Document:

EX-10.1

 Exhibit 10.1 

THIRD AMENDMENT TO INDUSTRIAL LEASE AGREEMENT 

THIS THIRD AMENDMENT TO INDUSTRIAL LEASE AGREEMENT (this “Third Amendment”) is effective the 1st day of October, 2016 (the “Effective Date”), by and between 1319 MARQUETTE, LLC, an Illinois limited liability company (“Landlord”), and NANOPHASE
TECHNOLOGIES, INC., an Delaware corporation (“Tenant”). 
 RECITALS: 

A.     CP FINANCING TRUST, a Maryland real estate financing trust, and Tenant entered into that certain Industrial
Building Lease dated June 15, 2000, (the “Original Lease”) as amended by that certain Lease Amendment dated October 1, 2005 (the “First Amendment”), between Tenant and CENTERPOINT PROPERTIES TRUST, a
Maryland real estate investment trust, as successor to CP FINANCING TRUST, a Maryland real estate financing trust with respect to that certain Premises (as defined in the Original Lease) at the address commonly known as 1319 Marquette Drive,
Romeoville, Illinois. 
 B.     MLRP 1319 MARQUETTE LLC, as successor to CENTERPOINT PROPERTIES TRUST, a Maryland real
estate investment trust, and Tenant entered into a Second Amendment to Lease, dated November 13, 2014 (“Second Amendment”) that, among other things, extended the Lease Term until December 31, 2019 (the Original Lease,
First Amendment, and Second Amendment shall be collectively referred to hereinafter as the “Lease”). 

C.     On or about March 9, 2016, MLRP 1319 MARQUETTE LLC assigned its interest in the Lease to Landlord. 

D.     Landlord and Tenant desire to extend the term of the Lease and amend certain other provisions of the Lease, subject
to the terms, covenants and conditions of this Third Amendment. 
 AGREEMENTS: 

NOW, THEREFORE, in consideration of the mutual covenants set forth herein and other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 1.     Recitals; Defined
Terms. The Recitals listed above are incorporated into this Third Amendment as if first written herein. Capitalized terms not otherwise defined herein shall have the same meaning as given to them in the Lease. 

2.     Term. As of the Effective Date, the term of the Lease shall be extended through December 31, 2024. 

3.     Base Rent. Notwithstanding anything contain in the Lease to the contrary, beginning on October 1, 2016,
Tenant shall pay Base Rent for the Premises in the same manner required by the Lease in the following amounts: 
  

					
	 Period
	  	 Annual Base Rent
	  	 Monthly Base Rent

	 10/1/2016 to 12/31/2016
	  	$  82,332.90	  	$27,444.30
	 1/1/2017 to 12/31/2017
	  	$336,964.89	  	$28,080.41
	 1/1/2018 to 12/31/2018
	  	$344,789.01	  	$28,732.42
	 1/1/2019 to 12/31/2019
	  	$352,808.74	  	$29,400.73
	 1/1/2020 to 12/31/2020
	  	$295,927.87	  	$24,660.66
	 1/1/2021 to 12/31/2021
	  	$303,326.06	  	$25,277.17
	 1/1/2022 to 12/31/2022
	  	$310,909.21	  	$25,909.10
	 1/1/2023 to 12/31/2023
	  	$318,681.94	  	$26,556.83
	 1/1/2024 to 12/31/2024
	  	$326,648.99	  	$27,220.75

  

  
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 4.     Landlord’s Work. Landlord shall, at Landlord’s sole
cost and expense, have the roof of the Premises replaced by a roofing company licensed to do business in the State of Illinois (“Landlord’s Work”). Landlord shall complete Landlord’s Work on or before December 31 ,
2016. Landlord shall use its best efforts to conduct Landlord’s work so as to minimize any interference with Tenant’s business operations. 

5.     Notices. Section 30.1 of the Lease is revised by substituting for the Landlord contact information set
forth therein, the following new Landlord contact information: 
 1319 MARQUETTE, LLC 

c/o RE Development Solutions Inc. 

P.O. Box 5598 
 Woodridge,
Illinois 60517 
 Attention: Ramsey ElShafei 

Email: relshafei@re-ds.com 

With copy to: 
 Goldstine,
Skrodzki, Russian, Nemec and Hoff, Ltd. 
 835 McClintock Drive 

Burr Ridge, IL 60527-0860 

Attention: William J. Cotter 

Email: wjc@gsrnh.com 

6.     Real Estate Broker. Landlord and Tenant represent to each other that neither party has dealt with a real
estate broker in connection with this Third Amendment, and that insofar as the each knows, no broker negotiated this Third Amendment or is entitled to any commission in connection herewith. Landlord and Tenant agree to indemnify, defend and hold
each other and their respective beneficiaries, employees, mortgagees, agents, their officers and partners, harmless from and against any claims made by any broker or finder for a commission or fee in connection with this Third Amendment, who claim
to have represented either party. 
 7.     No Further Modification or Amendment. Except as herein modified and
amended herein, the Lease shall remain in full force and effect and all of the terms, provisions, covenants and conditions thereof not specifically modified or amended herein, are ratified and confirmed by Landlord and Tenant in writing. In the
event of a conflict between the terms of this Third Amendment and the Lease, the terms of this Third Amendment shall control. 

8.     Counterparts; Electronic Delivery. This Third Amendment 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 one and the same document. A signature page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures thereon
and thereafter attached to another counterpart identical thereto except having attached to it additional signature pages. This Third Amendment may be executed and delivered by facsimile or other electronic means, with the same force and effect as an
original. Landlord and Tenant hereby intend that any signature executed electronically be deemed an “electronic signature” under the Illinois Electronic Commerce Security Act and that, therefore, 

 

  
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the signature shall be deemed to be of the same force and effect as an originally executed signature. Furthermore, Landlord and Tenant hereby agree that an electronic copy of this Third Amendment
shall be deemed to be an “electronic record” under the Illinois Electronic Commerce Security Act, and that, therefore, the document shall be deemed to be of the same force and effect as an original physical document. The parties agree that
the transmission of and preservation of this Third Amendment in PDF is acceptable as a qualified security procedure under the Illinois Electronic Commerce Security Act. 

[SIGNATURE PAGE FOLLOWS] 
  

  
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 IN WITNESS WHEREOF, the parties have executed this THIRD AMENDMENT TO INDUSTRIAL LEASE
AGREEMENT effective as of the Effective Date. 
 LANDLORD: 

1319 MARQUETTE, LLC, 
 an Illinois limited liability
company, 
  

			
		
	By:	 	/s/ Alan ElShafei

  

			
		
	Printed:	 	Alan ElShafei

  

			
		
	Its:	 	Manager

 TENANT: 

NANOPHASE TECHNOLOGIES, INC., 
 a Delaware corporation,

  

			
		
	By:	 	/s/ Frank Cesario

  

			
		
	Printed:	 	Frank Cesario

  

			
		
	Its:	 	CFO

  

  
 Page 4 of 4Exhibit

Exhibit 10.15
FIRST AMENDMENT TO LEASE AGREEMENT
THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made effective as of September 22, 2016 (the “Effective Date”), and is entered into by and between 6200 STONERIDGE MALL ROAD INVESTORS LLC, a Delaware limited liability company (“Landlord”) and BLACKHAWK NETWORK, INC., an Arizona corporation (“Tenant”).
RECITALS
A.Landlord and Tenant entered into that certain Lease Agreement dated effective as of December 1, 2015 (the “Existing Lease”), pursuant to which Tenant leases approximately 148,902 rentable square feet located at 6220 Stoneridge Mall Road, Pleasanton, California (the “Premises”).
B.Section 61 of the Existing Lease provides for a Termination Option in favor of Tenant and contemplates that the Termination Fee payable in connection with an exercise of such option will be calculated and agreed to between Landlord and Tenant promptly following the mutual execution of the Existing Lease.
C.Landlord and Tenant have agreed on the amount of the Termination Fee and now desire to amend the Existing Lease to, among other things, (i) acknowledge the determination of the Termination Fee, and (ii) provide for an adjustment in the location of certain of the Building’s parking spaces, subject to and in accordance with the following terms and conditions.
AGREEMENT
NOW THEREFORE, in consideration of the agreements of Landlord and Tenant herein contained and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:
		
	1.
	RECITALS

Landlord and Tenant agree the above recitals are true and correct and are hereby incorporated herein as though set forth in full.
		
	2.
	DEFINITIONS

As of the date hereof, unless context clearly indicates otherwise, all references to "the Lease" or "this Lease" in the Existing Lease or in this Amendment shall be deemed to refer to the Existing Lease, as amended by this Amendment. Capitalized terms used but not defined herein shall have the meanings ascribed to them in the Existing Lease unless context clearly indicates otherwise.
		
	3.
	OPTION TO TERMINATE

Landlord and Tenant acknowledge and agree that the Termination Fee, as contemplated by Paragraph 61 of the Existing Lease, is an amount equal to Six Million Eight Hundred Twenty- One Thousand Nine Hundred Ninety-Seven and 62/100 Dollars ($6,821,997.62).  Landlord represents and warrants that it incurred and paid in connection with the Existing Lease brokerage commissions in the amount of $3,176,028.26 and attorneys’ fees in the amount of $30,883.75, amortized portions of which amounts make up a part of the Termination Fee.
		
	4.
	PARKING AND SITE PLAN

Exhibit A-2 to the Existing Lease is hereby deleted and replaced in its entirety with Exhibit A to this Amendment, and Section 43(a) of the Existing Lease is hereby changed such that the number of parking spaces designated as “Visitor” is reduced from fifteen (15) to twelve (12), and the three parking spaces formerly designated as “Visitor” are now designated as “6220 Stoneridge” parking spaces.

		
	5.
	GENERAL PROVISIONS

(a)Ratification and Entire Agreement.  Except as expressly amended by this Amendment, the Existing Lease shall remain unmodified and in full force and effect. As modified by this Amendment, the Existing Lease is hereby ratified and confirmed in all respects. In the event of any inconsistencies between the terms of this Amendment and the Existing Lease, the terms of this Amendment shall prevail.  The Existing Lease as amended by this Amendment constitutes the entire understanding and agreement of Landlord and Tenant with respect to the subject matter hereof, and all prior agreements, representations, and understandings between Landlord and Tenant with respect to the subject matter hereof, whether oral or written, are or should be deemed to be null and void, all of the foregoing having been merged into this Amendment.  Landlord and Tenant do each hereby acknowledge that it and/or its counsel have reviewed and revised this Amendment, and agree that no rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Amendment.  This Amendment may be amended or modified only by an instrument in writing signed by each of the Landlord and Tenant.
(b)Brokerage.  Tenant hereby represents and warrants to Landlord that Tenant has not retained the services of any real estate broker, finder or any other person whose services would form the basis for any claim for any commission or fee in connection with this Amendment or the transactions contemplated hereby. Tenant hereby agrees to save, defend, indemnify and hold Landlord free and harmless from all losses, liabilities, damages, and costs and expenses arising from any breach of its warranty and representation as set forth in the preceding sentence, including Landlord’s reasonable attorneys’ fees.
(c)Authority; Applicable Law; Successors Bound. Landlord and Tenant do each hereby represent and warrant to the other that this Amendment has been duly authorized by all necessary action on the part of such party and that such party has full power and authority to execute, deliver and perform its obligations under this Amendment. This Amendment shall be governed by and construed under the laws of the State of California, without giving effect to any principles of conflicts of law that would result in the application of the laws of any other jurisdiction. This Amendment shall inure to the benefit of and be binding upon Landlord and Tenant and their respective successors and permitted assigns with respect to the Existing Lease.

(d)Counterparts. This Amendment may be executed in one or more counterparts, including any “PDF” or other electronic version of same, each of which shall be deemed an original, but all of which when taken together shall constitute one agreement. Any “PDF” or other electronic signature shall constitute a valid and binding method for executing this Amendment. Executed counterparts of this Amendment exchanged by email or other electronic means shall be fully enforceable.
IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment to be effective as of the Effective Date.

	
						
	 
	LANDLORD:
	6200 STONERIDGE MALL ROAD INVESTORS, LLC,

	 
	 
	a Delaware limited liability company

	 
	 
	 
	 
	 
	 

	 
	 
	By:
	TPF Equity REIT Operating Partnership

	 
	 
	 
	LP, a Delaware limited partnership,

	 
	 
	 
	its sole member

	 
	 
	 
	 
	 
	 

	 
	 
	 
	By:
	TPF Equity REIT Operating Partnership GP

	 
	 
	 
	 
	LLC, a Delaware limited liability company,

	 
	 
	 
	 
	its general partner

	 
	 
	 
	 
	 
	 

	 
	 
	 
	 
	By:
	/s/ Thomas Enger

	 
	 
	 
	 
	Name:
	Thomas Enger

	 
	 
	 
	 
	Title:
	Managing Director

	 
	 
	 
	 
	Date: 
	September 30, 2016

	 
	 
	 
	 
	 
	 

	 
	 
	 
	 
	By:
	/s/ Andrew Wietstock

	 
	 
	 
	 
	Name:
	Andrew Wietstock

	 
	 
	 
	 
	Title:
	Associate Director

	 
	 
	 
	 
	Date: 
	September 30, 2016

	 
	 
	 
	 
	 
	 

	 
	TENANT:
	BLACKHAWK NETWORK, INC.,

	 
	 
	an Arizona corporation

	 
	 
	 
	 
	 
	 

	 
	 
	By:
	/s/ Jerry N. Ulrich

	 
	 
	Name:
	Jerry N. Ulrich

	 
	 
	Title:
	Chief Financial Officer and Chief Administrative Officer

	 
	 
	Date: 
	September 28, 2016

	 
	 
	 
	 
	 
	 

	 
	 
	By:
	/s/ Suzanne Kinner

	 
	 
	Name:
	Suzanne Kinner

	 
	 
	Title:
	General Vice President

	 
	 
	Date: 
	September 28, 2016

EXHIBIT A
SITE PLAN

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