for in this Section 15.8(b), or if the Parties fail to meet within the [***]
period set forth in this Section 15.8(b), then each of the Parties hereby irrevocably consents and agrees that any
legal action or proceedings with respect to this Lease Agreement shall be brought in any court, federal or state, within New York
County, New York having subject matter jurisdiction arising under this Lease Agreement and the Transaction Documents (other than
the Ground Leases). By execution and delivery of this Lease Agreement and such other documents executed in connection herewith,
each Party hereby (i) accepts the exclusive jurisdiction of the aforesaid courts, (ii) irrevocably agrees to be bound
by any final judgment (after any and all appeals) of any such court with respect to such documents, (iii) irrevocably waives,
to the fullest extent permitted by law, any objection it may now or hereafter have to the laying of venue of any action or proceeding
with respect to such documents brought in any such court, and further irrevocably waives, to the fullest extent permitted by law,
any claim that any such action or proceeding brought in any such court has been brought in any inconvenient forum, (iv) agrees
that services of process in any such action or proceeding may be effected by mailing a copy thereof by registered or certified
mail (or any substantially similar form of mail), postage prepaid, to such Party at its address set forth in Section 15.1,
or at such other address of which the Parties have been notified and (v) agrees that nothing herein shall affect the right
to effect service of process in any other manner permitted by law. EACH PARTY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE
LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY SUIT, ACTION, CLAIM OR PROCEEDING RELATING TO THIS LEASE
AGREEMENT.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    44

    

    

 

15.9        Governing
Law. This Lease Agreement shall be governed by and construed in accordance with the laws of the State of New
York, excluding any laws thereof which would direct application of law of another jurisdiction; provided, however,
that any matter in this Lease Agreement that must be governed by the internal laws of the State of Kentucky to be enforceable
shall be governed by and construed in accordance with the internal laws of the State of Kentucky.

 

15.10     Confidential
Information. Each Party (a “Recipient”)
agrees to use commercially reasonable efforts to maintain the confidential nature of, and shall not use or disclose, the Confidential
Information of the other Party or the other Party’s Affiliates (a “Disclosing Party”) without first obtaining
such Disclosing Party’s prior written consent; provided, that nothing in this Section 15.10 shall require
any Recipient to obtain any consent of any Disclosing Party in connection with (and each Disclosing Party hereby authorizes each
Recipient to freely disclose any financial information or confidential information with respect to such Disclosing Party or any
Transaction Document without such Disclosing Party’s consent, to the extent otherwise required, in connection with): (a) exercising
any of a Recipient’s rights under the Transaction Documents, including those exercisable upon the occurrence of a Lessee
or Lessor Event of Default; (b) providing information about Lessee or any Transaction Document or the parties thereto to
any Financing Party or prospective Financing Party; (c) any situation in which any Recipient is required by law or required
by any Governmental Authority to disclose information (provided that such Person uses commercially reasonable efforts to maintain
confidentiality of the information disclosed); (d) providing information to legal counsel to any Recipient in connection
with the transactions contemplated by any of the Transaction Documents (if such Recipient informs such counsel of the confidential
nature of such information and requires that it be kept confidential except as permitted herein); (e) providing information
to independent accountants, auditors or other expert consultants retained by any Recipient (if such Recipient informs such auditors
or consultants of the confidential nature of such information and requires that it be kept confidential except as permitted herein);
(f) providing information to such Recipient’s officers, directors, members, managers and employees (if such Recipient
informs such officers, directors, members, managers and employees of the confidential nature of such information and requires
that it be kept confidential except as permitted herein); (g) providing information to Affiliates of Recipient and the respective
officers, directors, members, managers, employees, investors and lenders of such Affiliates (if such Recipient informs such Affiliates
and such other Persons of the confidential nature of such information and requires that it be kept confidential except as permitted
herein); (h) any information that is in or becomes part of the public domain otherwise than through a wrongful act of any
Recipient or any employees or agents thereof or other Persons to whom confidential information is disclosed under any of clauses
(b), (c), (d), (e), (f) and (g) of this Section 15.10; (i) any information that is in the possession
of any Recipient prior to receipt thereof from the Disclosing Party or any other Person known to any Recipient to be acting on
behalf of the Disclosing Party; (j) any information that is independently developed by any Recipient; and (k) any information
that is disclosed to any Recipient by a third party that is not known or reasonably suspected by such Recipient to be bound by
a confidentiality agreement with, or other contractual, legal or fiduciary obligation of confidentiality to, Disclosing Party,
with respect to such information.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    45

    

    

 

 

15.11      Amendments.
This Lease Agreement may be amended, modified or supplemented only by written agreement of Lessee and Lessor.

 

15.12       Section Headings.
The Section headings are for the convenience of the Parties and in no way alter, modify, amend, limit or restrict
the contractual obligations of the Parties.

 

15.13       Counterparts.
This Lease Agreement may be executed in any number of counterparts (which may be delivered by facsimile or electronic mail
which attaches a portable document format (.pdf) document) and each counterpart shall represent a fully executed original as if
executed by both Parties, with all such counterparts together constituting but one and the same instrument.

 

15.14       No
Third-Party Beneficiaries. This Lease Agreement is entered into for the sole benefit of the Parties, and no other
Person shall be a direct or indirect beneficiary of, or shall have any direct or indirect cause of action or claim in connection
with, this Lease Agreement, except as specifically provided herein (including with respect to Financing Parties, Lessee Indemnified
Parties or Lessor Indemnified Parties, to the extent set forth in Articles XI and XIII).

 

15.15       Costs.
Except as otherwise specifically provided herein, each Party shall pay all of its own costs and expenses, including the fees
and costs of its attorneys, consultants, contractors and representatives, incurred in connection with this Lease Agreement. In
the event of legal action to enforce or interpret any provision of this Lease Agreement or any of the other Transaction Documents,
the prevailing Party shall be entitled to recover from the other Party its reasonable attorneys’ fees and other costs of
suit so incurred from the losing Party, at trial, on any appeal, and on any petition for review or other proceeding, in addition
to all other sums provided by law.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    46

    

    

 

15.16      Time
is of Essence. TIME IS OF THE ESSENCE
OF THIS LEASE AGREEMENT AND EACH PROVISION HEREOF IN WHICH TIME OF PERFORMANCE IS ESTABLISHED.

 

15.17      Construction
of this Lease Agreement. The terms and provisions of this Lease Agreement represent the results of negotiations
between Lessee and Lessor, each of which has been represented by counsel of its own choosing, and neither of which has acted under
duress or compulsion, whether legal, economic or otherwise. Accordingly, the terms and provisions of this Lease Agreement shall
be interpreted and construed in accordance with their usual and customary meanings, and Lessee and Lessor hereby waive the application
in connection with the interpretation and construction of this Lease Agreement of any rule of law to the effect that ambiguous
or conflicting terms or provisions contained in this Lease Agreement shall be interpreted or construed against the Party whose
attorney prepared the executed draft or any earlier draft of this Lease Agreement.

 

15.18      Memorandum
of Lease. This Lease Agreement shall not be recorded; provided, however, that a Party may, upon
agreement of the other Party, record a memorandum of this Lease Agreement setting forth only the following provisions: (a) information
required by law, (b) restrictions on transfers, and (c) such other provisions as mutually agreed to by Lessor and Lessee.

 

[The remainder of this page is
intentionally blank; signature pages follow]

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    47

    

    

 

IN
WITNESS WHEREOF, this Lease Agreement has been duly executed by the Parties hereto as of and on the date first above
written.

 

		LESSOR
	 	 	 
	 	MOREHEAD
               FARM, LLC
	 	 	 
	 	By: EqCEF I, LLC, its manager
	 	 	 
	 	By:	/s/ R. Thomas
                                         Amis
	 	Name:	R. Thomas Amis
	 	Title:	Principal

 

[Signature Page to Master Lease
Agreement]

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    

    

    

 

		LESSEE
	 	 	 
	 	APPHARVEST MOREHEAD FARM, LLC
	 	 	 
	 	By:	/s/ Jonathan
                                         Webb
	 	Name:	Jonathan Webb
	 	Title:	CEO

 

[Signature Page to
Master Lease Agreement]

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    

    

    

 

EXHIBIT A

 

DEFINITIONS

 

“Account
Control Agreement” has the meaning given to it in Exhibit H-4.

 

“Account
Requirements” means those rights and obligations of the Parties with respect to the Accounts as set forth in Exhibit H-4.

 

“Accounting
Period” means each calendar month during the Lease Term.

 

“Accounts”
has the meaning given to it in Exhibit H-4.

 

“Additional
Rent” has the meaning given to it in Section 5.3.

 

“Affiliate”
of a specified Person means any other Person that directly, or indirectly through one or more intermediaries, controls, is controlled
by or is under common control with, the Person specified. For purposes of the immediately preceding sentence, “control”
shall mean the ability to control or effect the day-to-day management and control of the Person or a fifty percent (50%) or greater
beneficial ownership interest in the partnership interests, member interests or voting stock of the Person. For the avoidance
of doubt, Lessor shall not be deemed an Affiliate of Lessee, Pledgor, or any intermediate parent of Lessee.

 

“After-Tax
Basis” means, with respect to any indemnity, the amount of the indemnity increased so that, after deduction of the amount
of all Taxes (assuming for this purpose that, to the extent the payment constitutes taxable income to the recipient for federal
income tax purposes, the recipient, its direct or indirect beneficial owners, or any Affiliates of such recipients or owners is
subject to federal income taxation at the highest marginal rate generally applicable to corporations for the tax year in which
such income is taxable and to state and local income taxation at the actual composite marginal rate applicable to the recipient
(or its direct or indirect beneficial owners or such Affiliates) as reasonably estimated by such recipient) required to be paid
by the recipient, its direct or indirect beneficial owners, or any Affiliates of such recipients or owners as a result of the
receipt or accrual of such amounts, and after reduction for tax savings available to such recipients (calculated under the assumptions
described in the immediately preceding parenthetical) as a result of the circumstances giving rise to the indemnity in the tax
year such circumstances arise, such increased payment is equal to the indemnity otherwise required to be paid.

 

“Annual Budget”
means, as the context requires, an Annual Maintenance Budget or an Annual Lessee Budget.

 

“Annual Lessee
Budget” means, as applicable for any Fiscal Year or applicable portion thereof, (a) the Initial Annual Lessee Budget
or (b) any other Annual Lessee Budget delivered pursuant to Section 9.5(c).

 

“Annual Maintenance
Budget” means, as applicable for any Fiscal Year or applicable portion thereof, (a) the Initial Annual Maintenance
Budget, or (b) any Proposed Maintenance Budget approved or amended pursuant to the procedures set forth in Sections 9.5(a) and
(b).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-1

    

    

 

“Anticipated
Lease Termination Date” means the twentieth (20th) anniversary of the Base Rent Commencement Date.

 

“Applicable
Law” means all national, state, provincial, local or municipal laws, statutes, codes, acts, treaties, ordinances, common
laws, orders, judgments, writs, decrees, injunctions, rules, regulations, governmental approvals, licenses, Governmental Approvals,
directives, and requirements (including all Environmental Laws and food, health, and safety laws and regulations) of all regulatory
and other Governmental Authorities having jurisdiction over, as applicable, the Facility, the Site, Lessor, Lessee, or the Lessee-Provided
Equipment, Supplies, and Personnel.

 

“Approved
Quarterly Gross Revenues” means the amounts calculated in accordance with Exhibit C.

 

“Base Rent”
means, as applicable:

 

(a)            from
the Base Rent Commencement Date until the earlier of (i) the Base Rent Step-Up Date and (ii) the Full Facility Completion
Date, [***] of the amount set forth as the “Base Rent” in the Occupancy Date Lease Supplement, as calculated in accordance
with Exhibit J;

 

(b)            if
the Base Rent Step-Up Date occurs [***] the Full Facility Completion Date, from the Base Rent Step-Up Date until the Full Facility
Completion Date, [***] of the amount set forth as the “Base Rent” in the Occupancy Date Lease Supplement, as calculated
in accordance with Exhibit J; provided, that such Base Rent shall be [***]; provided, further,
the Base Rent Step-Up Date shall be [***].

 

(c)            from
the Full Facility Completion Date until the Full Base Rent Commencement Date, the amount set forth as the “Base Rent”
in the Full Facility Completion Lease Supplement, as calculated in accordance with Exhibit J;

 

(d)            on
and after the Full Base Rent Commencement Date, the amount set forth as the “Base Rent” in the EPC Final Completion
Lease Supplement, as calculated in accordance with Exhibit J;

 

(e)            if
Lessor has elected [***], the amount set forth as the “Base Rent” in the Reserve Reduction Lease Supplement, as calculated
in accordance with Exhibit J;

 

(f)             if
Lessor has elected [***], the amount set forth as the “Base Rent” in the Excess Land Sale Lease Supplement, as calculated
in accordance with Exhibit J;

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-2

    

    

 

(g)            as
may be set forth in any Lease Supplement delivered in accordance with Section 9.6(c) or Section 10.1;

 

(h)            the
amount calculated in accordance with Section 10.3(c);

 

each of (a) through (h), as may be
adjusted pursuant to Section 5.1(g).

 

“Base Rent
Commencement Date” means the date which is [***] after Substantial Completion of the Facility.

 

“Base Rent
Payment Date” means the first (1st) Business Day of each calendar month occurring after the calendar month
in which the Base Rent Commencement Date occurs.

 

“Base Rent
Step-Up Date” means the date which is [***] after the Occupancy Date.

 

“Business
Day” means any day other than a Saturday and Sunday on which national banks are not required or authorized by law or
executive order to close in the states of New York or Kentucky.

 

“Change in
Insurance Requirements” means a change in the requirements to comply with the Required Insurance Policies that occurs
after the Effective Date; provided, that such change is being made by the insurance industry generally with respect to
insurance coverages substantially similar to the coverages being provided pursuant to the Required Insurance Policies.

 

“Change in
Law” means (a) a change to any existing Applicable Law or (b) the adoption by any Governmental Authority of
any new Applicable Law; provided, that the foregoing is binding on a Party, the Site, the Facility, or the operation, maintenance,
and repair of the Facility and occurs after the Effective Date.

 

“Change of
Control” means any circumstances in which Pledgor ceases (a) to own, directly or indirectly through one or more
intermediate entities, more than fifty (50%) of the outstanding equity interests in Lessee or (b) to have the ability to
direct or cause the direction of the management and policies of Lessee.

 

“Claim”
has the meaning given to it in Section 11.3(a).

 

“Claim Notice”
has the meaning given to it in Section 11.3(a).

 

“Confidential
Information” means (a) the terms and provisions of this Lease Agreement, and (b) any and all information received
by or in the possession of Party relating to the other Party’s business (other than information relating specifically to
the Facility) which is either non-public, confidential or proprietary.

 

“Consumer
Price Index” means [***]

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-3

    

    

 

“Crop Event”
means any period of reduced Crop quality or quantity (including any failure to produce any Crops) resulting from exposure to pests
or diseases of any kind.

 

“Crops”
means the crops set forth on Schedule 1.1(f) to be grown at the Facility or any other crops approved in writing
by Lessor from time to time.

 

“Depositary”
means either (a) any Qualified Bank selected by Lessee, or (b) such other U.S. commercial bank selected by Lessee and
approved by Lessor in its reasonable discretion.

 

“Designated
Maintenance and Repair Services” means the maintenance and repair services set forth on Schedule 1.1(i).

 

“Disclosing
Party” has the meaning given to it in Section 15.10.

 

“Drawings”
has the meaning given to such term in the EPC Contract.

 

“Eastern
Prevailing Time” means the then current time in the Eastern time zone of the United States.

 

“Effective
Date” has the meaning given to it in the Preamble.

 

“Emergency
Expenditure” means an expense that is not included in the Annual Maintenance Budget for such Fiscal Year and which is
incurred in compliance with Prudent Industry Practices in response to an emergency event at the Facility that poses an actual
or imminent risk of serious physical injury to any Person, material physical damage to the Facility or the Site, loss of the Facility
or any major component thereof, or material damage to the environment.

 

“Environmental
Claim” means any and all administrative, regulatory or judicial actions, suits, written demands, decrees, written claims,
liens, judgments, notices (including warning notices and notices of actual or potential noncompliance or violation) governmental
investigations, governmental inspections, governmental proceedings, removal or remedial actions or orders, penalties or damages
(foreseeable and unforeseeable, including consequential and punitive penalties or damages) relating to the Facility or the Site
and arising under or relating in any way to any Environmental Law or any Project Governmental Approval issued under Environmental
Law, including those (a) by any Governmental Authority for enforcement, investigation, cleanup, removal, response, remedial
or other actions or fines, penalties or damages pursuant to any applicable Environmental Law, (b) by any third party seeking
damages, contribution, indemnification, cost recovery, compensation or injunctive relief resulting from Hazardous Substances (including
exposure thereto or Release thereof), or (c) arising from alleged injury or threat of injury to health, safety (with respect
to Hazardous Substances), the environment, cultural or archeological resources, wildlife or natural or biological resources.

 

“Environmental
Law” means all Applicable Laws concerning pollution or protection of health, natural resources, or the environment,
including laws relating to natural resource conservation, land use and zoning, occupational safety and health, air (indoor and
ambient), soils, soil vapor, subsurface strata, water rights, groundwater and surface water quality, species (both flora and fauna),
cultural, archaeological and visual resources, emissions, discharges, releases, or threatened releases of Hazardous Substances,
or otherwise relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling
of Hazardous Substances or solid or other waste.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-4

    

    

 

“EPC Contract”
means that certain Engineering, Procurement and Construction Agreement, dated as of the Effective Date, by and between Lessor
and EPC Contractor.

 

“EPC Contractor”
means Dalsem Greenhouse Technology B.V.

 

“EPC Final
Completion Date” means the earlier of (a) the “Final Completion Date” under the EPC Contract and (b) the
date that all items on the Punchlist (as defined in the EPC Contract) are completed.

 

“EPC
Final Completion Lease Supplement” means the binding supplement to this Lease Agreement determined in accordance with
the provisions of Section 5.1(d).

 

“Equipment
Replacements” has the meaning given to it in Section 9.4(b).

 

“ERISA”
means the Employee Retirement Income Security Act of 1974, as amended, and the regulations promulgated thereunder.

 

“Escalator”
means with respect to any Lease Year, [***].

 

“Event of
Loss” has the meaning given to it in Section 10.1(a).

 

“Excess Land
Ground Lease” means a Ground Lease, substantially in the form of Exhibit D-2, to be executed by Lessor and
Lessee on the Occupancy Date.

 

“Excess Land
Option” has the meaning given to it in the Excess Land Ground Lease.

 

“Excess Land
Option Closing Date” has the meaning given to it in the Excess Land Ground Lease.

 

“Excess Land
Right of First Refusal” has the meaning given to it in the Excess Land Ground Lease.

 

“Excess Land
Sale Lease Supplement” means the binding supplement to this Lease Agreement determined in accordance with the provisions
of Section 5.1(f).

 

“Expiry Date”
means the earlier of (a) the earlier of the Anticipated Lease Termination Date, or (b) the date on which this Lease
Agreement is terminated in accordance with its terms.

 

“Facility”
means (a) an approximately sixty (60)-acre, controlled environment agriculture facility to be constructed on the Site, as
further detailed in the Substantial Completion Certificate, consisting of (i) all equipment and systems set forth on Part I
of Schedule 1.1(c); (ii) all equipment and other assets that are now or hereafter located in, on or used in connection
with and permanently affixed to or otherwise incorporated into such facility; (b) any ancillary facilities and equipment
described on Part II of Schedule 1.1(c); and (c) all replacements, alterations, modifications, and additions
to the equipment, systems and assets described in the foregoing clauses (a) and (b), but excluding the Lessee-Provided Equipment,
Supplies, and Personnel.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-5

    

    

 

“Facility
Data Room” means the Lessee’s electronic virtual data room acceptable to the Lessor, in each case for which the
Lessor has been granted free access and rights to access all applicable communications, Reports, notices, records, and other materials
in a format that is downloadable and printable.

 

“Facility
Design Guidelines” means those design guidelines set forth on Exhibit N.

 

“Facility
Ground Lease” means a Ground Lease, substantially in the form of Exhibit D-1, to be executed by Lessor and
Lessee on the Occupancy Date.

 

“Facility
Loss Proceeds” means, collectively, all amounts and proceeds actually collected against insurers or any third-party
based upon any Event of Loss (exclusive, in each case, of the proceeds of business interruption insurance and crop loss insurance).

 

“Financing
Party” means any Person or entity (other than any Affiliate of Lessee) directly or indirectly (a) providing senior
or subordinated construction, interim or long-term debt or equity financing or refinancing to Lessor (and for the avoidance of
doubt, to any permitted assignee of all or any portion of this Lease Agreement or to any Affiliates of Lessor) for or in connection
with the development, construction, purchase, installation or operation of the Facility, whether that financing or refinancing
takes the form of private debt, public debt or any other form (including debt financing or refinancing), including any equity
investor directly or indirectly providing financing or refinancing for the Facility or purchasing equity ownership interests of
Lessor (and for the avoidance of doubt, to any permitted assignee of all or any portion of this Lease Agreement or to any Affiliates
of Lessor), and any trustee or agent acting on their behalf, or (b) providing interest rate protection agreements to hedge
any of the foregoing obligations.

 

“Fiscal Year”
means, during the Lease Term, each calendar year commencing on the Fiscal Year Start Date.

 

“Fiscal Year
Start Date” means October 1 of each calendar year.

 

“Force Majeure
Event” means any event or circumstance, or combination of events or circumstances that meets all of the following criteria:

 

(a)            arises
after the Occupancy Date,

 

(b)            was
not caused by and is beyond the reasonable control of the Party claiming the Force Majeure Event,

 

(c)            is
unforeseeable,

 

(d)            is
unavoidable or could not be prevented or overcome by the reasonable efforts and due diligence of the Party claiming the Force
Majeure Event, and

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-6

    

    

 

(e)            the
Party claiming the Force Majeure Event can demonstrate that such event is the cause of a delay in or prevents performance or the
meeting of an obligation of such Party under this Lease Agreement.

 

Provided
they meet all of the criteria described above, Force Majeure Events may include the following: acts of God, natural disasters,
wildfires, earthquakes, tornadoes, lightning, floods, civil disturbances, riots, war and military invasion, acts of the public
enemy, blockades, acts of terrorism, insurrections, riots or revolutions, sabotage, vandalism, embargoes, technological impossibility
and labor strikes, work stoppages, boycotts, walkouts and other labor difficulties that are national or regional in nature (“Labor
Disputes”); provided, however, that Labor Disputes specific to the Facility or the Site involving Lessee’s
(or its Affiliate’s) or any subcontractor’s on-site employees shall not constitute a Force Majeure Event nor shall
Labor Disputes resulting from Lessee’s or any of its subcontractor’s violation of any agreements with labor unions.
Notwithstanding anything in the foregoing to the contrary, in no event shall any of the following constitute a Force Majeure Event:
(i) any labor or manpower shortages; (ii) unavailability, late delivery, failure, breakage or malfunction of equipment
or materials unless there is an independent, identifiable Force Majeure Event causing such condition; (iii) events that affect
the cost of equipment or materials; (iv) economic hardship (including lack of money) of any entity or its Affiliates or their
respective subcontractors or suppliers; (v) delays in transportation (including delays in clearing customs) other than delays
in transportation resulting from accidents or closure of roads or other transportation routes by a Governmental Authority; (vi) any
variance in temperature at the Site; (vii) any climactic condition at the Site (other than temperature variance) that is
within [***] of the Historic Daily Average for such climactic condition for the calendar month during which the condition
occurred, where the “Historic Daily Average” means the average value (according to the records of the National
Oceanic and Atmospheric Administration for the applicable vicinity on the Site) for the applicable climactic condition (e.g.,
inches of rain per day) for the days comprising the calendar month during which the condition occurred (e.g., the average inches
of rain, per day, for the days comprising the month of June) over the prior twenty-five (25) calendar years; (viii) actions
of a Governmental Authority in respect of or in relation to or resulting from Lessee’s compliance or non-compliance with
Applicable Laws; (ix) any failure by Lessee to obtain or maintain any Governmental Approval it is required to obtain or maintain
hereunder, unless such failure is solely caused by a Force Majeure Event; (x) the imposition by a Governmental Authority
of any import tariff, customs duties, price supports or similar taxes or fees, including any change in any Applicable Law that
results in, or causes an increase in, or imposition of, any costs, tariffs, duties, quotas, tariff rate quotas, fines, penalties,
fees, minimum pricing or other restrictions related to the importation of equipment into the United States; (xi) any Crop
Event; and (xii) any other act, omission, delay, default or failure (financial or otherwise) of a subcontractor or other
personnel of Lessee.

 

“Form Lease
Supplement” means the supplement to be provided by Lessor to Lessee in accordance with this Lease Agreement, substantially
in the form of Exhibit E-1, E-2, E-3, E-4, E-5, E-6, or E-7 attached hereto,
as applicable.

 

“Full
Base Rent Commencement Date” means the first (1st) Base Rent Payment Date after the EPC Final Completion Date.

 

“Full Facility
Completion” has the meaning set forth in Section 4.3(b).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-7

    

    

 

“Full Facility
Completion Certificate” means the Full Facility Completion Certificate substantially in the form of Exhibit F.

 

“Full Facility
Completion Date” means the date on which Full Facility Completion is achieved.

 

“Full
Facility Completion Lease Supplement” means the binding supplement to this Lease Agreement determined in accordance
with the provisions of Section 5.1(c).

 

“GAAP”
means the generally accepted accounting principles in the United States of America, as in effect from time to time, consistently
applied.

 

“Governmental
Approvals” means all permits, licenses, approvals, consents, orders, registrations, notices, determinations, privileges,
franchises, memberships, certificates, entitlements and other authorizations filed with or issued by Governmental Authorities,
including environmental, food health and safety, occupational health and safety, site plan approval, building permits, certificates
of occupancy, and all amendments, modifications, supplements, general conditions and addenda thereto.

 

“Governmental
Authority” means any (a) national, state, county, municipal or local government (whether domestic or foreign) or
any political subdivision thereof, (b) any court or administrative tribunal, (c) any other governmental, quasi-governmental,
judicial, public or statutory instrumentality, authority, body, agency, bureau or entity of competent jurisdiction, or (d) any
arbitrator with authority to bind a party at law.

 

“Ground Lease”
means (a) the Facility Ground Lease or (b) the Excess Land Ground Lease, as applicable.

 

“Hazardous
Substance” means (a) any petroleum, petroleum constituents or petroleum products, flammable, ignitable, corrosive
or explosive substances or materials, toxic materials, radioactive materials, biohazardous materials, asbestos in any form that
is or could become friable, urea formaldehyde foam insulation and transformers or other equipment that contain dielectric fluid
containing polychlorinated biphenyls (“PCBs”), (b) any chemicals or other materials or substances which are defined
as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,”
 “extremely hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “pollutants”
or words of similar import under any Environmental Law, and (c) any other chemical or other material or substance, exposure
to which is prohibited, limited or regulated by any Governmental Authority under any Environmental Law.

 

“Impositions”
has the meaning given to it in Section 6.2(a).

 

“Inchoate
Lessee Event of Default” means any occurrence, circumstance or event, or any combination thereof, which, with the lapse
of time, the giving of notice or both, would constitute a Lessee Event of Default.

 

“Indemnified
Party” has the meaning given to it in Section 11.3(a).

 

“Indemnifying
Party” has the meaning given to it in Section 11.3(a).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-8

    

    

 

“Initial
Annual Lessee Budget” means the initial operating budget for the Lessee agreed by the Parties pursuant to Section 9.5(a)(i).

 

“Initial
Annual Maintenance Budget” means the initial maintenance budget for the Facility agreed by the Parties pursuant to Section 9.5(c).

 

“Intellectual
Property Rights” means patents, copyrights, trademarks, trade secrets and any and all other intellectual property and
proprietary rights.

 

“Interest
Rate” means the annual prime rate of interest published in the Wall Street Journal for the applicable period during
which interest is incurred pursuant to the terms of this Lease Agreement, plus [***], unless such rate would violate Applicable
Laws, in which case the maximum rate of interest provided by Applicable Laws shall apply.

 

“Key Lessee-Provided
Equipment” means the equipment set forth on Schedule 1.1(g).

 

“Key Personnel”
means each of the Persons set forth on Schedule 1.1(h) or any substitute thereof mutually agreed to by the Parties.

 

“Labor Disputes”
has the meaning given to it in the definition of “Force Majeure Event.”

 

“Lease Agreement”
has the meaning given to it in the Preamble hereto and includes this Lease Agreement together with the schedules and exhibits
attached hereto.

 

“Lease
Service Reserve Requirement” has the meaning given to it in Exhibit H-4.

 

“Lease Supplement”
means the binding supplement to this Lease Agreement determined in accordance with the provisions of Sections 5.1(b),
5.1(c), 5.1(d), 5.1(e), 5.1(f), 9.6(c) or 10.1, as applicable.

 

“Lease
Supplement Review Period” means a [***] period beginning upon Lessee’s receipt of a completed Form Lease
Supplement from Lessor.

 

“Lease Term”
has the meaning given to it in Section 2.2.

 

“Lease Year”
means (a) the period commencing on the Base Rent Commencement Date and ending on the first anniversary of the Base Rent Commencement
Date, and (b) each twelve (12)-month period thereafter.

 

“Lessee”
has the meaning given to it in the Preamble.

 

“Lessee Event
of Default” has the meaning given to it in Section 12.1.

 

“Lessee Financing
Party” means any Person or entity (other than any Affiliate of Lessor) directly or indirectly providing an interim or
long-term Working Capital Line of Credit to Lessee for or in connection with the operation or maintenance of the Facility.

 

“Lessee Indemnitee”
has the meaning given to it in Section 11.1(a).

 

“Lessee
Lease Service Reserve Account” has the meaning given to it in Exhibit H-4.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-9

    

    

 

“Lessee Permitted
Lien” means (a) Liens for Taxes and other governmental charges and assessments which are not yet due and payable
or which are being contested in good faith by appropriate proceedings and for which Lessee has set aside appropriate reserves;
(b) Liens expressly granted under, or created by, existing or pursuant to, the terms and conditions of the Material Project
Documents and the Project Governmental Approvals; (c) Liens created pursuant to, or as a result of the existence of, this
Lease Agreement or any of the Transaction Documents; (d) any Liens approved or consented to in writing by Lessor; and (e) Liens
of trade vendors created in connection with trade or other similar indebtedness incurred in the ordinary course of operating the
Facility in accordance with the applicable Annual Lessee Budget and securing indebtedness that otherwise qualifies as Permitted
Indebtedness.

 

“Lessee-Provided
Equipment, Supplies, and Personnel” means all of the manpower, materials, tools, consumables, supplies, goods and any
other items (a) not required to be provided by Lessor under this Lease Agreement and (b) required by Lessee to operate
and maintain the Facility in accordance with its obligations under this Lease Agreement.

 

“Lessee’s
Knowledge” means the knowledge, after reasonable inquiry, diligence and investigation, of (a) the Persons listed
on Schedule 1.1(a) hereto or any successor to any such Person in the capacity to which such Person is acting
on the Effective Date; and (b) any manager, officer or director of Lessee not listed on Schedule 1.1(a).

 

“Lessor”
has the meaning given to it in the Preamble.

 

“Lessor Event
of Default” has the meaning given to it in Section 12.3.

 

“Lessor Indemnitee”
has the meaning given to it in Section 11.2(a).

 

“Lessor Permitted
Liens” means (a) those Liens set forth on Schedule 1.1(e); (b) Liens for Taxes and other governmental
charges and assessments which are not yet due and payable or which are being contested in good faith by appropriate proceedings
and for which Lessor has set aside appropriate reserves; (c) Liens expressly granted under, or created by, existing or pursuant
to, the terms and conditions of the Project Documents and the Project Governmental Approvals; (d) Liens created pursuant
to, or as a result of the existence of, this Lease Agreement or any of the Transaction Documents; (e) any Liens approved
or consented to in writing by Lessee; (f) matters of record disclosed in the title commitment for the Facility as set forth
on Exhibit M; and (g) any Liens created by, and other rights and interests of, Financing Parties to the Lessor
or its Affiliates from time to time.

 

“Lessor’s
Knowledge” means the knowledge, after reasonable inquiry, diligence and investigation, of (a) the Persons listed
on Schedule 1.1(b) hereto or any successor to any such Person in the capacity to which such Person is acting
on the Effective Date; and (b) any manager, officer or director of Lessor not listed on Schedule 1.1(b).

 

“Lessor’s
Parent” means CEFF Morehead Holdings, LLC, a Delaware limited liability company.

 

“Lessor’s
Tax” means any income tax, franchise tax, capital levy, or any similar tax measured by net income or profits and imposed
upon Lessor.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-10

    

    

 

“Lien”
means any mortgage, deed of trust, lien (choate or inchoate), pledge, charge, security interest, assessment, reservation, assignment,
hypothecation, defect in title, encroachments and other burdens, restrictive covenant, condition or restriction or easement or
encumbrance of any kind, whether arising by contract or under any Applicable Law and whether or not filed, recorded or otherwise
perfected or effective under any Applicable Law, or any preference, priority or preferential arrangement of any kind or nature
whatsoever including the interest of a vendor or lessor under any conditional sale agreement, capital lease or other title retention
agreement.

 

“Limitation
of Liability” has the meaning given to it in Section 11.6.

 

“Losses”
means any and all claims, damages, losses, liabilities, costs, deficiencies and expenses (including investigative costs, settlement
costs and any reasonable outside legal, accounting or other expenses for investigating or defending any actions or threatened
actions).

 

“Maintenance
Costs” has the meaning given to it in Exhibit H-4.

 

“Maintenance
Reserve Account” has the meaning given to it in Exhibit H-4.

 

“Maintenance
Schedule” means the schedule set forth in Exhibit I.

 

“Material
Adverse Effect” means any event, occurrence, change or effect of whatever nature, including a force majeure event or
any economic circumstances affecting the controlled environment agriculture industry in general, that, individually or in the
aggregate, (a) with respect to a Party or an Affiliate of a Party, is materially adverse to its ability to consummate the
transactions contemplated by this Lease Agreement or any other Transaction Document and to satisfy or perform all of its obligations
contemplated under this Lease Agreement or any other Transaction Document, or (b) that materially adversely affects the Facility.

 

“Material
Project Documents” means (a) all agreements and contracts set forth on Schedule 1.1(d) of this
Lease Agreement and the “Material Project Documents” set forth in any Lease Supplements and (b) any contract
or agreement related to the Facility or the use, operation, maintenance, or repair of the Facility that (i) replaces or is
entered into in substitution of any existing Material Project Document; (ii) is with an Affiliate of Lessee; (iii) has
a term in excess of one (1) year; or (iv) obligates Lessee to make payments, or entitles Lessee to receive payments,
in an amount exceeding [***] individually or in the aggregate, over the term of such agreement, in each case except for the Transaction
Documents.

 

“Occupancy”
has the meaning given to it in Section 2.1.

 

“Occupancy
Conditions” has the meaning given to it in Section 4.4.

 

“Occupancy
Date” has the meaning given to it in Section 2.1.

 

“Occupancy
Date Lease Supplement” means the binding supplement to this Lease Agreement determined in accordance with the provisions
of Section 5.1(b).

 

“Optional
Improvement” has the meaning given to it in Section 9.7.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-11

    

    

 

“Original
Offtake Agreement” has the meaning given to it in Section 8.1(h).

 

“Outside
Date” means [***].

 

“Parent Guaranty”
means that certain Parent Guaranty to be executed by Pledgor in substantially the form of Exhibit L attached hereto.

 

“Parts”
means components of the Facility.

 

“Party”
and “Parties” are defined in the Preamble to this Lease Agreement.

 

“Performance
Metrics” has the meaning given to it in Exhibit K-1.

 

“Performance
Rent” means the amounts calculated in accordance with Exhibit C.

 

“Performance
Rent Payment Date” means the first Base Rent Payment Date after the date that the Approved Quarterly Gross Revenues
are determined for a Quarter pursuant to the terms of Exhibit C.

 

“Performance
Reports” means each of the Reports required to be prepared pursuant to Exhibit K-2.

 

“Permitted
Equity Exceptions” means (a) any restrictions on the transfer of the equity interests in Lessee included in the
Material Project Documents or the Project Governmental Approvals; (b) any restrictions on transfer of the equity interests
in Lessee under Applicable Law; and (c) Liens created pursuant to, or as a result of the existence of, the Transaction Documents
or with the prior written consent of Lessor or its Affiliates.

 

“Permitted
Indebtedness” means, in respect of any Person, the following indebtedness:

 

(a)            to
the extent constituting indebtedness, obligations arising under the Transaction Documents; and

 

(b)            all
indebtedness of such Person arising in the ordinary course of the business of such Person (including any Working Capital Line
of Credit); provided, that such indebtedness shall at no time (i) result in the such Person having a Quick Ratio of
less than 1:1 and (ii) be more than [***] past due (other than any such amount being contested in good faith or as
to which a bona fide dispute exists and provision is made to the satisfaction of Lessor in its reasonable direction for the posting
of security for or the bonding of such obligation or prompt payment thereof in the event such obligation is payable).

 

“Person”
means any natural person, corporation, limited liability company, partnership, firm, association, Governmental Authority or any
other entity whether acting in an individual, fiduciary or other capacity.

 

“Pledgor”
means AppHarvest, Inc., a Delaware corporation.

 

“Project
Documents” means the Material Project Documents and any other documents that relate to the use, operation, or maintenance
of the Facility entered into by Lessee or its Affiliates, but excluding the Transaction Documents.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-12

    

    

 

“Project
Governmental Approvals” means any Governmental Approvals required by Lessee for the lease, use, operation, maintenance
and repair of the Facility now or hereinafter.

 

“Proposed
Maintenance Budget” has the meaning given to it in Section 9.5(a).

 

“Prudent
Industry Practices” means those practices, methods, specifications and standards of safety, performance, dependability,
efficiency and economy, engaged in or approved by members of the controlled environment agriculture industry in the United States
for facilities of comparable size to the Facility, during the relevant time period, and such other practices, methods or acts
which, in the exercise of reasonable judgment and in light of the facts known at the time a decision is made, would be expected
to accomplish the result intended at a reasonable cost and consistent with reliability, safety and expedition and shall include,
at a minimum, those professionally responsible practices, methods and acts described above that comply with the Project Documents
and the requirements of Governmental Authorities and Applicable Law. Prudent Industry Practices are not intended to require the
optimum practice, method or act to the exclusion of all others, but rather to include the practices, methods, standards of care,
skill, safety procedures and diligence generally accepted in the industry.

 

“Qualified
Bank” means a U.S. commercial bank or the U.S. branch office of a foreign bank, in either case, having (a) assets
on its most recent audited balance sheet of at least [***] and (b) a rating for its senior long-term unsecured debt obligations
of at least [***].

 

“Quarter”
or “Quarterly” means each successive period of three (3) Accounting Periods; provided, that the
first (1st) Quarter shall commence on the Effective Date and extend to the end of the then-current Quarter, and the last Quarter
shall end on the last day of the Lease Term.

 

“Quick Ratio”
means the liquid assets of Lessee, including Lessee’s cash, cash equivalents and trade accounts receivable but excluding
any Accounts required by this Lease Agreement, divided by the current liabilities of Lessee (as defined by GAAP, but excluding
the then-current portion of Lessee’s obligations related to this Lease Agreement).

 

“Recipient”
has the meaning given to it in Section 15.10.

 

“Release”
means any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, disposing
or other events of a similar nature whether active or passive.

 

“Remaining
Base Rent Payments” means, at any time required to be calculated, the net present value (calculated using a discount
rate of [***]) of the sum of all Rent Payments of Base Rent for the remaining Lease Term, calculated using the amount of the then-current
Base Rent and subject to adjustment by the Escalator.

 

“Rent”
means, as the context requires, Base Rent, Performance Rent, or Additional Rent.

 

“Rent Payment”
means a payment of Rent.

 

“Reports”
has the meaning given to it in Section 9.3.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-13

    

    

 

“Reportable
Event” means emergencies, security or safety incidents, and any other unusual and material activity at the Site or relating
to the operation and maintenance of the Facility.

 

“Reporting
Period” has the meaning given to it in Exhibit K-1.

 

“Representative”
of a Party means such Party’s authorized representatives, including its professional and financial advisors.

 

“Required
Improvements” has the meaning given to it in Section 9.6(a).

 

“Required
Insurance Policies” means the insurance policies set forth on Exhibit G.

 

“Reserve
Reduction Lease Supplement” means the binding supplement to this Lease Agreement determined in accordance with the provisions
of Section 5.1(e).

 

“Review Period”
has the meaning given to it in Section 4.3(c).

 

“Security
Documents” means (a) the Pledge Agreement, substantially in the form of Exhibit H-1, to be entered
into by Lessor’s Parent and Pledgor on the Occupancy Date; (b) the Security Agreement, substantially in the form of
Exhibit H-2, to be entered into by Lessor’s Parent and Lessee on the Occupancy Date; (c) the Account Control
Agreements, and (d) any agreements, documents, financing statements, certificates and instruments entered into connection
with the foregoing.

 

“Site”
means the real property legally described on Exhibit B.

 

“Standard”
or “Standards” has the meaning given to it in Section 9.1.

 

“Substantial
Completion” has the meaning set forth in Section 4.3(a).

 

“Substantial
Completion Certificate” means the Substantial Completion Certificate substantially in the form of Exhibit F.

 

“Tax”
or “Taxes” means (a) any tax (including any income tax, capital gains tax, estimated tax, gross receipts
tax, value-added tax, surtax, ad valorem tax, stamp tax, sales tax, use tax, property tax, business tax, occupation tax, inventory
tax, occupancy tax, recording tax, mortgage tax, documentary transfer tax, social security tax, utility tax, severance tax, withholding
tax or payroll tax), levy, assessment, tariff, impost, imposition, toll, duty (including any customs duty), deficiency or fee,
and any related charge or amount, that is, has been or may in the future be imposed, assessed or collected by or under the authority
of any Governmental Authority, and (b) each liability for the payment of any amounts of the type described in clause (a) as
a result of any express or implied obligation to pay directly, indemnify or otherwise assume or succeed to the liability of any
other Person. “Taxes” shall not include (i) franchise, transfer, gift, excise, capital stock, estate, succession
and inheritance taxes, and federal and state income taxes measured by the net income of Lessor from all sources, unless due to
a change in the method of taxation such tax is levied or assessed against Lessor as a substitute for, or as an addition to, in
whole or in part, any other Tax that would constitute a Tax or (ii) penalties or interest for late payment of Taxes.

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-14

    

    

 

“Tax Return”
means any return, report, statement, claim for refund, information return or other document (including any amendments thereto
and any related or supporting information) filed or required to be filed with any Governmental Authority in connection with the
determination, assessment, collection or administration of Taxes or the administration of any Applicable Law relating to Taxes.

 

“Technical
Dispute” means any dispute (a) arising under Sections 4.3, 5.1(b), 5.1(c), 5.1(d),
5.1(e), 5.1(f), 9.5(a), 9.6(c), 10.1(b) and Exhibit C, (b) any
other section of this Lease Agreement that specifies resolution of a dispute via Technical Dispute, or (c) which the Parties
mutually agree to refer to a Technical Expert.

 

“Technical
Expert” has the meaning given to it in Section 15.8(a).

 

“Third-Party
Service Providers” means the Persons set forth on Schedule 1.1(j) or any other Persons approved in
writing by Lessor in its reasonable discretion.

 

“Transaction
Documents” means the Ground Leases, the Security Documents, and any other documents, agreements, instruments, or certificates
as may be executed and delivered in connection with this Lease Agreement on the Occupancy Date.

 

“Transfer
Taxes” means any and all transfer Taxes (excluding Taxes measured in whole or in part by net income), including sales,
excise, goods and services, stock, conveyance, gross receipts, registration, business and occupation, securities transactions,
real estate, land transfer, stamp, deed, documentary, notarial, filing, recording, permit, license, authorization and similar
Taxes, fees, duties, levies, customs, tariffs, imposts, assessments, obligations and charges.

 

“Warranties”
means any warranties and guarantees relating to the Facility or any component thereof provided by any vendor, materialman, manufacturer,
supplier, contractor, subcontractor, or other third party.

 

“Working
Capital Line of Credit” means a line of credit utilized to fund the operating needs of Lessee, which line of credit
may be secured by a first priority security interest in the General Account and inventory, receivables and the proceeds thereof,
subject to Section 8.2(l) and the restrictions in clauses (i) through (iv) of Section 8.3(d).

 

Certain information has been excluded from this agreement
(indicated by “[***]”) because such information (i) is not material and (ii) would be competitively harmful
if publicly disclosed.

 

    A-15

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