Document:

Form of Standard Restricted Stock Unit Award Agreement

 EXHIBIT 10.1 
  
 DOLLAR TREE STORES, INC. 
 STANDARD RESTRICTED STOCK UNIT AWARD AGREEMENT 
  
 NOTE: This document
incorporates the accompanying Grant Letter, and together they constitute a single Agreement which governs the terms and conditions of your Award in accordance with the Company’s 2003 Equity Incentive Plan or 2004 Executive Officer Equity Plan,
as applicable. 
  
 THIS AGREEMENT (“Agreement”), is
effective as of the Grant Date specified in the accompanying Grant Letter, by and between the Participant and Dollar Tree Stores, Inc. (together with its subsidiaries, “Company”). 
  
 A. The Company maintains both the 2003 Equity Incentive Plan
(“EIP”) and the 2004 Executive Officer Equity Plan (“EOEP”). 
  
 B. The Participant has been selected by the committee administering the EIP and EOEP (“Committee”) to receive a Restricted Stock Unit Award under one of these plans. 
  
 C. Key terms and important conditions of the Award are set forth in the cover
letter (“Grant Letter”) which was delivered to the Participant at the same time as this document. This Agreement contains general provisions relating to the Award. The Grant Letter specifies whether the Award is issued under the EIP or the
EOEP (whichever is applicable, the “Plan”). 
  
 IT IS
AGREED, by and between the Company and the Participant, as follows: 
  
 1. Terms of Award. The following terms used in this Agreement shall have the meanings set forth in this paragraph 1: 
  
 (a) The “Participant” is the individual named in the Grant Letter. 
  
 (b) The “Grant Date” is the date of the Grant
Letter. 
  
 (c) The “Units” means an
award denominated in shares of the Company’s Stock as specified in the Grant Letter. 
  
 (d) The “Restricted Period” shall begin on the Grant Date and extend, with respect to successive installments of Units (if any),
until the dates and/or events specified in the Grant Letter. With respect to an Award conditioned on the achievement of one or more performance objectives set forth in the Grant Letter, the Restricted Period shall continue until the Committee issues
its written determination that such performance objectives have been met. 
  
 Other terms used in this Agreement are defined pursuant to paragraph 8 or elsewhere in this Agreement. 
  
 2. Award. Subject to the terms and conditions of this Agreement, the Participant is hereby granted the number of Units set forth in paragraph 1.

  
 3. Settlement of Awards. The Company shall deliver to
the Participant one share of Stock (or cash equal to the Fair Market Value of one share of Stock) for each vested Unit, as determined in accordance with the provisions of Grant Letter, which forms a part of this Agreement. The Units payable to the
Participant in accordance with the provisions of this 

 paragraph 3 shall be paid solely in shares of Stock, solely in cash based on the Fair Market Value of the Stock
(determined as of the first business day next following the last day of the Restricted Period), or in a combination of the two, as determined by the Committee in its sole discretion, except that cash shall be distributed in lieu of any fractional
share of Stock. 
  
 4. Time of Payment. Except as otherwise
provided in this Agreement, payment of Units vested in accordance with the provisions of paragraph 5 will be delivered as soon as practicable after the end of the Restricted Period. 
  
 5. Vesting and Forfeiture of Units. 
  
 (a) If the Participant’s Date of Termination (as defined below) does not occur during the Restricted
Period with respect to any Units, then, at the end of the Restricted Period for such Units, the Participant shall become vested only in those Units, and shall be entitled to settlement with respect to such Units free of all restrictions otherwise
imposed by this Agreement. 
  
 (b) The
Participant shall become vested in the Units, and become entitled to settlement with respect to such Units free of all restrictions otherwise imposed by this Agreement, prior to the end of the Restricted Period, as follows: 
  
 (i) The Participant shall become vested in Units as of the
Participant’s Date of Termination prior to the date the Units would otherwise become vested, if the Participant’s Date of Termination occurs by reason of the Participant’s death, Disability or Retirement. Notwithstanding the
foregoing, if the Award is conditioned on the achievement of one or more performance objectives set forth in the Grant Letter, then the Participant shall become vested under this paragraph 5(b)(i) only at the end of the then-current Restricted
Period (assuming achievement of the performance objectives), pro-rated based on the ratio of actual months of employment by the Participant to the total number of months in the Restricted Period. 
  
 (ii) The Participant shall become vested in Units as of the
date of a Change in Control, if (i) the Change in Control occurs prior to the end of the Restricted Period, (ii) the Participant’s Date of Termination does not occur before the Change in Control date, and (iii) the Committee determines to
accelerate such vesting. Notwithstanding the foregoing, if the Award is conditioned on the achievement of one or more performance objectives set forth in the Grant Letter, then the amount of Units subject to accelerated vesting under paragraph
5(b)(ii) shall not exceed the pro rata amount based on the ratio of actual months of employment by the Participant to the date of the Change of Control to the total number of months in the Restricted Period. The accelerated vesting of such pro rata
portion may assume that the performance objectives will be met, with partial settlement of the Units to occur as soon as practical after the Change of Control. If in fact the performance objectives are not met at the end of the Restricted Period,
then the Participant shall not be required to repay any amounts or forfeit any Stock on account of any distribution made under this paragraph 5(b)(ii). If the Committee determines to accelerate vesting of such an Award in this manner, then the
remainder of the Award shall be unaffected, with settlement of such Award at the end of the original Restricted Period (assuming the performance objectives have been met), less any distribution made on account of accelerated vesting pursuant to this
paragraph 5(b)(ii). 
  

 2 

 (c) The Participant shall forfeit all unvested Units, except as otherwise provided in
this paragraph 5: 
  
 (i) as of the
Participant’s Date of Termination 
  
 (ii)
as of the date on which the Committee determines the Participant materially violated (A) the provisions of paragraph 10 below or (B) any non-competition agreement which the Participant may have entered into with the Company, and 
  
 (iii) as of the date on which the Committee determines that
one or more of the performance objectives identified in the Grant Letter, if any, were not achieved. 
  
 6. Withholding. All deliveries and distributions under this Agreement are subject to withholding of all applicable taxes. The Company is entitled
to (a) withhold and deduct from future wages of the Participant (or from other amounts due to Participant) or make other arrangements for the collection of all legally required amounts necessary to satisfy such withholding or (b) require the
Participant promptly to remit such amounts to the Company. Subject to such rules and limitations as may be established by the Committee from time to time, the withholding obligations described in this Section 6 may be satisfied through the surrender
of shares of Stock which the Participant already owns, or to which the Participant is otherwise entitled under the Plan, including shares of Stock to be settled under this Agreement. 
  
 7. Transferability. 
  
 (a) Except as otherwise provided in paragraph 7(b), Units may not be sold, assigned, transferred, pledged or otherwise encumbered until
the expiration of the Restricted Period or, if earlier, until the Participant is vested in the Units. Transfers at death are governed by paragraph 9(c) below. 
  

(b) The Participant, with the approval of the Committee, may transfer unvested Units during his or her lifetime for no consideration to
or for the benefit of the Participant’s Immediate Family, subject to such limits as the Committee may establish, and the Participant and the transferee shall remain subject to all the terms and conditions applicable to the Restricted Units
prior to such transfer (including without limitation all determinations as to vesting and forfeiture). The foregoing right to transfer the Units shall apply to the right to consent to amendments to this Agreement and, in the discretion of the
Committee, shall also apply to the right to transfer ancillary rights associated with the Units, if any. 
  
 (c) The term “Immediate Family” shall mean Participant’s child, stepchild, grandchild, parent, stepparent, grandparent,
spouse, former spouse, sibling, niece, nephew, mother-in-law, father-in-law, son-in-law, daughter-in-law, brother-in-law, or sister-in-law, including adoptive relationships, any person sharing the Participant’s household (other than a tenant or
employee), a trust in which these persons have more than fifty percent of the beneficial interest, a foundation in which these persons (or the Participant) control the management of assets, and any other entity in which these 
  

 3 

 persons (or the Participant) own more than fifty percent of the voting interests. The following
transactions are not prohibited transfers for consideration: (i) a transfer under a domestic relations order in settlement of marital property rights; and (ii) a transfer to an entity in which more than fifty percent of the voting interests are
owned by the Immediate Family (or the Participant) in exchange for an interest in that entity. 
  
 8. Definitions. For purposes of this Agreement, the terms used in this Agreement shall have the following meanings: 
  
 (a) Change in Control. The term “Change in
Control” has the meaning set forth in the Plan. 
  
 (b) Date of Termination. The Participant’s “Date of Termination” shall be the first day occurring on or after the Grant Date on which the Participant is not employed by the Company or any Subsidiary, regardless of the reason
for the termination of employment; provided that a termination of employment shall not be deemed to occur by reason of a transfer of the Participant between the Company and a Subsidiary or between two Subsidiaries; and further provided that the
Participant’s employment shall not be considered terminated while the Participant is on a leave of absence from the Company or a Subsidiary approved by the Participant’s employer. 
  
 (c) Disability. Except as otherwise provided by the
Committee, the Participant shall be considered to have a “Disability” during the period in which the Participant is unable, by reason of a medically determinable physical or mental impairment, to engage in any substantial gainful activity,
which condition, in the opinion of a physician selected by the Committee, is expected to have a duration of not less than 120 days. 
  
 (d) Retirement. “Retirement” of the Participant shall mean, with the approval of the Committee, the occurrence of the
Participant’s Date of Termination on or after the date the Participant attains age fifty-nine (59) years, six (6) months, following at least seven (7) years of service. 
  
 (e) Plan Definitions. Except where the context clearly implies or indicates the contrary, a word, term, or
phrase used in the Plan is similarly used in this Agreement. 
  
 9. Binding Effect; Heirs and Successors. 
  
 (a) The terms and conditions of this Agreement shall be effective upon delivery to the Participant, with or without execution by the Participant. 
  
 (b) This Agreement shall be binding upon, and inure to the benefit of, the Company and its successors and
assigns, and upon any person acquiring, whether by merger, consolidation, purchase of assets or otherwise, all or substantially all of the Company’s assets and business. 
  
 (c) If any rights exercisable by the Participant or benefits deliverable to the Participant under this
Agreement have not been exercised or delivered, respectively, at the time of the Participant’s death, such rights shall be exercisable by the Designated Beneficiary, and such benefits shall be delivered to the Designated Beneficiary, in
accordance with the provisions of this Agreement and the Plan. The “Designated 
  

 4 

 Beneficiary” shall be the beneficiary or beneficiaries designated by the Participant in a writing
filed with the Committee in such form and at such time as the Committee shall require. If a deceased Participant fails to designate a beneficiary, or if the Designated Beneficiary does not survive the Participant, any rights that would have been
exercisable by the Participant and any benefits distributable to the Participant shall be exercised by or distributed to the legal representative of the estate of the Participant. If a deceased Participant designates a beneficiary and the Designated
Beneficiary survives the Participant but dies before the Designated Beneficiary’s exercise of all rights under this Agreement or before the complete distribution of benefits to the Designated Beneficiary under this Agreement, then any rights
that would have been exercisable by the Designated Beneficiary shall be exercised by the legal representative of the estate of the Designated Beneficiary, and any benefits distributable to the Designated Beneficiary shall be distributed to the legal
representative of the estate of the Designated Beneficiary. 
  
 10. Disclosure of Information. The Participant recognizes and acknowledges that the Company’s trade secrets, confidential information, and proprietary information, including customer and vendor lists and computer data and
programs (collectively “Confidential Information”), are valuable, special and unique assets of the Company’s business, access to and knowledge of which are essential to the performance of the Participant’s duties. The Participant
will not, before or after his Date of Termination, in whole or in part, disclose such Confidential Information to any person or entity or make such Confidential Information public for any purpose whatsoever, nor shall the Participant make use of
such Confidential Information for the Participant’s own purposes or for the benefit of any person or entity other than the Company under any circumstances before or after the Participant’s Date of Termination; provided that this
prohibition shall not apply after the Participant’s Date of Termination to Confidential Information that has become publicly known through no action of the Participant. The Participant shall consider and treat as the Company’s property all
memoranda, books, records, papers, letters, computer data or programs, or customer lists, including any copies thereof in human- or machine-readable form, in any way relating to the Company’s business or affairs, financial or otherwise, whether
created by the Participant or coming into his or her possession, and shall deliver the same to the Company on the Date of Termination or, on demand of the Company, at any earlier time. 
  
 11. Administration. The authority to manage and control the operation and administration of this Agreement shall be
vested in the Committee, and the Committee shall have all powers with respect to this Agreement as it has with respect to the Plan. Any interpretation of the Agreement by the Committee and any decision made by it with respect to the Agreement is
final and binding on all persons. Such powers or decision-making may be delegated, to the extent permitted by the Plan, to one or more of Committee members or any other person or persons selected by the Committee. 
  
 12. Plan Governs. Notwithstanding anything in this Agreement to the
contrary, the terms of this Agreement shall wholly incorporate and be subject to the terms of the Plan, a copy of which may be obtained from the Chief People Officer of the Company (or such other party as the Company may designate); and this
Agreement is subject to all interpretations, amendments, rules and regulations promulgated by the Committee from time to time pursuant to the Plan. 
  
 13. No Implied Rights. 
  
 (a) The award of Units will not confer on the Participant any right with respect to continuance of employment or other service with the
Company or any Subsidiary, nor will it interfere in any way with any right the Company or any Subsidiary would otherwise have to terminate or modify the terms of such Participant’s employment or other service at any time. 
  

 5 

 (b) The Participant shall not have any rights of a shareholder with respect to the Units
until shares of Stock have been duly issued following settlement of the Award as provided herein. 
  
 14. Notices. Any written notices provided for in this Agreement or the Plan shall be in writing and shall be deemed sufficiently given if either
hand delivered or if sent by fax or overnight courier, or by postage paid first class mail. Notices sent by mail shall be deemed received three business days after mailing but in no event later than the date of actual receipt. Notices shall be
directed, if to the Participant, at the Participant’s address indicated by the Company’s records, or if to the Company, at the Company’s principal executive office. 
  
 15. Amendment. This Agreement may be amended by written agreement of the Participant and the Company, without the
consent of any other person. 
  
 16. Governing Law;
Jurisdiction. This Agreement shall be governed by the law of the Commonwealth of Virginia without giving effect to the choice-of-law provisions thereof. The Circuit Court of the City of Norfolk and the United States District Court, Eastern
District of Virginia, Norfolk Division shall be the exclusive courts of jurisdiction and venue for any litigation, special proceeding or other proceeding as between the parties that may be brought, or arise out of, in connection with, or by reason
of this Agreement. The parties hereby consent to the jurisdiction of such courts. 
  

 6Ground Lease Agreement

 Exhibit 10.1.10 
  
 GROUND LEASE AGREEMENT 
  
 (With Purchase Option) 
  
 THIS GROUND LEASE AGREEMENT (this “Lease”) is made and entered into effective February 1, 2005, by and between STEPHEN E. ROUSE and DARLENE R. ROUSE, as
Trustees of the ROUSE FAMILY TRUST (“Lessor”), and INLAND NORTHWEST BANK, a Washington State-chartered financial institution (“Lessee”). 
  
 Lessor, for and in consideration of the rents herein reserved and the terms, covenants and conditions herein expressed on the part of Lessee, hereby leases to Lessee, and
Lessee, for and in consideration of the terms, covenants and conditions herein expressed on the part of Lessor, hereby leases from Lessor, the unimproved real property located at 101 and 107 E. Ermina in Spokane, Washington, consisting of
approximately 28,400 gross square feet, together with all easements, privileges, access rights and appurtenances thereto (the “Property”), legally described as: 
  

					
	 	 	LOTS 7, 8, 9 AND 10, BLOCK 33, HEATH’S THIRD ADDITION, ACCORDING TO PLAT RECORDED IN VOLUME “A” OF PLATS, PAGE 66, IN THE CITY OF SPOKANE, SPOKANE COUNTY, WASHINGTON.	 	 

  
 1. TERM. Lessor leases the
Property, unto Lessee beginning February 1, 2005 (the “Commencement Date”) and, unless Lessee elects Early Termination, continuing for a period of fifteen (15) years beyond the Full Rent Date, as further described herein (the
“Term”). So long as Lessee is not in default under this Lease, Lessee shall have the option to re-lease the Property for five (5) additional five (5) year periods, if Lessee provides written notice(s) of election to Lessor of such
option(s) on or before one hundred eighty (180) days prior to the expiration of the then current Term. The “Term” shall include any additional period of time associated with the option(s), if elected. 
  
 2. EARLY TERMINATION. Lessee shall have the period from the Commencement Date to May
1, 2005 during which to conduct Lessee’s due diligence. If Lessee determines, for any reason, during the due diligence period that Lessee wishes to terminate this Lease, Lessee shall provide Lessor written notice thereof on or before May 1,
2005. The exercise of such option shall be considered “Early Termination.”  
  
 3. LESSEE IMPROVEMENTS. Lessor is leasing to Lessee an unimproved piece of real property. Lessee is solely responsible for planning, permitting and constructing improvements thereon. Prior to the commencement
of construction of any building, Lessee shall submit all exterior plans, material specifications and elevations showing the general placement of buildings, initially and ultimately, with setback from all lot lines, location and dimensions of parking
areas, driveways and service areas, to Lessor for its approval from an appearance standpoint only. Lessor’s approval shall not be unreasonably withheld. Lessor shall have twenty (20) days after receipt of Lessee’s plans and specifications
to give Lessee written notice of, and the reason for, disapproval. Failing such notice, Lessee’s plans and specifications shall be considered approved. All such alterations, additions and improvements constructed by Lessee during the Term,
shall be and remain the property of Lessee, during the Term. 
  

 GROUND LEASE AGREEMENT - 1 

 Upon the expiration or earlier termination of this Lease, the improvements constructed on the Property shall become the
property of Lessor without compensation to Lessee. Lessee shall not have any obligation to remove the improvements or foundation or to restore the Property to its condition as of the Commencement Date of this Lease. 
  
 4. QUIET POSSESSION. Lessor represents and warrants that Lessor is the owner of the
Property and has full right to lease the Property to Lessee in accordance with the terms of this Lease. So long as Lessee is not in default under this Lease, Lessee shall have quiet possession of the Property, subject to the terms and provisions
hereof. 
  
 5. RENT. 
  
 5.1 Due Diligence and Construction Period Rent. Lessee
covenants and agrees to pay Lessor, as rent for the Property, the sum of $1,000.00 per month, beginning on the Commencement Date and continuing on the first day of the month, every month thereafter during the due diligence and construction phases of
the Term (subject to Early Termination). The rent due and paid by Lessee during the due diligence and construction periods will be reimbursed to Lessee in $1,000 monthly reductions in the Full Rent due beginning on the Full Rent Date, if Lessee does
not elect Early Termination. 
  
 5.2 Full Rent.
Lessee covenants and agrees to pay Lessor, as rent for the Property, the sum of $4,000.00 per month, beginning on the earlier of the first day of the month following completion of construction or October 1, 2005 (the “Full Rent Date”)
and continuing on the first day of every month thereafter for five (5) years. Thereafter, Lessee shall pay Lessor rent on the first day of every month, for the next five (5) year period of the Term, that is twelve and one half percent (12 1/2%)
greater than the full rent due during the previous five (5) year period, as indicated in the following schedule: 
  

			
	 Full Rent Months:

	 	 Monthly Rent:

	     1 – 60  
	 	$4,000.00
	   61 – 120
	 	$4,500.00
	 121 – 180
	 	$5,062.50
	 181 – 240
	 	$5,695.31
	 241 – 300
	 	$6,407.23
	 301 – 360
	 	$7,208.13
	 361 – 420
	 	$8,109.15
	 421 – 480
	 	$9,122.79

  
 5.3 Late
Charge If a monthly rent payment is not paid within ten (10) days of its due date (“Delinquent Rent”), Lessee shall pay a late charge of $250.00, payable with the Delinquent Rent, for each such delinquent payment. 
  
 5.4 Additional Rent. All charges, costs and expenses payable by
Lessee under this Lease, and all damages, costs and expenses, which Lessor may incur by reason of any default or 

  

 GROUND LEASE AGREEMENT - 2 

 
failure of Lessee to comply with the terms of this Lease, shall be deemed “Additional Rent,” and in the event of nonpayment by Lessee, Lessor shall
have all rights and remedies with respect thereto as Lessor may have for nonpayment of the base rent. Interest shall accrue upon Delinquent Rent and or any Additional Rent, at the rate of eighteen percent (18%) per annum, from its due date until
paid. 
  
 6. MAINTENANCE AND REPAIRS. The Property is accepted by Lessee in
its present condition “as is” and Lessee will at all times, during the Term, keep the Property neat and clean, and except for reasonable wear and tear and acts of God, will at all times preserve said Property in as good a condition as it
now is or may hereafter be put to. All maintenance and repairs of the Property shall be at Lessee’s sole cost and expense, including, but not limited to rectifying potentially hazardous conditions that may occur on the Property. 
  
 7. UTILITIES. Lessee shall be responsible for paying the cost of all utility expenses
at the Property, including electricity, gas, water, sewer and garbage charged or assessed against the Property, during the Term 
  
 8. USE OF PROPERTY. It is understood and agreed that the Property shall be used for Lessee’s banking business and related activities. 
  
 9. FIRE / CASUALTY. Lessee shall, in case of fire or other casualty, give immediate
notice thereof to Lessor. If the Property, as improved, shall be damaged by fire or other casualty, Lessee shall secure the Property for the public safety. Lessee shall apply the proceeds of any fire or other property insurance to repair or rebuild
the improvements so as to make the improvements at least equal in value to the improvements existing immediately prior to the occurrence and as nearly similar in character as is practicable and reasonable, subject to any applicable building
regulations. Lessee shall prosecute the repairs or rebuilding to completion with diligence; subject, however, to strikes, lockouts, acts of God, embargoes, governmental restrictions, and other causes beyond Lessee’s reasonable control. Lessee
shall be responsible for any deficiency between the amount of the insurance proceeds and the cost to restore the premises. 
  
 10. ENVIRONMENTAL MATTERS. 
  
 10.1 Lessor’s Warranties. Lessor represents and warrants to Lessee that: (1) Lessor has not received written notice and has no
knowledge that there has been a release to the Property (including the land, surface water, ground water and any improvements) of any Hazardous Materials, any asbestos-containing insulation or any underground storage tanks in violation of law.
“Hazardous Materials” means any: (i) hazardous waste as defined in the federal Resource Conservation and Recovery Act of 1976, as amended, and applicable regulations; (ii) hazardous substance as defined in the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, as amended, and applicable regulations; (iii) petroleum or liquid petroleum products or wastes, or (iv) other toxic or hazardous substance which may be regulated from time to time by federal, state
or local environmental laws; and (2) Neither Lessor nor, to its knowledge, any of its agents, attorneys or representatives, have received written notice from any governmental agency of any investigation or potential liability relating to the release
or threatened release of Hazardous Materials at, on or from the Property. 
  

 GROUND LEASE AGREEMENT - 3 

 10.2 No Further Warranty. Lessor makes no other covenant, representation or warranty as to
the physical or environmental condition of the Property. Lessee acknowledges receipt and review of title reports and a Phase I Environmental Site Assessment dated April 25, 2003, prepared by TechCon, Inc., 915 West 2nd Avenue, Spokane, Washington 99201, with respect to the Property. 
  
 10.3 Environmental Assessment. Lessee shall have the right to have access to the Property to enable an
independent environmental consultant chosen by Lessee and approved in advance by Lessor, which approval shall not be unreasonably withheld or delayed, to inspect, audit and test the Property for the existence of environmental conditions and
violations of environmental laws (the “Environmental Assessment”). The scope, sequence and timing of the Environmental Assessment shall be at the sole discretion of the Lessee; but no invasive or destructive testing shall be permitted
except with Lessor’s prior written consent determined in Lessor’s absolute discretion. If Lessee elects Early Termination, Lessee shall repair any damage to the Property. 
  
 10.4 Lessee Indemnity for Environmental Assessment. Lessee shall defend, indemnify and hold Lessor harmless
against any loss, damage, claim or liability arising out of or in connection with any acts or omissions of Lessee, Lessee’s environmental consultant or their representatives occurring to or upon the Property in connection with the Environmental
Assessment. Lessee shall keep the Property free from any lien claims arising out of any Environmental Assessment or remediation performed by or through Lessee. 
  

10.5 Lessee’s Warranties and Indemnity. Lessee represents and warrants to Lessor that: (1) Lessee shall not cause or permit
any Hazardous Materials to be used, stored, generated or disposed of on or in the Property; and (2) Lessee shall immediately notify Lessor upon Lessee obtaining knowledge of: (i) any release on the Property (including the land, surface water, ground
water and any improvements) of any Hazardous Materials; and (ii) receipt of written notice from any governmental agency of any investigation or potential liability relating to the release or threatened release of Hazardous Materials at, on or from
the Property. As used herein, the term Hazardous Materials shall not include items or substances commonly in use in an office setting. Lessee shall defend, indemnify and hold Lessor harmless for any loss, damage, claims or liability arising out of
or in connection with any acts or omissions of Lessee, that are associated with Lessee’s use or control of the Property. 
  
 11. INSOLVENCY. In case Lessee, during the Term of this Lease, shall become insolvent, make an assignment for the benefit of creditors, file a voluntary proceeding
in bankruptcy of fail to dismiss an involuntary bankruptcy proceeding, Lessor shall have the right to terminate and end this Lease, by serving upon Lessee sixty (60) days’ notice to that effect and upon the expiration of said sixty (60) days
notice, the Term shall thereupon cease, terminate and end, in the manner and to the effect as though that were the expiration of the Term. Subject to the provisions of Section 17 hereof and the rights of the Federal Deposit Insurance Corporation
pursuant to applicable provisions of the Federal Deposit Insurance Act, as amended, Lessor shall have the right to remove all persons and all goods and chattels from the Property by summary or legal proceedings, force, or otherwise, without
liability for damage. Lessee hereby acknowledges that the Property is commercial property and used for a commercial purpose. 
  

 GROUND LEASE AGREEMENT - 4 

 12. INSURANCE. 
  
 12.1 Property Insurance. Lessee shall procure and at all times during the Term, maintain in full force and effect a policy of all risk
property insurance on the Premises in a coverage amount of not less than the replacement value. 
  
 12.2 Liability Insurance. Lessee shall procure general liability insurance covering bodily injury and property damage in an amount no less
than Five Million Dollars Combined Single Limit ($5,000,000) with a mutually acceptable insurer. Such Policy shall include Lessor as an additional named insured. 
  
 12.3 Proof of Insurance. Lessee shall furnish copies of any binders, certificates of insurance or other
written evidence that establishes that the insurance called for by this Lease has been obtained and remains in full force and effect. Such certificates of insurance shall contain a thirty (30) day notice of cancellation. 
  
 13. WAIVER OF SUBROGATION. 
  
 13.1 Waiver. Each party hereto hereby waives any and every
claim which arises or may arise in its favor and against the other party hereto or anyone claiming through or under them, by way of subrogation or otherwise, during the term of this Lease and all loss of or damage to property (whether or not such
loss or damage is caused by the fault or negligence of the other party or anyone for whom said other party is responsible) which loss or damage is covered by a valid and collectible fire and extended coverage insurance policies, to the extent that
such loss or damage is covered under said insurance policies. 
  
 13.2 Documentation. Lessor and Lessee shall (i) cause their respective insurance companies to waive any right of subrogation against the other party hereto, and (ii) provide proof to the other party within thirty (30) days
after the execution of this Lease that such waivers have been successfully obtained from the respective insurance companies. 
  
 14. INDEMNITIES. Neither Lessor, Lessor’s employees, or agents shall be liable for any injury to or death of any person, or damage to property, sustained or
alleged to have been sustained by Lessee or Lessee’s agents or employees as a result of any condition (including future conditions) in the Property, or by any other reason, unless caused by the gross negligence or willful misconduct of Lessor,
Lessor’s employees, or its agents. Lessee agrees to defend, indemnify and hold Lessor, Lessor’s employees and agents harmless from any and all damages claimed with respect to the claims released by Lessee in this paragraph. 
  
 15. ASSIGNMENT. This Lease shall not be assigned nor any portion of the Property
sublet by Lessee without written consent of Lessor. Provided, however, such consent shall not be unreasonably refused, delayed or denied. Any subletting will be subject to all of the terms of this Lease and will not in any way relieve Lessee from
the payment of rent or any of the covenants herein. 
  

 GROUND LEASE AGREEMENT - 5 

 16. CONDEMNATION. In connection with any taking subject to Section 16, Lessee may prosecute its own claim by
separate proceedings against the condemning authority for damages legally due to it (such as the loss of fixtures which Lessee was entitled to remove and moving expenses) only so long as Lessee’s award does not diminish or otherwise adversely
affect the award for taking of the fee interest in the Property. 
  
 16.1 Total Taking. If the Property and improvements (the “Premises”) are taken in a condemnation, or if a portion of the Premises are taken in condemnation and Lessee determines in good faith that it will be
economically unfeasible to operate its business in any facility that could be reconstructed on the remaining portion of the Premises, this Lease shall terminate and all obligations under it shall cease as of the date upon which possession is taken
by the condemnor, and the rent shall be apportioned and paid in full by Lessee to Lessor to that date and all rent prepaid beyond that date shall be repaid by Lessor to Lessee. The award in a taking subject to this Section 16.1 will be allocated
according to Section 16.4. 
  
 16.2 Partial Taking.
If there is a partial condemnation and this Lease has not been terminated pursuant to Section 16.1, (a) this Lease will end as to the part of the Property that is taken on the date the condemnor takes possession, but otherwise this Lease shall
remain in effect; (b) prepaid rent allocable to the part of the Premises that is taken shall be prorated as of the date the condemnor takes possession; (c) beginning on the day after the date the condemnor takes possession, rent for the remaining
Property will be reduced by an amount proportional to the area of the Property taken to the area of the Property before the taking; and (d) Lessee shall apply the condemnation award to promptly restore the improvements to a condition and size as
nearly comparable as reasonably possible to their condition and size immediately prior to the taking. Lessee shall be responsible for any deficiency between the amount of the condemnation award and the cost to restore the Premises. 
  
 16.3 Temporary Taking. If the condemnor takes possession for a
fixed period of time or for the duration of an emergency or other temporary condition, then this Lease shall continue in full force and effect without any abatement of rent, but the amounts payable by the condemnor with respect to any period of time
prior to the expiration or sooner termination of this Lease, shall be paid by the condemnor to the Lessee and the condemnor shall be considered a subtenant of Lessee. Lessee shall apply the amount received from the condemnor, or as much of it as may
be necessary for that purpose, toward the amount due from Lessee as rent for that period. Lessee shall pay Lessor any deficiency between the amount paid by the condemnor and the amount of rent due. 
  
 16.4 Allocation of an Award for a Total Taking. If this Lease
ends according to Section 16.1, the condemnation award will be paid in the following order: 
  
 (a) First, Lessor will be paid the value at the time of the award of lost rent. 
  
 (b) Second, Lessee will be paid its adjusted book value as
of the date of the taking of improvements (excluding trade fixtures). In computing its adjusted book value, improvements will be conclusively presumed to have been depreciated or amortized for federal income tax purposes over their useful lives with
a reasonable salvage value. 
  
 (c) Third, the
balance will be paid to Lessor. 
  

 GROUND LEASE AGREEMENT - 6 

 17. REMOVAL OF PERSONAL PROPERTY. Upon termination of this Lease for any reason, Lessee shall have fifteen (15)
days following the termination of this Lease to remove Lessee’s personal property (consisting of equipment, files, furnishings and trade fixtures). Provided, however, Lessor shall have no responsibility for safekeeping Lessee’s personal
property following the termination of this Lease. 
  
 18. ACCESS. Lessor
shall have the right to place and maintain “For Rent” signs in a conspicuous place on the Property for one hundred twenty (120) days prior to the expiration of this Lease, if Lessee has not exercised its option to extend this Lease or to
purchase the Property. 
  
 19. DEFAULT. If the rent shall be in arrears for
a period of twenty (20) days after written notice thereof, or if default shall be made in any of Lessee’s other covenants or agreements herein contained and are not cured within thirty (30) days after notice thereof, Lessor may declare this
Lease in default and be entitled to such remedies as are available at law or in equity. 
  
 20. ATTORNEY’S FEES. If it becomes necessary to institute suit hereunder or to otherwise enforce any of the covenants, terms or conditions of this Lease, the substantially prevailing party shall be entitled to all reasonable
costs in connection therewith, including reasonable attorney’s fees. 
  
 21. SIGNAGE. Signs designating the name and nature of Lessee’s business may be placed on the exterior of the Property, within the parameters prescribed by applicable laws and ordinances. 
  
 22. SURVEY. Upon execution of this Lease, Lessor will hire a professional surveyor to
survey the Property and mark the corners. 
  
 23. LIENS AND SUBORDINATION.
Lessee shall promptly pay all labor and material costs and save Lessor free from any and all liens. All permanent additions shall become part of the leasehold and shall be left at the termination of this Lease. Lessor shall not subordinate
Lessor’s interest in the Property during the Term of this Lease or during the term of the Deed of Trust utilized in conjunction with the purchase option. 
  

24. PROPERTY TAXES AND ASSESSMENTS. During the Term, Lessee shall timely pay and discharge all real and personal property taxes and special assessments levied
against the Property and Lessee’s personal property maintained upon the Property, as determined by the appropriate taxing authority. 
  
 25. RIGHT OF FIRST REFUSAL: So long as Lessee is not in default under this Lease, Lessee shall have the right of first refusal to purchase the Property during the
Term. Upon acceptance by Lessor of a bona fide purchase offer, Lessor shall submit to Lessee an original fully executed copy for Lessee’s review. Lessee shall have thirty (30) days to accept said offer on the same terms and conditions.
Provided, however, Lessor may transfer all or a part of Lessor’s interest in the Property and or this Lease to a family member or members and or a partially or wholly owned entity or entities, without regard to the right of first refusal
granted herein. 
  

 GROUND LEASE AGREEMENT - 7 

 26. OPTION TO PURCHASE: So long as Lessee is not in default under this Lease, at the end of the fifteenth
(15th) year of the Full Rent Term or at any date during the Term thereafter, Lessee at Lessee’s sole option
shall have the right to purchase the Property for the amount of $350,000.00, absolute net to Lessor, by providing written notice to Lessor of Lessee’s election of the option to purchase at least one hundred eighty (180) days prior to the
expiration of the Term and executing a Note and a Deed of Trust, acceptable to Lessor, in favor of Lessor to be paid at a rate of $4,000.00 per month, including interest at the rate of 7% per annum, on the first day of each month beginning one month
following the expiration of the Term. Such note may not be prepaid, in whole or in part, without the prior written consent of Lessor. 
  
 27. NOTICES. All notices required by this Lease shall be given by first class and certified mail, return receipt requested, postage prepaid, to the following
addresses, unless otherwise advised, in writing, and shall be deemed delivered two (2) business days after being deposited in the United States mail: 
  

			
	If to Lessor:	  	Stephen E. Rouse and Darlene R. Rouse, Trustees
	 	  	Rouse Family Trust
	 	  	8702 E. Woodland Park Drive
	 	  	Spokane, WA 99217-9488
		
	 	  	With a copy to:
	 	  	Stacy D. Lavin
	 	  	2306 W. Rainier Ct.
	 	  	Spokane, WA 99208
		
	If to Lessee:	  	Inland Northwest Bank
	 	  	Attn: Cashier
	 	  	421 W. Riverside, Suite 113
	 	  	Spokane, Washington 99201

  
 28. CONSTRUCTION. This Lease
shall be construed without regard to which party drafted any particular provision under consideration. 
  
 29. ENTIRE AGREEMENT – AMENDMENTS. This Lease constitutes the complete agreement between Lessor and Lessee, and supersedes all previous agreements. There are no terms, obligations, covenants or conditions
other than those contained herein. No modification or amendment of this Lease shall be valid or effective unless evidenced by an agreement, in writing, signed by the party to be bound. 
  
 30. GOVERNING LAW AND VENUE. This Lease will be governed by the laws of the State of Washington and venue shall be proper in the
Superior Court of Spokane County. 
  

 GROUND LEASE AGREEMENT - 8 

 31. BROKERAGE. Lessor shall be responsible for any real estate or leasing commissions incurred by Lessor in
connection with this Lease and shall defend, indemnify and hold Lessee harmless with regard to any claim for the same. Lessee warrants that Lessee has not incurred and does not owe any real estate or leasing commissions in connection with this
Lease, and will indemnify and hold Lessor harmless with regard to any claim for the same. 
  
 32. COUNTERPARTS. This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, but all of which together, shall constitute but one and the same instrument.

  
 33. HEIRS AND SUCCESSORS. This Lease shall be binding upon the heirs,
executors, administrators, successors and assigns of the parties hereto. 
  
 IN
WITNESS WHEREOF, the parties hereto have caused this Lease to be effective the date first above indicated. 
  

			
	LESSOR:
		
	By:	 	/s/    STEPHEN E.
ROUSE        
	 	 	Stephen E. Rouse, Trustee
		
	By:	 	/s/    DARLENE R.
ROUSE        
	 	 	Darlene R. Rouse, Trustee
	
	LESSEE:
	
	INLAND NORTHWEST BANK
		
	By:	 	/s/    RANDALL L.
FEWEL        
	 	 	Randall L. Fewel, President

  

 GROUND LEASE AGREEMENT - 9 

			
	STATE OF WASHINGTON	 	)
	 	 	)ss.
	County of Spokane	 	)

  
 On this 4th day of
February 2005, before me personally appeared Randall L. Fewel, known to me to be the President of Inland Northwest Bank, the Washington State-chartered financial institution that executed the within instrument, and acknowledged to me that such
financial institution executed the same as its free act and deed, and on oath stated that he was authorized to execute said instrument. 
  

	
	
	/s/    PATRICIA M.
BATTAN        
	 Notary Public for the State of Washington

	 Residing at Spokane

	 My commission expires 2/17/04

	 Printed Name Patricia M. Battan

  

			
	STATE OF WASHINGTON	 	)
	 	 	)ss.
	County of Spokane	 	)

  
 On this 4th day of
February 2005, before me personally appeared Stephen E. Rouse and Darlene R. Rouse, known to me to be the individuals who executed the foregoing instrument as the Trustees of the Rouse Family Trust, under Trust Agreement dated April 6, 1993, and on
oath stated that they were authorized to execute said instrument. 
  

	
	
	/s/    BRANDON J.
HIEB        
	 Notary Public for the State of Washington

	 Residing at Spokane, WA

	 My commission expires December 1, 2006

	 Printed Name Brandon J. Hieb

  

 GROUND LEASE AGREEMENT - 10

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