Document:

Building lease Agreement

 Exhibit 10.1 
 LEASE 
 THIS INSTRUMENT IS AN INDENTURE OF Lease in which the Landlord and Tenant are the parties
hereinafter named, and which relates to space in the building known as and numbered 122 Grove Street (the “Building”), Franklin, Massachusetts 02038, which Building is situated on a certain parcel of land containing approximately 4.89
acres (the “Land”) more particularly described on Exhibit A, attached hereto. 
 The parties to this instrument hereby agree
with each other as follows: 
 ARTICLE I 
 BASIC LEASE PROVISIONS 
 1.1 INTRODUCTION. The following sets forth basic data and, where appropriate, constitutes definitions of
the terms hereinafter listed. 
 1.2 BASIC DATA: 
 Date of this Lease: September 5, 2006 
  

			
	Landlord:	 	Al-Je Beau Realty Trust, a Massachusetts Trust Company, under Certificate of Organization dated 07-31-05
		
	Landlord’s Mailing	 	
	Address:	 	 120 Grove St
 Franklin, Massachusetts 02038
 Attn: Mr. Richard Beaulieu

		
	Tenant:	 	Strata Bank, a Massachusetts savings bank
		
	Tenant’s Mailing	 	
	Address:	 	1000 Franklin Village Mall
		 	Franklin, Massachusetts 02038
		 	Attn: President

  

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	Original Term:	 	One Hundred Twenty (120) calendar months, unless terminated sooner pursuant to the provisions hereinafter provided.
		
	Extension Terms:	 	Options to extend the Original Term for (4) additional five (5) year Extension Terms may be exercised by Tenant in accordance with the provisions of Section 3.1.2 of this Lease.
		
	Term:	 	The Original Term, together with the Extension Terms, if the Extension Options are exercised in accordance with the provisions of this Lease.
		
	Commencement Date:	 	As defined in Section 3.1 hereof
		
	Base Rent:	 	The Base Rent for the Original Term, if any, is

  

							
	 Lease Year
	 	 Annual Base Rent
	 	 Monthly Base Rent
	 	 Rent Per Square
 Foot of Premises
 Rentable
Area

	1-10	 	$408,000.00	 	$34,000.00	 	$20.00

  

			
	Use:                      	  	General Office Use, including without limitation, for use as Tenant’s executive office space and related banking functions, including light assembly and shipping

  

			
	Total Rentable Square Feet of the Building:	 	61,200 square feet.
		
	Premises Rentable Area:	 	20,400 square feet
		
	Tenant’s Proportionate	 	
	Share:	 	33.1/3%

  

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	 Description of the
	 	
	 Premises:
	 	That portion of the Building containing in the aggregate, 20,400 square feet of floor area comprising the entire 3rd floor, including 2,000 square feet of common area located on said 3rd
floor (herein the “Premises”).
	 Tenant’s Share of
	 	
	 Parking Spaces:
	 	Subject to Section 5.1, seventy-five (75) unassigned parking spaces, located on the parking area on the Land.

 ARTICLE II 
 DESCRIPTION OF PREMISES 
 2.1.1 LEASE OF PREMISES; EXCLUSIONS AND RESERVATIONS. Landlord hereby demises and
Leases to Tenant, and Tenant hereby agrees to rent from Landlord, the Premises suitably identified in the foregoing portions of this Lease. 
 Excepted and excluded from the Premises are the roof or ceiling, floor and all perimeter walls of the Premises, except the inner surfaces thereof, but the entry doors to the Premises are not excluded from the Premises; and further reserving
the right to replace, maintain, repair, install and use ducts, utility lines, pipes and the like, to serve the Building and to replace, maintain, and repair such utility lines, pipes and the like in, over and upon the Premises. Landlord shall
provide Tenant with reasonable prior notice of any such replacement, maintenance, repair or installation, and shall use reasonable efforts to schedule the making thereof so as to minimize the interference with Tenant’s business operations.

 2.2 APPURTENANT RIGHTS. Tenant shall have, as appurtenant to the Premises, the nonexclusive right to use and permit its invitees to use in
common with others (a) the parking spaces and such internal roadways that service the Building, (b) the common lobbies, corridors, stairways, elevators and loading platform, and the pipes, ducts, conduits, wires and appurtenant meters and
equipment serving the Premises in common with others; (c) common driveways and walkways necessary for access to the Building; (d) if the Premises include less than the entire rentable floor area of any floor, the common toilets, corridors
and elevator lobby on such floor and serving the Premises; and (e) all other areas or facilities in the Building from time to time intended for general use by Tenant, other Building tenants, and Landlord; but such rights always shall be subject
to reasonable rules and regulations from time to time established by Landlord by suitable notice which are to be uniformly applied and enforced upon 
  

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 all tenants in the Building and not inconsistent with any provision contained in this Lease, and to the right of Landlord
to designate and change from time to time areas and facilities so to be used, provided such changes do not materially, adversely affect Tenant’s use of the Premises. 
 ARTICLE III 
 TERM OF LEASE; CONSTRUCTION 
 3.1.1 TERM; COMMENCEMENT DATE. The original term of this Lease shall be the period specified in Article 1.2 hereof as the “Original Term”. The
Original Term of this Lease shall commence on the Substantial Completion Date as defined in Exhibit B. The date upon which the Original Term of this Lease commences shall be referred to herein as the “Commencement Date”. Promptly
after Landlord’s written approval of Tenant’s Plans as defined in EXHIBIT B, Tenant shall proceed with due diligence to complete construction work described in EXHIBIT B. If the Commencement Date is not the first day of a
calendar month, then the Original Term shall be extended by the number of days between the Commencement Date and the first day of the next month. 
 3.1.2 EXTENSION OPTION. Tenant shall have the option to extend the Term for four (4) additional five year extension terms (the “First Extension Term,” the “Second Extension Term,” “Third Extension Term,”
and the Fourth Extension Term,” as the case may be, and each five year term, an “Extension Term”) by notice given to Landlord at least six (6) months before the applicable Extension Term expiration date. Tenant’s election
shall be exercised, and Annual Base Rent for the Extension Term determined, as set forth below. If Tenant fails timely to exercise its option for the applicable Extension Term, Tenant shall have no further extension rights hereunder. 
 Tenant’s option so to extend the Term shall be void, at Landlord’s election, if Tenant is in default under this Lease beyond the expiration of
all applicable notice and cure periods at the time Tenant elects to extend the Term. The extension of the Term shall be applicable to the entire Premises. During an Extension Term, if any, all provisions of this Lease shall apply except that Tenant
shall have no further option to extend the Term after the Fourth Extension Term. 
 The Annual Base Rent payable during the Extension Terms
shall be as follows: 
  

									
	 	  	 	  	Annual Base Rent	  	Monthly Base Rent
	 First
	  	Extension Term	  	$	428,400	  	$	35,700
	 Second
	  	Extension Term	  	$	449,820	  	$	37,485
	 Third
	  	Extension Term	  	$	472,311	  	$	39,359
	 Fourth
	  	Extension Term	  	$	495,926	  	$	41,327

  

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 3.2 LANDLORD WORK. 
 3.2.1 General. Landlord shall not be required to perform any work in connection with Tenant’s occupancy of the Premises (except to the extent expressly provided in this Lease). 
 3.2.2 LATENT DEFECTS. As to any latent defects, unless Tenant has given written notice to Landlord no later than thirty (30) days after
Tenant’s actual knowledge thereof specifying such latent defects, Tenant shall have no claim against Landlord therefore. 
 3.3 TENANT
WORK. 
 3.3.1 General. All alterations, installations or improvements, (“Tenant Work”) to be made by Tenant in, to or about the
Premises shall be performed strictly in accordance with Landlord’s Construction Manual, if any, a copy of which shall be provided to Tenant upon request and may be modified by Landlord from time to time upon written notice to Tenant (provided,
however, that no such modifications shall affect any work previously performed by Tenant or previously approved by Landlord). It is anticipated Tenant will utilize Landlord’s general contractor to perform the Tenant Work. Tenant’s Work
shall include Tenant’s Initial Construction (as defined in EXHIBIT B). Tenant’s Work shall be performed in a good and workmanlike manner and in compliance with all applicable laws, rules, statutes, regulations, orders and ordinances
of governmental authorities. 
 3.3.2 Payment for Tenant Work. Tenant shall pay, in a timely manner, the entire cost of all Tenant Work so
that the Premises shall always be free of liens for labor or materials furnished to or at the direction of Tenant. If any mechanic’s lien (which term shall include all similar liens relating to the furnishing of labor and materials) is filed
against the Premises or the Building or any part thereof which is claimed to be attributable to Tenant, its agents, employees or contractors, Tenant shall promptly discharge the same by payment or filing any necessary bond within 20 days after
Tenant has actual notice (from any source) of such mechanic’s lien. 
  

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 3.4 COMPLETION DATE. Subject to delay by causes by any Force Majeure Events (as hereinafter defined) or
Landlord’s Delays (as hereinafter defined in EXHIBIT B), Tenant shall endeavor, in good faith, to have the Premises ready for Tenant’s occupancy two (2) months after Tenant’s receipt of Landlord’s written approval of
Tenant’s Plans (the “Estimated Commencement Date”). As used herein, a “Force Majeure Event” shall mean acts of God, war, civil commotion, fire, flood or other casualty, labor difficulties, shortages of labor, materials or
equipment, government regulations, unusually severe weather, or other causes beyond any party’s reasonable control. Tenant’s failure to have the Premises ready for Tenant’s occupancy on the Estimated Commencement Date, for any reason,
shall not give rise to any liability of Tenant hereunder, shall not constitute a Tenant’s default, shall not affect the validity of this Lease, and shall have no effect on the beginning or end of the Term as otherwise determined hereunder or on
Tenant’s obligations associated therewith. However, Tenant’s failure to have the Premises ready for Tenant’s occupancy three (3) months after the Estimated Commencement Date shall give Landlord the right to cancel this Lease,
exercisable by Landlord upon written notice to Tenant and upon any such Termination, neither Landlord nor Tenant shall have any further obligation or liability hereunder. 
 3.5 ENTRY BY TENANT PRIOR TO COMMENCEMENT DATE. Tenant or any agent, employee or independent contractor of Tenant shall have the right to enter the Premises prior to the Commencement Date to perform such work or
decoration as is to be performed by, or under the direction or control of, Tenant. Such right of entry shall be deemed a license from Landlord to Tenant, and entry hereunder shall be at the risk of Tenant and subject to all the terms of this Lease,
including but not limited to Section 8.1, except for the obligation to pay Rent or any other charge hereunder. 
 ARTICLE IV 

RENT, TAXES, OPERATING COSTS AND OTHER EXPENSES 
 4.1 RENT. Tenant agrees to pay to Landlord (at the address provided in Article 1.2 entitled “Landlord’s Mailing Address”, or such other place or to such other person as Landlord may designate to Tenant in writing) as Base
Rent for the Premises, the sum of $408,000.00 per annum (the “Annual Base Rent”), payable in equal monthly installments of $34,000.00 (the “Monthly Base Rent”), in advance on the first day of each month during the Original Term
of this Lease without, except as expressly provided herein, deduction, set off, prior notice or demand in lawful money of the United States; provided, however, that Annual Base Rent and Monthly Base Rent shall be adjusted as set forth in
Section 3.1.2. 
 Rent for any partial month (at the commencement or expiration or termination of the Term of this Lease) shall be paid
by Tenant to Landlord at such rate on a pro rata basis, and, if the Original Term of this Lease commences 
  

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 on a day other than the first day of the month, the first payment which Tenant shall make to Landlord shall be a payment
equal to a proportionate part of the Monthly Base Rent for the partial month from the Commencement Date to the first day of the succeeding month. 
 All other payments and charges payable by Tenant pursuant to the terms of this Lease (including, without limitation, payments for Taxes and Operating Costs) shall likewise shall be prorated, and the first payment on account thereof shall be
determined in similar fashion; and other provisions of this Lease calling for any such payments shall be read as incorporating this undertaking by Tenant. 
 4.2 TAXES. In addition to the Monthly Base Rent to be paid by Tenant, and as part of the total rent due hereunder, Tenant shall pay to Landlord 33.1/3% of all Taxes assessed against the Building and Land on which the
same is located for any tax period during the Term. The Tenant’s proportionate share shall be the total rentable space it occupies divided by the total rentable space of the entire Building. Whenever the term “proportionate share”
shall appear in this Lease, it shall be computed as above. 
 The term “Taxes” means the real estate taxes, levies, betterments,
special and general assessments, water and sewer use, and other governmental charges and impositions of every kind and nature whatsoever, extraordinary as well as ordinary, which are or shall be imposed by applicable governmental authority, and
which are or may be charged, levied, laid, assessed, imposed, become due and payable with respect to the Building and the Land on which same is located. Taxes exclude income taxes of general application and all estate, succession, inheritance,
excise, gift, franchise, gross receipts, profits and transfer taxes. Notwithstanding anything to the contrary contained in this Lease, in the event that any betterment or special assessment shall be payable in installments, Landlord shall pay the
same over the longest period permitted and Tenant’s payments shall be based on the installments attributable to each year during the Term. 
 The term “tax period” means the period during which Taxes are required to be paid, under applicable law. Thus, under the law presently in Franklin, MA, the tax period means the period from July 1, of a calendar year to
June 30 of the subsequent calendar year with one quarter of the Taxes due and payable on August 1, the second quarter of Taxes due on November 1, the third quarter due on February 1, and the remaining quarter on May 1.

 Suitable adjustment in the determination of Tenant’s obligation under this provision shall be made in the computation of any tax
period, which is greater than or less than twelve (12) full calendar months. 
 When the applicable tax bill is not available, then a
tentative computation shall be made on the basis of the Taxes for the next prior tax period, with a final 
  

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 adjustment to be made between Landlord and Tenant promptly after Landlord’s receipt of the applicable tax bill.
Notwithstanding anything to the contrary contained herein, the estimated installments in any given year shall not exceed an amount equal to one hundred five percent (105%) of the estimated installments for the immediately preceding year.

 Payments by Tenant on account of Taxes shall be made monthly and at the time and in the fashion herein provided for the payment of rent.
The monthly amount so to be paid to the Landlord, in the aggregate, shall equal the Tenant’s proportionate share of each payment by the Landlord on account of such Taxes. 
 Promptly after receipt by the Landlord of bills for such Taxes, the Landlord shall advise the Tenant of the amount thereof, and furnish Tenant with a
photocopy of such tax bill(s), and the computation of the Tenant’s share on account thereof for the tax period included within the Term of this Lease covered by such bill. If payments theretofore made for such period by the Tenant exceed such
share, the Landlord shall refund the amount of overpayment to the Tenant but if such share is greater than payments theretofore made on account for such period, the Tenant shall make suitable payment to the Landlord within thirty (30) days
after being so advised by the Landlord. Further, if such Taxes are abated, reduced or refunded, an equitable adjustment shall be made to reflect the Tenant’s pro rata share of the amount of such reduction less all reasonable costs incurred by
the Landlord in securing the same; but the pendency of any application or other proceeding relating to any such abatement, reduction or refund shall not delay the computation and payment by the Tenant to be made hereunder. (In no event, however,
will the base rent hereunder be reduced as a result of any abatement or decrease in Taxes.) 
 The Tenant’s share of such Taxes shall be
adjusted equitably for and with respect to any portion of the Term hereof, which does not include an entire tax period. 
 Landlord shall
have the same rights and remedies of the nonpayment by the Tenant of any amounts due on account of such Taxes as the Landlord has hereunder for the failure of the Tenant to pay the rent. 
 If some method or type of taxation shall replace the current method of assessment of real estate Taxes, or the type thereof, the Tenant agrees that the
Tenant shall pay an equitable share of the same computed in a fashion consistent with the method of computation herein provided, to the end that the Tenant’s share thereof shall be, to the maximum extent practicable, comparable to that which
the Tenant would bear under the foregoing provisions. 
 4.3 SECURITY DEPOSIT. Upon the Commencement Date, the Tenant will pay to the
Landlord the amount of $34,000.00. Said payment will be held as security for the Tenant’s performance as herein provided. The security 
  

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 deposit will be refunded to the Tenant within thirty (30) days of termination of this Lease, subject to
Tenant’s satisfactory compliance with the provisions of this Lease. To the extent that Landlord has made any deductions to the security deposit to apply to the cure of any Tenant default hereunder in accordance with the terms of this Lease,
Landlord shall supply Tenant with supporting evidence from Landlord of any such deductions. The Landlord hereby acknowledges receipt of the security deposit. It is explicitly understood and agreed that the security deposit will not be used to pay or
to credit any rent due hereunder, including but not limited to the last month’s rent. The Tenant will be entitled to any interest from Landlord for the security deposit. The parties agree that said security deposit will be deposited in a money
market, or equivalent interest bearing account of the Landlord’s choice. The Tenant agrees that Landlord will not be obligated to segregate said security deposit, but may deposit same in account with other funds owned by the Landlord. No party
other than Landlord, its successors and assigns, and Tenant shall have any rights in the security deposit as a third party beneficiary. 
 4.4 OPERATING COSTS. In addition to the Base Rent to be paid by Tenant and as a part of the total rent due hereunder, Tenant shall pay to Landlord 33.1/3% of all reasonable operating costs of every type and nature (except as provided below)
actually paid or incurred in servicing, operating, managing, maintaining and repairing the Building (collectively, the “Operating Costs”). Landlord shall make a good faith estimate of the Operating Costs to be payable by Tenant for any
calendar year or part thereof during the Term, and Tenant shall pay to Landlord on the first day of each calendar month of the Term with the payment of Monthly Base Rent, as set forth above, an amount equal to the estimated Operating Costs for such
calendar year or part thereof divided by the number of months therein. From time to time, Landlord may re-estimate the Operating Costs for any calendar year. Thereafter, the monthly installments of Operating Costs payable by Tenant shall be
appropriately adjusted in accordance with the revised estimate made by Landlord so that, by the end of the calendar year in question, Tenant shall have paid 33 1/3% of the Operating Costs set forth in Landlord’s revised estimate. Any amounts paid by Tenant based on such estimate shall be subject to adjustment as herein provided when
actual Operating Costs are available for each calendar year. 
 Without limitation, the term “Operating Costs: shall include,
(1) all reasonable costs to the Landlord for supplying snow removal and landscaping services to the Land on which the Building is located (including, snow removal on all parking areas, sidewalks, entrances, exits and access ways); (2) all
costs and expenses to the Landlord (including reasonable and appropriate reserves) for services, materials and supplies furnished or used in the operation, replacement, repair, maintenance, (including but not limited to waterproofing and painting
Building exterior) cleaning and protection of the Building and the Land on which same is located, such cost and expenses to be reasonable and customary for similar buildings in the area in which the subject Premises are located; (3) all

  

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 premiums for insurance against damage or loss to the Building from such hazards as shall from time to time be generally
required by institutional lenders in the Boston areas for similar properties, including, but not limited to, insurance covering loss of rent attributable to any such hazards and public liability insurance; (4) customary and reasonable fee for
building management and (5) costs for electricity and other utilities, if any, supplied to the common areas and facilities of the Building and said Land, but only to the extent that the same (other than water) are separately metered from the
Premises and all other portions of the Building leased to other tenants. 
 Payments by Tenant on account of Tenant’s share of such
Operating Costs shall be made monthly, in advance, and at the time and in fashion herein provided for the payment of the installments of Monthly Base Rent. 
 Promptly after the end of each calendar year during the Term of this Lease, Landlord shall submit to Tenant a reasonably detailed accounting of Operating Costs for such calendar year, and Landlord shall certify to the
accuracy thereof. If payments theretofore made for such calendar year by Tenant exceed Tenant’s share of Operating Costs, according to such statement, Landlord shall refund the amount of overpayment within 30 days after submitting the
accounting of Operating Costs; but, if Tenant’s share of Operating Costs is greater than payments theretofore made on account for such period, Tenant shall make suitable payment to Landlord within thirty (30) days after being so advised by
Landlord. Tenant shall have the right to audit all of the Operating Costs upon reasonable prior notice to Landlord and during reasonable business hours. Upon written request by Tenant made within sixty (60) days of the date of submission of
said account, Landlord shall provide to Tenant for its review, copies of any bill supporting the figures contained in said account. Landlord shall retain such records for at least two (2) years. In the event that any such inspection discloses
by Tenant or its representatives that Landlord has charged Tenant in excess of three percent (3%) more than the amount properly chargeable to Tenant, Landlord shall reimburse to Tenant the amount over charged and the reasonable costs of such
inspection promptly upon demand. 
 Operating Costs shall not include without limitation: 
  

	 	a)	the cost of maintenance, repairs or replacements arising out of a fire or other casualty (whether or not insured) or an exercise of the power of eminent domain;

  

	 	b)	the cost of maintenance, repairs or replacements necessitated by the negligent or wrongful act of the Landlord or Landlord’s agents, employees, or contractors, or related to
construction by Landlord of improvements on any portion of the Land, including the construction and development of the Building, or arising from the wrongful actions of another tenant; 

  

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	 	c)	costs of work for other tenants of the Building (including, without limitation, any improvements to the Building or any space set forth therein); 

  

	 	d)	amounts reimbursed by other tenants of the Building, from insurance proceeds, condemnation awards, under warranty or otherwise; 

  

	 	e)	any payments of principal, interest or other charges related to indebtedness secured in whole or in part by the Building or the Land; 

  

	 	f)	charges or costs incurred by Landlord as a result of Landlord failing to maintain the insurance coverage required in this Lease; and costs, fines or penalties incurred by Landlord
due to violations by Landlord of any leases or any governmental laws, rules or regulations; 

  

	 	g)	increases in the casualty or liability insurance premiums for the Building and the Land due exclusively to the occupancy of another tenant in the Building or due to any unusual or
extraordinary leasehold improvements solely for the benefit of another tenant of the Building; 

  

	 	h)	salaries of executives or principals of Landlord and the wages of any employee of Landlord for services not related directly to the Building; 

  

	 	i)	expenses which are considered capital expenditures under generally accepted accounting principles; 

  

	 	j)	depreciation; 

  

	 	k)	costs for services provided to other tenants but not provided to Tenant; 

  

	 	l)	costs incurred by Landlord as a result of vacant space in the Building; 

  

	 	m)	payments to affiliates, except for services actually performed at rates comparable to third party charges; 

  

	 	n)	amounts paid on account of tort claims relating to personal injury or property damage; or 

  

	 	o)	without limiting the provisions of Section 13.1, the cost of remediating any condition related to the presence on or under the Land of any hazardous or toxic materials other
than routine costs. 

 4.5 UTILITIES. Tenant shall pay prior to delinquency, directly to the company furnishing same, all
charges for all gas, heat, cooling, light, power, telephone service, janitorial service, trash removal and replacement of broken glass and all other services supplied to the Premises at the request of Tenant during the Term, and for so long as
Tenant occupies any portion of the Premises, provided, that (i) all such utilities are separately metered and (ii) Landlord shall furnish a trash dumpster on the Land for Tenant’s use. 
  

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 Tenant covenants and agrees that at all times its use of any of the utility services shall never exceed
the capacity of the mains, ducts and conduits bringing utility services to the building or the Premises. 
 Tenant shall pay for any
necessary maintenance charges for utility services provided to the Premises and shall furnish all electric lighting bulbs and tubes. 
 Landlord shall not be liable for any interruption or failure of utility services on the Premises not caused by Landlord. 
 4.6
TRIPLE NET LEASE. This Lease shall be deemed and construed to be a “Net/Net/Net Lease,” and the Landlord shall receive all rents provided for herein, free from any charges, assessments, impositions, expenses or deductions of any and every
kind or nature whatsoever, except as expressly provided for herein. 
 ARTICLE V 
 USE OF PREMISES 
 5.1 PERMITTED USE. Tenant agrees that the Premises shall be used and
occupied by Tenant only for the purpose specified as the Use thereof, in Article 1.2 of this Lease, and for no other purpose or purposes. Landlord certifies that the Building, the Land and said Use is in compliance with the Zoning By Laws of the
municipality(s) within which the Building is located (including, without limitation, all zoning requirements relating to parking, access and dimensional requirements). Landlord acknowledges and agrees that from time to time Tenant shall have
meetings and other special events at the Premises and, upon prior written notice to Landlord of such meetings or special events, Tenant (and its employees and invitees) shall be entitled to use the parking spaces located on the Land (without being
limited to 75 spaces). 
 Tenant further agrees to conform to the following provisions during the entire Term: 
  

	 	a)	No auction, fire, distress, bankruptcy or other type sale may be conducted within or without the Premises without the prior written consent of Landlord. 

  

	 	b)	Tenant shall provide professional, or the equivalent, janitorial services maintaining the ongoing upkeep of the Premises. Tenant shall take any and all steps required reasonably to
prevent insect and vermin infestation of the Premises, and shall maintain such practices as Landlord may require reasonably to that end. 

  

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	 	c)	Tenant shall not place on the exterior or exterior walls (including both interior and exterior surfaces of windows and doors), or on the roof of the Building or in any other part of
the Building or the Premises, any security panels nor signs or any symbol, advertisement, neon light, other light or other object or thing visible to public view outside of the Premises without the prior consent of Landlord, except signs or
lettering on the entry doors to the Premises of the type commonly and customarily used for purpose of identifying and locating the Premises. Landlord has established signage criteria, and the Tenant agrees to conform to the same and to submit for
Landlord’s prior approval, such approval not to be withheld unreasonably, a plan or sketch of the sign to be placed on such entry doors. Except as set forth in Section 7.2.1.6, all costs of signage and permits therefore are at the
Tenant’s sole cost and expense. 

  

	 	d)	Tenant shall not perform any act or carry on any practice which may injure the Premises or any part of the Building, or overload the floors or walls beyond design loads, or store
materials on racks above 9’ (nine feet) in the office space, or cause any offensive odors or loud noise, or constitute a nuisance or menace to any other tenant or tenants or other persons in the Building, nor shall Tenant permit or commit any
waste in the Premises. 

  

	 	e)	Tenant shall not store or , except as otherwise expressly provided herein, park any vehicles, abandoned, unregistered or unused, in or about the Premises. All handling machinery
operated within the Premises must be equipped with non-marking tires. 

  

	 	f)	Tenant shall not alter or add to the Premises except, on each occasion, in accordance with written consent from Landlord, which consent Landlord agrees not to withhold unreasonably.
Each written request by Tenant for Landlord’s consent for alterations and or additions must be submitted with AutoCAD disks containing architectural and structural descriptions. In each instance Landlord’s consent is granted for
alterations and or additions, the Tenant will obtain all requisite building permits, if any, with Landlord’s signature on applications for same. 

  

	 	g)	All allowed alterations or additions shall be at the Tenant’s expense and shall be in quality at least equal to the present construction and made in accordance with all
applicable laws. All permanent Leasehold alterations or improvements made by the Tenant shall 

  

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 become the property of the Landlord at the termination of occupancy as provided herein except trade
fixtures, equipment, machinery, personal property, appliances, environmental fans, electrical equipment, and other equipment required for permitted use. However, at the expiration of this Lease, the Tenant shall remove all of the Tenant’s
goods, including without limitation, trade fixtures, equipment, machinery appliances, effects and property as are in the Premises; as well as such of the alterations and additions made by Tenant, if any, as Landlord may reasonably request, provided,
Landlord shall have so notified Tenant at the time of its approval of any new alterations of Landlord’s requirement that Tenant remove such alteration at the end of the Term. In the absence of any such removal notice, Tenant shall have no
obligation to remove such approved alterations. If removal is so required, Tenant shall repair any damage caused by such removal and restore the Premises to the condition they were on the Commencement Date, reasonable wear and tear and damage by
fire or casualty excepted. 
  

	 	h)	Tenant will always conduct its operation in the Premises and make any permitted alterations or improvements in compliance with all applicable laws, rules, regulations and ordinances
affecting the premises or the specific conduct of its business in the Premises; and if any governmental license or permit shall be required for the proper and lawful conduct of the Tenant’s business in the Premises, Tenant, at its expense,
shall duly procure and thereafter maintain such license or permit and submit the same to inspection by Landlord. Tenant shall at all times comply with the terms and conditions of each such license or permit. Tenant shall make all repairs,
alterations, additions or replacements to the Premises required by any order, ordinance, law, rule or regulation of any public authority required solely because of Tenant’s particular use of the Premises (other than any repairs, alterations,
additions or replacements required for the use of any space in the Premises for general office purposes). 

  

	 	i)	The Landlord will be invited to bid on any and all construction work to be performed at the Premises, and permitted to meet the bid of the construction company finally selected by
the Tenant to do such construction work (if other than that of the Landlord). It is understood and agreed that all of the companies bidding on any construction within the Premises will hold a valid Massachusetts Builder’s Licenses and will have
been in business a minimum of ten years and will have an office and clerical staff. It is further understood and agreed that the successful bidder of any construction will have, at all times a licensed job superintendent who is under direction of a
project manager, other than the company owner, on site during the construction. 

  

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	 	j)	Tenant will not, without written consent of the Landlord first received, change any lock to or within the Premises. On each occasion written consent of the Landlord is received, the
change and or additional lock work will be completed by the Landlord’s locksmith and on the Landlord’s master lock system. The cost of all lock changes is at the sole expense of the Tenant. 

  

	 	k)	No reptiles, animals, fish or birds are allowed in or about the Building. 

  

	 	l)	Tenant shall cause all freight to be delivered or removed, and all garbage or refuse to be removed from the Building and Premises in accordance with reasonable rules and regulations
therefore established by Landlord which shall be uniformly applied and enforced upon all tenants of the Building; and until removal is effected, Tenant shall keep all garbage or refuse in the Premises suitably covered and deodorized in the dumpster
provided by Landlord. 

 ARTICLE VI 
 ASSIGNMENT AND SUBLETTING 
 6.1 LANDLORD’S CONSENT. Tenant shall not, without first obtaining on each
occasion the written consent of the Landlord which consent shall not be unreasonably withheld, conditioned or delayed, (i) assign this Lease, (ii) sublet the whole or any part of the Premises, (iii) license any person or entity to use
or occupy all or any part of the Premises, (iv) grant any person or entity the use, benefit, enjoyment or right to occupy the whole or any part of the Premises, including without limitation any such arrangement pursuant to a “management
contract,” so-called, or (v) transfer the whole or any part of the Tenant’s interest hereunder, whether by absolute transfer or transfer by way of security. No consent by the Landlord pursuant to this paragraph shall be deemed a
waiver of the obligation to obtain the Landlord’s consent on any subsequent occasion; no waiver of the foregoing restrictions or any portion thereof shall constitute a waiver or consent in any other instance; and the Tenant shall remain at all
times responsible for the performance of all of the terms, conditions, covenants or agreements contained in this Lease. 
 Notwithstanding
the provisions of this Section 6.1, this Lease may be assigned, or the Premises may be sublet, in whole or in part, after prior notice to Landlord but without consent of the Landlord, (i) to any corporation or other entity into or with
which Tenant has been merged or consolidated or to any corporation 
  

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 or entity to which all or substantially all of the Tenant’s assets have been transferred, or (ii) any entity
which directly or indirectly controls Tenant; or (iii) to any corporation which is an affiliate, subsidiary, parent or successor of Tenant, provided in all such cases the surviving corporation or entity or applicable transferee shall agree in
writing with the Landlord to be bound by all of the terms and conditions of this Lease (all of the foregoing actions being referred to as a “Permitted Transfer,” and the surviving corporation or entity or applicable transferee as a
“Permitted Transferee”). 
 In each instance that Landlord’s consent is required to any proposed subletting or assignment, it
is expressly made a condition of the giving of such consent that: 
  

	 	a)	The proposed assignee, sub lessee or transferee of this Lease shall agree in writing to assume and perform all of the terms, covenants, conditions and agreements of this Lease
imposed upon the Tenant herein in the form to be approved by the Landlord; 

  

	 	b)	no assignment, sublease, or transfer shall in any manner release the Tenant and Guarantor, if any, from its covenants and obligations hereunder. 

  

	 	c)	fifty percent (50%) of profits made on any sublease of a portion to the Premises, minus Tenant’s reasonable costs and expenses relating to the sublease, including but not
limited to, leasing commissions, attorney fees and construction costs, and one hundred percent (100%) of profits made on any assignment of all of the Premises, shall be payable to Landlord, minus Tenant’s reasonable costs and expenses
relating to the assignment, including but not limited to, leasing commissions, attorney fees and construction costs; provided, however, that if an assignee or subtenant defaults under this Lease or related sublease, and Tenant is held liable, all
such profits shall be used to mitigate Tenant’s damages. 

 ARTICLE VII 
 CONDITION OF THE PREMISES 
 7.1
LANDLORD’S AGREEMENT. Except as otherwise provided in this Lease, Landlord agrees at its cost and expense to keep in good order, condition and repair the roof, load-bearing walls, (excluding finish and coverings), exterior windows, plumbing,
mechanical and electrical systems, common areas and facilities (including, without limitation, all parking areas, sidewalks, entrances, exits and access ways), foundations and all other structural (i.e., load-bearing or otherwise essential to the
integrity of the Premises) portions of the Premises and 
  

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 the Building, insofar as they affect the Premises, except that Landlord shall in no event be responsible to Tenant for
the condition of glass in and about the Premises or for the doors leading to the Premises or for any condition in the Premises or the Building caused by the negligence or willful misconduct of Tenant or any contractor, agent, invitee, licensee,
servant or employee of Tenant. 
 7.2 MAINTENANCE; LANDLORD COVENANTS. In addition to its obligation under Article 7.1, Landlord agrees, with
reimbursement by Tenant for its proportionate share thereof in accordance with the provisions of Article 4.4, to otherwise keep, manage, maintain and operate the common areas of the Building (including snow removal), in good condition and repair,
provided the Landlord shall not be responsible for any condition caused by the negligence or willful misconduct of Tenant or any contractor, agent, invitee, licensee, servant or employee of Tenant. Landlord shall not be responsible for Tenant or
those claiming through Tenant for any interruption to any services to be provided by Landlord due to a Force Majeure Event. Landlord shall also provide the following: 
 7.2.1 BUILDING SERVICES. Landlord shall furnish services, utilities, facilities and supplies set forth in this Section 7.2.1. Tenant may obtain additional services, utilities, facilities and supplies from time to
time upon reasonable advance request or Landlord may furnish the same without request if Landlord reasonably determines that Tenant’s use or occupancy of the Premises necessitates the same (for example where the condition of the Premises
necessitates additional cleaning services), and, in either case, the cost of the same at reasonable rates from time to time established by Landlord shall constitute Additional Rent, payable within thirty (30) days after demand. 
 7.2.1.1 WATER CHARGES. Landlord shall furnish hot and cold water for ordinary office cleaning, toilet, lavatory and drinking purposes. If Tenant
requires uses or consumes water for any other purpose, Landlord may assess on Tenant the actual charges for such additional water. 
 7.2.1.2 ELEVATOR SERVICE. Landlord shall provide necessary non-exclusive elevator facilities in operation available for Tenant’s non-exclusive use at all times. 
 7.2.1.3 CLEANING. Landlord shall cause the common areas of the Premises to be kept reasonably clean provided the same are maintained and kept in good
order by Tenant in accordance with the requirements of this Lease. 
 7.2.1.4 HEAT AND AIR-CONDITIONING. Landlord shall, through the
Building heating and air-conditioning system, furnish to and distribute in the Premises on a twenty-four (24) hour, three hundred sixty-five (365) day 
  

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 basis, heat during the normal heating months and air conditioning during the normal cooling months. Landlord shall not be
required to furnish heat and air-conditioning in the Premises in excess of the capacity of the equipment installed in the Building. If Tenant requires additional air-conditioning for business machines, meeting rooms or other purposes, or because of
occupancy or unusual electrical loads, any additional air-conditioning units, chillers, condensers, compressors, ducts, piping and other equipment and facilities will be installed and maintained by Landlord at Tenant’s sole cost, but only to
the extent that the same are compatible with the Building and its mechanical systems. From and after the Commencement Date hereof, and for so long as Tenant remains in occupancy of any part of the Premises, Tenant shall, at its sole cost and
expense, maintain all equipment involved in the operation of the Premises including, but without limitation all HVAC, electrical and plumbing systems; provided that the same only service the Premises. If any HVAC, plumbing or electrical equipment or
systems, fixture or appliance required repair or replacement, Tenant shall notify Landlord in writing thereof and Landlord shall make such repair or replacement at its sole cost and expense. Tenant, at its sole cost and expense, shall enter into a
regularly scheduled preventive maintenance service contract with a maintenance contractor for servicing all HVAC systems and equipment within the Premises. The service will include all services suggested by the equipment manufacturer within the
operation/maintenance manual and will become effective within thirty (30) days of the date Tenant takes possession of the Premises. Tenant shall, every 6 months during the term provide Landlord with evidence that all HVAC systems have undergone
continual preventive maintenance. 
 7.2.1.5 Landlord shall cause all garbage or refuse to be removed from the premises surrounding the
Building; and until removal is effected, Landlord shall keep all garbage or refuse in the premises surrounding the Building suitably covered and deodorized; 
 7.2.1.6 OFFICE IDENTIFICATION. Landlord at Landlord’s expense shall provide and install Building standard signage at the entry doors to the Building and in the Building lobby to identify Tenant’s official
name and Building address, all such letters and numerals to be in the Building standard graphics. Additionally, Tenant and Landlord agree that Tenant may, at Tenant’s expense and subject to Landlord’s approval, which shall not be
unreasonably withheld, conditioned or delayed, place signage facing Route 495 and street signage on Grove Street to identify Tenant’s official name. 
 7.2.2 REPAIRS. Except as otherwise provided in this Lease, and except for repairs to items necessitated by Tenant’s negligence or willful misconduct (which shall be Tenant’s repair obligation under
Section 7.4), Landlord shall make such repairs to the roofs, exterior walls, exterior windows’, floor slabs, core walls, and common areas and facilities in the Building and the Land (including, without limitation, the parking areas,
sidewalks, entrances, exits and access ways) as may be necessary to keep them in first class condition. 
  

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 7.3 LANDLORD’S LIABILITY. Landlord shall not be responsible to make any improvements or repairs to
the Building or the Premises other than as expressly provided in this Article, unless expressly provided otherwise in this Lease. 
 Further,
Landlord shall never be liable for any failure to make repairs, which, under the provisions of this Article or elsewhere in this Lease, Landlord has undertaken to make unless: 
  

	 	a)	Tenant has given notice to Landlord of the need to make such repairs, or of a condition in the Building or in the Premises requiring any repair for which Landlord is responsible;
and 

  

	 	b)	Landlord has failed to commence to make such repairs within 10 days after receipt of such notice or fails to proceed with reasonable diligence to complete such repairs.

 Pending such repair by Landlord, Tenant shall take all reasonably prudent temporary measures and safeguards to prevent any
injury or loss or damage to persons or property. Additionally, Tenant shall have the right to avail itself of its self help rights pursuant to Section 11.4 of this Lease. 
 7.4 TENANT’S AGREEMENT. Tenant acknowledges to Landlord its agreement to lease, in an “as is” condition except for the obligation to
correct minor items of construction, mechanical and electrical adjustments, and latent defects. 
 Every six (6) months during the Term
the Tenant shall, at its sole cost and expense, shampoo, steam clean, or otherwise professionally clean the carpeting in the Premises. 
 Upon vacating the Premises, a “walk-through” will be made by the Tenant and a representative of the Landlord. At that time the following work must be scheduled: a) HVAC systems will be inspected by the Landlord’s HVAC
contractor and all necessary repairs will be made, b) interior carpets are to be vacuumed and shampooed, c) all holes or scrapes on wall surfaces are to be repaired, d) concrete slabs in any warehouse area are to be cleaned with a power scrubber, e)
all bathroom fixtures, floors and walls are to be thoroughly cleaned. Cost of repair and inspection will be at the sole expense of the Tenant. 
 Upon expiration or earlier termination of the Term, the Tenant will remove all of its property from the Premises, except as provided in Section 5.1(g) of the Lease. If within ten (10) days after such expiration or termination,
Tenant shall 
  

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 not have removed its property, Landlord shall give notice to Tenant, and said property shall be deemed abandoned if
Tenant has not removed same within ten (10) days of receipt of said notice. If Landlord shall elect to remove and store Tenant’s property, Tenant shall pay to Landlord upon request for same, the costs and expenses incurred by Landlord in
removing and storing such property. Tenant shall also pay the reasonable cost of repairing damage caused to the Premises by the removal of such property. Property so stored by Landlord shall be made available to Tenant upon five (5) days notice
to Landlord and upon payment to Landlord of all sums remaining due the Landlord under the provisions of the Lease. 
 In the event of a
default under this Lease or in the event Landlord is caused to expend sums pursuant to the provisions of this Article, Landlord shall have, in addition to any other remedies herein all rights under applicable law. To the extent permitted by
applicable law, all of Tenant’s property which may be on the Premises at any time or from time to time, during the Term shall be at Tenant’s sole risk. From and after the Commencement Date hereof, and until the end of the Term, and for so
long thereafter as Tenant occupies any part of the Premises, Tenant will keep neat and maintain in good order, and condition and repair, the Premises and every part thereof, including glass, windows, and doors, excepting only those repairs for which
Landlord is responsible under the terms of this Lease and damage by fire or other casualty and as a consequence of the exercise of the power of eminent domain, and further excepting reasonable wear and tear; and Tenant shall surrender the Premises,
and all appurtenances and equipment, at the termination of the Lease, in such condition and shall remove all of Tenant’s signs. Further, Tenant shall be responsible for the cost of repairs, excluding normal wear and tear, damage by the elements
and insured casualty loss, which may be necessary by reason of damage to the Building by Tenant, Tenant’s independent contractors, or Tenant’s invitees, agents and servants, employees and licensees. Tenant shall replace any glass in the
Premises which may be damaged or broken with glass of the same quality. 
 If repairs are required to be made by Tenant pursuant to the terms
hereof, Landlord may demand that Tenant make same within 10 days, and if Tenant refuses or neglects to commence such repairs and complete the same with reasonable dispatch, after such demand, Landlord may (but shall not be required to do so) make or
cause such repairs to be made and shall not be responsible to Tenant for any loss or damage that may accrue to Tenant’s stock or business by reason thereof, except to the extent that such loss or damage is caused by the acts or omissions,
negligence or willful misconduct of Landlord or any contractor, agent, invitee, licensee, servant or employee of Landlord. If Landlord makes or causes such repairs to be made, Tenant agrees that Tenant will forthwith, on demand, pay to Landlord all
reasonable costs incurred by Landlord in connection therewith, and if Tenant shall default in such payment, Landlord shall have the remedies provided for the nonpayment of rent or other charges payable hereunder. 
  

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 ARTICLE VIII 
 INDEMNITY AND GENERAL LIABILITY INSURANCE 
 8.1.1 TENANT’S INDEMNITY. Tenant shall indemnify and hold
harmless Landlord from and against any and all claims of whatever nature arising out of, directly or indirectly, any accident, injury or damage to person or property that shall happen in or about the Premises or within the Building or the Land on
which the Building is located, where such accident, injury or damage results from the negligence or willful misconduct of the Tenant, or Tenant’s agents, employees, servants, licensee, or independent contractors. 
 8.1.2 LANDLORD’S INDEMNITY. Landlord shall indemnify and hold harmless Tenant from and against any and all claims of whatever nature arising out of,
directly or indirectly, any accident, injury or damage to person or property that shall happen in or about the Premises or within the Building or the Land on which the Building is located, where such accident, injury or damage results from the
negligence or willful misconduct of the Landlord, or Landlord’s agents, employees, servants, licensee, or independent contractors. 
 The indemnity and hold harmless agreement under this Section 8.1 shall include indemnity against all reasonable cost, expenses and liability incurred in or in connection with any such claim or proceeding brought thereon, and the
defense thereof. The indemnified party shall provide prompt written notice of any such claim to indemnifying party and the indemnifying party shall have the right to assume exclusive control of the defense of such claim, or, at its option, to settle
the same. The parties agree to cooperate reasonably with the other in connection with the performance of their obligations under this Section 8.1. In no event shall either party hereto ever be liable to the other for any indirect or
consequential damages. The provisions of this Section 8.1 shall survive the expiration or earlier termination of this Lease. 
 8.2
GENERAL LIABILITY INSURANCE. Tenant agrees to maintain in full force from the date upon which Tenant first enters the Premises for any reason, throughout the term of this Lease, and thereafter so long as Tenant is in occupancy of any part of the
Premises, written on an occurrence basis, a policy of commercial general liability and property damage insurance under which Landlord (and such other persons as are in privity of estate with Landlord as may be set out in notice from time to time) is
named as additional insured, and under which the insurer agrees to indemnify and hold Landlord and those in privity of estate with Landlord, harmless from and against all cost, expense and/or liability arising out of or based upon any and all
claims, accidents, injuries and damages mentioned in Section 8.1 of this Article VIII. Each such policy shall be non-cancelable and non-amendable with respect to Landlord and Landlord’s said designees without thirty (30) days prior
notice to Landlord, and a duplicate 
  

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 original or certificate thereof shall be delivered to Landlord. The minimum limits of liability of such insurance shall
be $1,000,000.00 for bodily injury (or death) each occurrence; $2,000,000.00 general aggregate limit, and $100,000.00 with respect to damage to property, or such higher limits, as may from time to time be reasonably required by Landlord’s
Lender. Further, Tenant shall maintain and keep in force employees’ compensation insurance as required under Massachusetts laws, and such other insurance necessary to protect Landlord against any other liability to person or property arising
hereunder by operation of law now in effect or subsequently adopted. Landlord agrees to maintain general liability insurance in an amount of not less than $1,000,000.00 per occurrence, $2,000,000.00 general aggregate and $5,000,000.00 umbrella.
Landlord shall furthermore maintain throughout the Term special form property insurance covering the Building. 
 8.3 TENANT’S RISK. To
the maximum extent this agreement may be made effective according to law, Tenant agrees to use and occupy the Premises and to use such other portions of the Building, and the Land on which the same is located, as Tenant is herein given the right to
use at Tenant’s own risk; and except for loss or damage arising from the acts, omissions or negligence of Landlord, its contractors, licensees, agents, servants or employees, Landlord shall have no responsibility for any loss of or damage to
furniture, merchandise, effects or other personal property of any kind of Tenant, (excepting leasehold improvements) or anyone claiming through Tenant. The provisions of this Article shall be applicable from and after the execution of this Lease and
until the end of the term of this Lease, and during such further period as Tenant may use or be in occupancy of any part of the Premises or of the Building. 
 8.4 INJURY CAUSED BY THIRD PARTIES. To the maximum extent that this agreement may be made effective according to law, Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to those claiming by,
through or under Tenant, for any loss or damage that may be occasioned by or through the acts or omission of persons occupying adjoining premises, or any part of premises adjacent to or connected to the Premises or any part of the Building, or
otherwise, or for any loss or damage resulting to Tenant or those claiming by, through or under Tenant or its or their property, resulting from fire, explosion, falling plaster, steam, water, gas, sewer, steam pipes, electricity, electrical
disturbance, rain, snow, or leaks from any part of the Building, or from the pipes, appliances, plumbing works, roof, street, or subsurface or from any other place, or caused by dampness or by any other cause or by whatever nature, unless caused by
or due to the acts or omissions, negligence or willful misconduct of Landlord, its agents, servants or employees. 
  

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 ARTICLE IX 
 LANDLORD’S RIGHT OF ACCESS 
 9.1 LANDLORD’S RIGHT OF ACCESS. Landlord and its designees shall have
the right to enter the Premises during normal business hours for the purpose of inspecting or of making repairs upon not less than 48 hours prior notice (it being understood and agreed, however, that said notice and hour requirements shall in no
event apply to emergency situations) to the same, or for the purpose of exhibiting the Premises to prospective or existing mortgagees or purchasers of all or any part of the Building, provided Landlord shall use reasonable efforts to minimize the
disruption to Tenant’s business operations. For a period commencing six (6) months prior to the expiration of the term of this Lease, Landlord may have reasonable access to the Premises upon not less than 48 hours notice, during normal
business hours for the purpose of exhibiting the same to prospective tenants. Notwithstanding anything to the contrary contained in this Lease, except in the event of an emergency, Landlord, or any person acting under Landlord, shall be accompanied
while entering the Premises by a representative, agent or employee of Tenant, which representative, agent or employee Tenant shall make available promptly upon request. Notwithstanding anything to the contrary set forth herein, Landlord acknowledges
and agrees that Tenant shall be entitled to take all reasonable steps that Tenant deems necessary or desirable to maintain the confidentiality of such records and information as Tenant is required to maintain confidential under applicable law and
contractual agreement and Landlord shall have no access or rights of inspection relating to such records and information that Tenant is obligated to maintain confidential. 
 ARTICLE X 
 FIRE, EMINENT DOMAIN, ETC 
 10.1 ABATEMENT OF RENT. If the Premises shall be damaged by fire or casualty, the rent and the charges payable by Tenant under Article IV hereof shall
abate or be reduced proportionately for the period in which, by reason of such damage, there is substantial interference with the operation of Tenant’s use of the Premises, having regard to the extent to which Tenant may be required to
discontinue or limit Tenant’s use of the Premises, but such abatement or reduction shall end as and when Landlord shall have restored the Premises to such condition as will allow Tenant to recommence Tenant’s use of the Premises including
Tenant’s use of shared facilities and access to common areas, as hereinafter provided. In the event of termination of this Lease pursuant to this Article, this Lease shall come to an end and cease as of the date of such destruction or damage,
except Tenant shall be liable for and pay promptly to Landlord any rent or other charges then in arrears as of the date of such casualty or taking. 
 If the Premises shall be affected by any exercise of the power of eminent domain, then the rent and the charges payable by Tenant under Article IV hereof shall be justly and equitably abated and reduced according to the nature and extent of
the loss of use thereof suffered by Tenant. 
  

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 10.2 LANDLORD’S RIGHT OF TERMINATION. In case during the Term hereof the Premises or the Building
shall be partially damaged (as distinguished from “substantially damaged,” as that term is hereinafter defined) by fire or other casualty, Landlord shall forthwith proceed to repair such damage and restore the Premises, or so much thereof
as was originally constructed by Landlord, to substantially its condition at the time of such damage, (subject, however, to zoning laws and building codes then in existence), but Landlord shall not be responsible for any delay which may result from
any Force Majeure Event. If the Premises or the Building are substantially damaged by fire or casualty (the term “substantially damaged” meaning damaged of such a character that the same cannot, in ordinary course, reasonably be expected
to be repaired within sixty (60) days from the time that repair work would commence), or any part of the Building is taken by any exercise of the right of eminent domain, then Landlord shall have the right to terminate this Lease (even if the
Landlord’s entire interest in the Premises may have been divested) by giving notice of Landlord’s election so to do within thirty (30) days of such casualty or taking, whereupon this Lease shall terminate as of the date of such notice
with the same force and effect as if such date were the date originally established as the expiration date hereof. 
 In the event this Lease
is not terminated as hereinbefore provided, Landlord shall diligently commence restoration after the date of settlement with its insurance carrier or awarding authority as the case may be, but if Landlord shall not substantially complete said
restoration within one hundred twenty (120) days following the commencement of restoration, Tenant shall have the right to then terminate this Lease without liability or penalty for same by giving written notice to Landlord of its intent so to
do, whereupon this Lease shall terminate as of the date of such notice and be of no further force and effect, except Tenant shall remain liable and promptly pay to Landlord any rent or other charges then in arrears as of the date of such casualty or
taking. Further, in the event this Lease is not terminated as hereinbefore provided, Landlord shall only be required to repair or restore so much of the Premises originally constructed by Landlord to substantially its condition at the time of such
damage (subject, however, to zoning and building laws and codes then in existence); and Landlord shall not be responsible for any delay which may result from any cause beyond Landlord’s reasonable control. Landlord’s obligations hereunder
shall in no event include Tenant’s fixtures, furnishings or equipment, and Tenant shall, at its own expense, proceeding with all reasonable diligence, repair, or replace such of its fixtures, furnishings and equipment as may have been damaged
or destroyed. 
 10.3 AWARD. Landlord shall have and hereby reserves and accepts, and Tenant hereby grants and assigns to Landlord, all
rights to recover for damages to the Building and the Land on which the same is located, as 
  

 24 

 aforesaid, excluding, however, Tenant’s right to recover for damages to its leasehold interest, fixtures,
furnishings and equipment. With regard to any eminent domain proceedings affecting the Premises of which Landlord has notice, Landlord shall notify Tenant in writing of such proceedings. Tenant shall have the right, at its sole cost and expense to
prosecute in any such condemnation proceeding a claim for the value of any of Tenant’s Leasehold interest and usual trade fixtures installed in the Premises by Tenant at Tenant’s expense and for relocation recoverable by Landlord from the
taking authority, and provided further, that Tenant shall have no recourse against Landlord for any compensation for the value of Tenant’s Leasehold interest and or trade fixtures installed in the Premises by Tenant at Tenant’s expense and
for relocation expenses. 
 ARTICLE XI 
 DEFAULT 
  

	 	11.1	TENANT’S DEFAULT. If— 

  

	 	a)	Tenant shall fail to pay the Base Rent or additional rent or other charge for which provision is made herein on or before the date on which the same becomes due and payable, and the
same continues for ten (10) days after notice from Landlord thereof, or 

  

	 	b)	Landlord having rightfully given the notice specified in subsection (a) above to Tenant twice in any six (6) month period, Tenant shall thereafter fail to pay the Base
Rent or additional rent or other charges on or before the date on which the same becomes due and payable, or 

  

	 	c)	Tenant permits to be created or suffers to exist any material lien or other encumbrance upon any part of the Premises or the Building which may be attributable to any act,
agreement, omission or failure of Tenant and Tenant shall not cure such failure within thirty (30) days (or such additional time as is reasonably required to correct any such default) after notice from Landlord to Tenant thereof, or

  

	 	d)	Tenant shall fail to perform or observe any other term or condition contained in this Lease, and Tenant shall not cure such failure within thirty (30) days after notice from
Landlord to Tenant (or, if such default is not reasonably capable of cure within thirty (30) days, such additional time as is reasonably required to cure any such default); provided however, if (i) Landlord shall have sent to Tenant a
notice of such default event though the same shall have been cured and this Lease is not terminated and (ii) during the same six (6) month period in which said notice of default has been 

  

 25 

 sent by Landlord to Tenant, Tenant shall thereafter again default in the same non-monetary matter, then
Tenant shall be deemed to be in default upon Landlord giving Tenant written notice thereof without the previously set forth grace period, or 
  

	 	e)	The estate hereby created shall be taken on execution or by other process of law, or if Tenant shall be judicially declared bankrupt or insolvent according to law, or if any
assignment or trust mortgage arrangement, so-called, shall be made of the property of Tenant for the benefit of creditors, of if a receiver, guardian, conservator, trustee in involuntary bankruptcy or other similar officer shall be appointed to take
charge of all or any substantial part of Tenant’s property by a court of competent jurisdiction, which proceeding shall not have been diligently contested by Tenant within 60 days after their commencement, or if a petition shall be filed for
reorganization of Tenant under any provisions of the Bankruptcy Code now or hereafter enacted or if Tenant shall file a petition for such reorganization, or for arrangements under provisions of the Bankruptcy Code now or hereafter enacted and
providing a plan for a debtor to settle, satisfy or extend the time for payment of debts, or if the interest of the Tenant herein shall be sold under execution or any other legal process, or 

 Upon the occurrence of any one or more of such events of default, Landlord may at its election, terminate this Lease. Upon termination of this Lease,
subject to applicable legal requirements, Landlord may re-enter the Premises with or without process of law and remove all persons, fixtures and chattels there from and Landlord will not be liable for any damages resulting there from. Upon
termination of this Lease, Landlord will be entitled to recover as damages (1) all rent and other sums due and payable by Tenant on the date of the termination of this Lease, (2) an amount equal to the value of the rent and other sums
provided herein to be paid by Tenant for the residue of the Original Term, if the termination of the Lease occurs prior to the expiration of the Original Term or the residue of the applicable Extension Term, if the termination of the Lease occurs in
any Extension Term, less the fair rental value of the Premises for the residue of the Original Term or applicable Extension Term, as the case may be (taking into account the reasonable time and expenses necessary to obtain the replacement tenant or
tenants, including reasonable expenses relating to the recovery of the Premises, brokerage commissions, reasonable attorneys’ fees and preparation of the Premises for such re-letting), and (3) the cost of curing any default in the
performance of any other covenants to be performed by Tenant through the date of the termination of the Lease. In the event this Lease is terminated pursuant to Section 11.1 and Tenant vacates the Premises, Landlord shall, subject to the
provisions of this Section 11.1, use reasonable efforts to relet the Premises and collect the sums due to Landlord as a result of such re-letting, subject to the reasonable requirements of Landlord to lease other 
  

 26 

 available space in the Building prior to reletting the Premises, to lease space to high quality tenants and to lease the
Building in a harmonious manner with an appropriate mix of uses, tenants, floor areas and terms of tenancies, and the like. 
 Landlord
agrees not to discriminate against the space which constitutes the Premises when offering to prospective tenants space for lease in the Building in which the Premises is located. For the purpose of such re-letting, Landlord may decorate or make
reasonable repairs, changes or alteration in or to the Premises that may be reasonably necessary. If Landlord does not re-let the Premises, Tenant will pay the Landlord on demand damages equal to the amount of the rent and other reasonable sums
provided herein to be paid by Tenant for the remainder of the Term. If the Premises are re-let and a sufficient sum is not realized from such re-letting after paying all of the expenses of such re-letting and the collection of the rent accruing
there from to satisfy the rent herein provided to be paid for the remainder of the Term, Tenant will be liable for the difference in rent. 
 Nothing herein shall limit or prejudice the right of the Landlord to prove for and obtain in proceedings for bankruptcy or insolvency by reason of any such termination an amount equal to the maximum allowed by any statute or rule of law in
effect at the time when, and governing the proceedings in which, the damages are to be proved, whether or not the amount of the loss or damage referred to above. 
 The remedies given to Landlord in this Article shall be cumulative and in addition to all other rights or remedies, which the Landlord may have under applicable laws then in force. 
 11.2 LATE CHARGE. If any payment of Base Rent is not paid when due, then, from and after the second such occurrence in any given calendar year, Tenant
shall pay to Landlord a late charge of 5 percent of any rent or other payment due hereunder not received by Landlord within ten (10) days after said payment is due. Said late charge shall continue to accrue each month until said arrearage is
paid in full. 
 11.3 ATTORNEYS FEES. In any action or proceeding brought by either party pursuant to this Lease, the prevailing party, in
addition to any other damages to which it may be entitled pursuant to this Lease or to law, shall be entitled to recover the court costs and the reasonable amount, reasonably incurred, of attorney fees. 
 11.4 LANDLORD’S DEFAULT. Landlord shall in no event be in default in the performance of any of Landlord’s obligations hereunder unless and
until Landlord shall have failed to perform such obligations within thirty (30) days (or such shorter period of time as may be specified in this Lease), or such additional 
  

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 time as is reasonably required to correct any such default, after notice by Tenant to Landlord properly specifying
wherein Landlord has failed to perform any such obligation. In the event of a default by Landlord under this Lease, which default is not cured within thirty (30) days after written notice thereof by Tenant to Landlord, Tenant may, but shall not
be obligated to, cure such default and reimburse itself for the cost thereof out of payments thereafter accruing hereunder (with any unreimbursed balance remaining upon the expiration or earlier termination of this Lease to be promptly paid by
Landlord to Tenant). 
 ARTICLE XII 
 BANKRUPTCY OR INSOLVENCY 
 12.1 In the event that the Tenant or any general partner of the Tenant shall become a Debtor under the
Bankruptcy Code, and the Trustee or the Tenant shall elect to assume this Lease for the purpose of assigning the same or otherwise, such election and assignment may only be made if all other terms and conditions of Article XII, subsection 2 and 4
hereof are satisfied. If such Trustee shall fail to elect to assume this Lease within sixty (60) days after the filing of the Petition, this Lease shall be deemed to have been rejected. The Landlord shall be thereupon immediately entitled to
possession of the Premises without further obligation to the Tenant or the Trustee, and this Lease shall be terminated, but the Landlord’s right to be compensated for damages both at law and as provided in Article XI hereof in such case shall
survive. 
 12.2 No election by the Trustee or Debtor-In-Possession to assume this Lease, whether under Chapter 7, 11 or 13, shall be
effective unless each of the following conditions, which the Landlord and the Tenant acknowledge and agree are commercially reasonable in the context of a bankruptcy case of the Tenant, have been satisfied, and the Landlord has so acknowledged in
writing: 
  

	 	a)	The Trustee of the Debtor-In-Possession has cured, or has provided the Landlord adequate assurance (as hereinafter defined) that: 

 1. Within ten (10) days from the date of such assumption, the Trustee will cure all monetary defaults under this Lease; and 
 2. Within thirty (30) days from the date of such assumption, the Trustee will cure all non-monetary defaults under this Lease. 
  

	 	b)	The Trustee or Debtor-In-Possession has compensated, or has provided to the Landlord adequate assurance (as hereinafter 

  

 28 

 defined) that within ten (10) days from the date of assumption, the Landlord will be compensated for
any pecuniary loss incurred by the Landlord arising from the default of the Tenant, the Trustee, or the Debtor-In-Possession as recited in the Landlord’s written statement of pecuniary loss sent to the trustee or Debtor-In-Possession.

  

	 	c)	The trustee or the Debtor in Possession has provided the Landlord with adequate assurance (as hereinafter defined) of the future performance of each of the Tenant’s, the
Trustee’s or Debtor in Possession’s obligation under this Lease, provided, however, that the obligations imposed upon the Trustee or Debtor in Possession under this Lease shall continue with respect to the Tenant or any assignee of this
Lease after the completion of the bankruptcy case, subject to any further and/or increased obligations which thereafter are imposed by any provisions of this Lease. 

  

	 	d)	The assumption of this Lease will not: 

 1. Breach any
provision in this Lease or any other Lease, mortgage, financing agreement or other agreement by which the Landlord is bound relating to the Building; or 
 2. Disrupt, in the Landlord’s judgment, the tenant mix of the Building or any other attempt by the Landlord to provide a specific variety of Tenants’ uses in the Building which, in the Landlord’s
judgment, would be most beneficial and would enhance the image, reputation, and profitability of the Building. 
  

	 	e)	The assumption has been ratified and approved by order of such court or courts as have final jurisdiction over the Bankruptcy Code. 

 1. The trustee or Debtor-In-Possession has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and
administrative expenses to assure the Landlord that the trustee or Debtor-In-Possession will have sufficient funds to fulfill the obligations of the tenant under this Lease, and to keep the Premises operating with sufficient employees to conduct a
fully-operational, actively promoted business on the Premises; and 
 2. The Bankruptcy Court or such court as is exercising jurisdiction over
the Bankruptcy Code shall have entered an order segregating sufficient cash payable to the Landlord 
  

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 and/or the Trustee or Debtor-In Possession shall have granted a valid and perfected first lien and
security interest and/or mortgage in property of the Tenant, the Trustee or Debtor-In-Possessions, acceptable as to value and kind to the Landlord, to secure to the Landlord the obligation of the Trustee or Debtor-In-Possession to cure any monetary
and/or non monetary defaults under this Lease within the time periods set forth above. 
 12.3 In the event that this Lease is assumed by a
Trustee appointed for the Tenant or by the Tenant as Debtor-In-Possession and thereafter the Tenant is liquidated or files a subsequent Petition for reorganization or adjustment of debts under Chapter 11 or 13 of the Bankruptcy code, then, and in
either such event, the Landlord may, at its option, terminate this Lease and all rights of the Tenant hereunder, by giving the Tenant written notice of its election so to terminate, within thirty (30) days after the Landlord shall have received
written notice of the occurrence of either such event, but the Landlord’s right to be compensated for damages both at law and as provided in Article XI hereof shall survive. 
 12.4 If the Trustee or Debtor-In-Possession has assumed this Lease pursuant to the terms and provisions of Articles 12.1 and 12.2 hereof, for the purpose
of assigning (or elects to assign) the Tenant’s interest under this Lease, or the estate created thereby, to any other person, such interest or estate may be so assigned only if the Landlord shall acknowledge in writing that the intended
assignee has provided adequate assurance of the future performance (as defined in this Article 12.4 of all of the terms, covenants and conditions of this Lease to be performed by the Tenant). 
 For the purposes of the Article 12.4, the Landlord and the Tenant acknowledge that, in the context of a bankruptcy proceeding of the Tenant, at a
minimum, “adequate assurance of future performance” shall mean that each of the following conditions have been satisfied, and the Landlord has so acknowledged in writing: 
  

	 	a)	The assignee has submitted a current financial statement audited by a Certified Public Accountant which shows a net worth and working capital in amounts (which amounts shall in no
event be less than the greater of those of the Tenant and any guarantor of the Tenant’s obligations hereunder at the time of the execution of this Lease) determined to be sufficient by the Landlord to assure the future performance by such
assignee of then Tenant’s obligations under this Lease; 

  

	 	b)	The assignee, if requested by the Landlord, shall have obtained guarantees in form and substance satisfactory to the Landlord from one or more persons who satisfy the
Landlord’s standards of creditworthiness; 

  

 30 

	 	c)	The assignee has submitted in writing evidence, satisfactory to the Landlord, of substantial experience in the conducting of the type of business permitted under this Lease;

  

	 	d)	The Landlord has obtained consents and waivers from any third party required under any Lease, mortgage, financing arrangement or other agreement by which the Landlord is bound to
permit the Landlord to consent to such assignment; 

  

	 	e)	The assignee has supplied such additional information required to be supplied by Article VI hereof and has complied with any other provision, conditions and requirements set forth
in said Article VI for an assignment of the Tenant’s interest in this Lease or the estate created thereby; and 

  

	 	f)	The assignee has deposited with the Landlord a security deposit in such amount as determined by the Landlord to be appropriate based upon the financial information supplied under
this Article 12.4. 

 12.5 When, pursuant to the Bankruptcy Code, the Trustee or Debtor-In-Possession shall be obligated
to pay reasonable use and occupancy charges for the use of the Premises or any portion thereof, such charges shall not be less than the average monthly amount paid on the account of rent for the preceding calendar month and any other charges payable
by the Tenant hereunder. 
 12.6 Neither the Tenant’s interest in this Lease, nor any lesser interest of the Tenant herein, nor any
estate of the Tenant created hereby, shall pass to any trustee, receiver, assignee for the benefit of creditors, or any other person or entity, or otherwise by operation of law under the laws of any state having jurisdiction of the person or
property of the Tenant unless the Landlord shall consent to such transfer in writing. No acceptance by the Landlord of rent or any other payments from any such trustee, receiver, assignee, person or other entity shall be deemed to have waived, nor
shall it waive the need to obtain the Landlord’s consent or the Landlord’s right to terminate this Lease for any transfer of the Tenant’s interest under this Lease without such consent. 
 12.7 The rights and remedies of the Landlord contained in the provisions of this Article XII are and shall be deemed to be in addition to, and not in
limitation of, applicable provisions of Article XI and other provisions hereof, any other rights which the Landlord may have under applicable statutory or case law. Whenever any of the terms or provisions of this Lease, including, without
limitation, rental obligations, are modified pursuant to the provisions of this 
  

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 Article, upon the Landlord’s request the parties hereto promptly shall execute, acknowledge and deliver a written
instrument evidencing and confirming the same. In no event shall this Lease, after the term hereof has expired or has been terminated in accordance with the provisions hereof, be revived, and no stay or other proceeding shall nullify, postpone or
otherwise affect the expiration or earlier termination of the term of this Lease pursuant to the provisions of Article XI hereof or prevent the Landlord from regaining possession of the Premises thereupon. 
 12.8 The provisions of the Article XII shall apply to any general partner of the Tenant with the same force and effect as they shall apply to the Tenant.

 ARTICLE XIII 
 MISCELLANEOUS
PROVISIONS 
 13.1 EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant will not do or permit anything to be done in or upon the
Premises, or bring in anything or keep anything therein, which shall invalidate any insurance or increase the rate of insurance on the Premises or on the Building above the standard rate applicable to Premises being occupied for the use to which
Tenant has agreed to devote the Premises; and Tenant further agrees that, in the event that Tenant shall do any of the foregoing, Tenant will promptly pay to Landlord, on demand, any such increase resulting there from, which shall be due and payable
as additional rent hereunder. 
 Tenant, its successors, assigns, agents, servants, employees and invitees shall not conduct, or permit to be
conducted, any activity, including but not limited to, the dumping or storage or hazardous waste, on the Premises which would give rise to a lien pursuant to the provisions of Massachusetts General Laws Chapter 21E (Massachusetts Oil and Hazardous
Materials Release Prevention Act). Tenant shall indemnify and hold Landlord harmless from any and all damages, liabilities or losses which Landlord may suffer, directly or indirectly, including but not limited to attorney’s fees, as a result of
any claims, demands, costs or judgments against the Landlord, in any manner arising out of Tenant’s failure to comply with the provisions of this Section 13.1. 
 13.2 NON-SUBROGATION. Insofar as, and to the extent that, the following provisions may be effective without invalidating or making it impossible to secure insurance coverage obtainable from responsible insurance
companies doing business in the Commonwealth of Massachusetts (even though extra premium may result there from), Landlord and Tenant mutually agree that, with respect to any hazard which is covered by insurance then being carried by them,
respectively, the one carrying such insurance and suffering such loss releases the other of and from any and all claims with respect to such loss; and they further mutually agree that their respective insurance companies shall have no right of
subrogation against the other on account thereof. 
  

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 In the event that extra premium is payable to either party as a result of this provision, the other party
shall reimburse the party paying such premium the amount of such extra premium. If, at the request of one party, this release and non-subrogation provision is waived, then the obligation of reimbursement shall cease for such period of time as such
waiver shall be effective, but nothing contained in this Article shall derogate from or otherwise affect releases elsewhere here contained of either party for claims. 
 13.3 WAIVER. Failure on the part of Landlord or Tenant to complain of any matter however long the same may continue, shall never be a waiver by Tenant or Landlord, respectively, of any of the other’s rights
hereunder. Further, no waiver at any time of any of the provisions hereof by Landlord or Tenant shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of any of the provisions hereof shall not be construed as
a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or of any action by the other requiring such consent or approval shall not be construed to waive or render unnecessary Landlord’s or
Tenant’s consent or approval to or of any subsequent similar act by the other. 
 No payment by Tenant, or acceptance by Landlord, of a
lesser amount than shall be due from Tenant to Landlord shall be treated otherwise than as a payment on account. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such
check that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any other rights or remedies which Landlord may have against Tenant. 
 13.4 COVENANT OF QUIET ENJOYMENT. Tenant, subject to the terms and provisions of this Lease on payment of the rent and observing keeping and performing
all of the terms and provisions of this Lease on Tenant’s part to be observed, kept and performed shall exclusively, lawfully, peaceably and quietly have, hold, occupy and enjoy the Premises and all appurtenances thereto during the term hereof,
including any extensions thereof, without hindrance or ejection by Landlord or any persons lawfully claiming under Landlord to have title to the Premises superior to Tenant; the foregoing covenant of quiet enjoyment is in lieu of any other so-called
quiet enjoyment covenant, expressed or implied; and it is understood and agreed that this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord and Landlord’s successors only with respect to
breaches occurring during Landlord’s and Landlord’s successors’ respective ownership of Landlord’s interest hereunder. 
  

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 Further, Tenant specifically agrees that neither any Trustee nor Beneficiary of Landlord (original or
successor), shall ever be personally liable for any judgment against Landlord or for the payment of any monetary obligation to Tenant. The provision contained in the foregoing sentence is not intended to, and shall not, limit any right that Tenant
might otherwise have to obtain a money judgment against Landlord and/or Landlord’s assets and/or injunctive relief against Landlord or Landlord’s successors in interest, or any action not involving the personal liability of Landlord
(original or successor), any successor Trustee to the persons named herein as Landlord, or any beneficiary of any Trust of which any person holding Landlord’s interest is Trustee. 
 With respect to any obligation of Landlord to repair or replace or restore the Premises or with respect to services to be furnished by Landlord to
Tenant, Landlord shall in no event be liable for failure to furnish the same when prevented from doing so by strike, lockout, breakdown, accident, order or regulations of or by any governmental authority, or failure of supply or inability by the
exercise of reasonable diligence to obtain supplies, parts or employees necessary to furnish such services, or because of war or other emergency, or for any cause beyond Landlord’s reasonable control, or for any cause due to any act or neglect
of Tenant or Tenant’s servants, agents, employees, licensees or any person claiming by, through or under Tenant. 
 13.5 ASSIGNMENT OF
RENTS. With reference to any assignment by Landlord of Landlord’s interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to the holder of a mortgage on property which includes the
Leased Premises, Tenant agrees: 
  

	 	a)	that the execution thereof by Landlord, and acceptance thereof by the holder of such mortgage shall never be treated as an assumption by such holder of any of the obligations of
Landlord hereunder, unless such holder shall, by notice sent to Tenant, specifically otherwise elect; and 

  

	 	b)	that, except as aforesaid, such holder shall be treated as having assumed Landlord’s obligations hereunder only upon foreclosure of such holders’ mortgage and the taking
of possession of the Premises by such holder 

 With reference to any assignment of rents to a mortgage holder, Landlord shall
assign to said mortgage holder only such rights to collect rents as Landlord shall have hereunder. 
 13.6 MECHANICS’ LIENS. Tenant
agrees within thirty (30) days after Tenant has notice or within thirty (30) days after Landlord has notified Tenant thereof (whichever shall first occur) immediately to discharge (either by payment or by filing the necessary bond, or
otherwise) any mechanics’, material men’s or 
  

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 other lien against the Premises and/or Landlord’s interest therein, which liens may arise out of any payment due
for, or purported to be due for, any labor, services, materials, supplies, or equipment alleged to have been furnished to or for Tenant in, upon or about the Premises. 
 13.7 BROKERAGE. Landlord and Tenant respectively warrant and represent to the other that each has not dealt with any brokers in connection with the consummation of this Lease and each party agrees to defend the same
and indemnify the other party against any such claim for a brokerage commission arising by, through or under the other party as the case may be. Landlord agrees to pay all brokerage commission due. 
 13.8 INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision of the Lease, or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term of provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term
and provision of this Lease shall be valid and be enforced to the fullest extend permitted by law. 
 13.9 NOTICES. Whenever, by the terms of
this Lease, any communication, request, advice or notice shall or may be given either to Landlord or to Tenant, same shall be in writing and shall be deemed duly delivered if (i) hand delivered, (ii) three days after being mailed by
prepaid certified or registered mail, return receipt requested, or (iii) on the next business day after being delivered by a national overnight delivery service which maintains delivery records when: 
 If intended for Landlord, addressed to Landlord at the address set forth in Article 1.2 of this Lease (or to such other address or addresses as may from
time to time hereafter be designated by Landlord by like notice). 
 If intended for Tenant, addressed to Tenant at the address set forth in
Article 1.2 of this Lease (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice), with a copy to: 
  

			
		 	 Nutter, McClennen & Fish, LLP

		 	 World Trade Center West

		 	 155 Seaport Boulevard

		 	 Boston, MA 02210-2604

		 	 Attn: Marianne Ajemian, Esq.

 Where provision is made for the attention of an individual or Department, the notice shall be
effective only if notice is addressed to the attention of such individual or Department. 
  

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 13.10 PROVISIONS BINDING, ETC. Except as herein otherwise provided the terms hereof shall be binding upon
and shall inure to the benefit of the successors and assigns, respectively, of Landlord and Tenant and, if Tenant shall be an individual, upon and to his heirs, executors, administrators, successors, and assigns. Each term and each provision of this
Lease to be performed by Tenant shall be construed to be both a covenant and a condition. The reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those
instances in which Landlord may later give written consent to a particular assignment or transfer as required by the provisions of Article VI hereof. 
 13.11 WHEN LEASE BECOMES BINDING; AMENDMENTS. Employees or agents of Landlord have no authority to make or agree to make a Lease or any other agreement or undertaking in connection herewith. The submission of this
document for examination and negotiation does not constitute an agreement for the Premises and this document shall become effective and binding only upon the execution and delivery hereof by both Landlord and Tenant. There are no prior oral or
written agreements between Landlord and Tenant affecting this Lease. This Lease may be modified or amended only by a written instrument executed by both Landlord and Tenant and no act or omission of any employee or agent of Landlord or Tenant
shall alter, change or modify any of the provisions hereof. 
 13.12 PARAGRAPH HEADINGS. The paragraph headings throughout this instrument
are for convenience and reference only and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Lease. 
 13.13 RIGHTS OF MORTGAGEE. This Lease shall be subject and subordinate to any first mortgage on the Building and/or the Land, now or at any time
hereafter in effect, unless the holder of such mortgage elects by notice to Tenant to have this Lease superior to its mortgage. In addition, Landlord shall have the option to subordinate this Lease to any other first mortgage or deed of trust which
includes the Premises as part of the premises encumbered by such mortgage or deed of trust. Any such subordination to any first mortgage hereafter in effect shall be subject to the condition that the holder thereof enters into an agreement with
Tenant by the terms of which (a) in the event of acquisition of title by such holder through foreclosure proceedings or otherwise, and provided Tenant is not in default hereunder, the holder will agree to recognize the rights of Tenant under
this Lease and to accept Tenant as tenant of the Premises under the terms and conditions of this Lease and (b) Tenant will agree to recognize the holder of such mortgage as Landlord in such event. This agreement shall be made to expressly bind
and inure to the benefit of the successors and assigns of Tenant and of the holder and upon anyone purchasing said Premises at any foreclosure sale. Any such mortgage to which 
  

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 the Lease shall be subordinated may contain such terms, provisions and conditions as the holder deems usual or customary.
The Land or Building, or both, are separately and together hereinafter in this Article 13.13 referred to as the “Mortgaged Premises”. The word “mortgagee” as used in this Lease shall mean the holder of such mortgage at the time
being in question. 
 Upon entry and taking possession of the Mortgaged Premises for any purpose other than foreclosure, the mortgagee shall
have all rights of Landlord and during the period of such possession, the duty to perform all Landlord’s obligations under this Lease. Unless and until the holder of the mortgage so takes possession of the Mortgaged Premises or takes title to
the Mortgage Premises after a foreclosure of its mortgage, no such holder shall be liable to perform any other of Landlord’s covenants and obligations under this Lease, except as may be agreed upon by any mortgagee and Tenant. 
 Except as otherwise provided in Article 13.13 hereof, no such holder of a mortgage shall be liable, either as mortgagee or as holder of a collateral
assignment of this Lease, to perform, or be liable in damages for failure to perform, any of the obligations of Landlord unless and until such holder shall enter and take possession of the Mortgaged Premises for the purpose of foreclosing a mortgage
or takes title to the Mortgaged Premises after a foreclosure of its mortgage. Upon entry for the purpose of foreclosing a mortgage or taking title to the Mortgaged Premises, such holder shall be liable to perform all of the subsequent obligations of
Landlord, subject to the provisions of this Article 13.13 and subject to and with the benefit of the provisions of Article 13. 13, provided that a discontinuance of any foreclosure proceeding shall be deemed a conveyance under said provisions to the
owner of the equity of the Mortgaged Premises. 
 No act or failure to act on the part of Landlord which would entitle Tenant under the terms
of this Lease, or by law, to be relieved of Tenant’s obligations hereunder or to terminate this Lease, shall result in a release or termination of such obligations or a termination of this Lease unless (i) Tenant shall have first given
written notice of Landlord’s act or failure to act to Landlord’s mortgagees of record, if any, specifying the act or failure to act on the part of Landlord which could or would give basis to Tenant’s rights (provided, that, Landlord
or such mortgagees have sent Tenant written notice of the existence of the applicable mortgages and the addresses of the holders thereof); and (ii) such mortgagees, after receipt of such notice, have failed or refused to correct or cure the
condition complained of within a reasonable time thereafter; but nothing contained in this Article 13.13 shall be deemed to impose any obligation on any such mortgagee to correct or cure any such condition. “Reasonable time” as used above
means and includes a reasonable time to obtain possession of the Mortgaged Premises, if the mortgagee elects to do so, and a reasonable time to correct or cure the condition if such condition is determined to exist. 
  

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 No assignment of this Lease (other than to a Permitted Transferree) and no agreement to make or accept
any surrender, termination or cancellation of this Lease and no agreement to modify this Lease so as to reduce the rent, change the Term or otherwise materially change the rights of Landlord under this Lease or to relieve Tenant of any obligations
or liability under this Lease, shall be valid unless consented to in writing by Landlord’s mortgagees of record, if any. In connection therewith, Tenant shall be entitled to rely (without independent investigation) on the representation of
Landlord as to whether any mortgages of record exist relating to the Premises and, if so, as to the holders thereof. 
 The covenants and
agreements contained in this Lease with respect to the rights, powers and benefits of a mortgagee (particularly, without limitation thereby, the covenants and agreement contained in this Article 13.13) constitute a continuing offer to any person,
corporation or other entity, which by accepting or requiring an assignment of this Lease or by entry or foreclosure assumes the obligations herein set forth with respect to such mortgagee; such mortgagee is hereby constituted a party to this Lease
as an obligee hereunder to the same extent as though its name were written hereon as such, and such mortgagee shall be entitled to enforce such provisions in its own name. 
 Tenant agrees on request of Landlord to execute and deliver from time to time any agreement, in form and substance reasonably acceptable to the holder of
any mortgage encumbering the Premises (provided, that such holder is a commercial bank or other financial institution), which may reasonably be deemed necessary to implement the provisions of this Article 13.13. Tenant shall execute and deliver such
subordination agreement to the holder within twenty (20) days of Tenant’s receipt of such request (and the form of agreement). 
 13.14 STATUS REPORT. Recognizing that both parties may find it necessary to establish to third parties, such as accountants, banks, mortgagees or the like, the then current status of performance hereunder, either party, on the request of
the other made from time to time, will promptly furnish to Landlord, or the holder of any mortgage encumbering the Premises, or to Tenant, as the case may be, a written statement of the status of any matter pertaining to this Lease which may be
reasonably requested, including, without limitation, acknowledgments that (or the extent to which) each party is in compliance with its obligations under the terms of this Lease. 
 13.15 UNPERFORMED COVENANTS OF TENANT. In the event Tenant shall fail to comply with and perform any of the covenants, conditions or agreements herein
contained on Tenant’s part to be performed, Landlord shall have the right, but not the obligation, to perform any such covenants, conditions or agreements, and Tenant agrees to pay to Landlord on demand, as additional rent, a sum equal to all
reasonable amounts expended by Landlord in the performance of such covenants, conditions or agreements. In the event Landlord shall perform any such covenants, conditions or agreements, Tenant 
  

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 agrees that Landlord, its agents or employees, may enter the Premises and that such entry and such performance shall not
constitute an eviction of Tenant, in whole or in part, nor relieve Tenant from the continued performance of all covenants, conditions and agreements of this Lease, and further that Landlord and its agents and employees shall not be liable for any
claims or loss or damage to Tenant or any claiming through or under Tenant, excluding any claims or loss or damage caused by the negligence or willful misconduct of Landlord or any contractor, agent, invitee, licensee, servant or employee of
Landlord. . 
 13.16 HOLDING OVER. In the event that Tenant shall fail to surrender the Premises upon expiration or termination of this Lease
either by lapse of time or otherwise, Tenant agrees to pay Landlord, for use and occupation of the Premises, a sum equal to twice the Monthly Base Rent as provided in this Lease to be paid by Tenant to Landlord per month for all the time Tenant
shall so retain possession of the Premises or any part thereof plus any additional payments provided for in this Lease; provided, however, that the exercise of Landlord’s rights under this clause shall not be interpreted as a grant of
permission to Tenant to continue in possession. If Tenant shall be in possession of the Premises at the end of the term hereof, in the absence of any written agreement extending the term hereof, the Tenant shall become a tenant at sufferance, with
rent and other charges to be prorated daily but adjusted as aforesaid. Collection and receipt by Landlord from Tenant for the use and occupation of the Premises after expiration or termination of the Lease, and the payment thereof, shall not
constitute a waiver of or affect any notice or demand given, suit instituted or judgment obtained by Landlord, or be held to waive, affect, change or modify or alter the rights or remedies which Landlord has in equity or at law or by virtue of this
Lease. 
 13.17 GOVERNING LAW. This Lease shall be governed exclusively by the provisions hereof and by the law of the Commonwealth of
Massachusetts, as the same may from time to time exist. 
 13.18 COMPLIANCE WITH REQUIREMENTS OF INSURER. The Tenant agrees to conform to and
comply, in all material respects, with all federal, state and municipal laws having jurisdiction of the Building and Leased Premises and to and with the requirements or regulations of any Board of Fire Underwriters or insurance company insuring the
Building and the Premises at the time with respect to care, maintenance, use and any consented-to alteration or addition of the Premises and all at the Tenant’s own expense. 
 13.19 [Intentionally omitted.] 
 13.20 SALE
OF PREMISES BY LANDLORD. In the event of any sale of the Premises by the Landlord and the assignment of this Lease to the Purchaser, upon execution and delivery to Tenant of a written agreement to 
  

 39 

 assume and carry out the duties and obligations of the Landlord under this Lease, the Landlord shall be entirely freed
and relieved of all liability under any and all of its covenants and obligations hereunder arising out of any act or omission occurring after the consummation of such sales. 
 13.21 CORPORATE VOTE, TRUSTEE CERTIFICATE, ETC. In the event Tenant is other than an individual, prior to the execution hereof, Tenant shall furnish to
Landlord such written evidence of its authority to execute this Lease and perform its covenants herein set forth, as Landlord may require. 
 13.22 NOTICE OF LEASE. Landlord and Tenant agree that, on the request of either, they will enter and record a notice of lease in form reasonably acceptable to Landlord and Tenant. 
  

 40 

 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be duly executed, under seal, as of
the date set forth below. 
  

			
	LANDLORD:	 	Al-Je Beau Realty Trust, a
		 	Massachusetts Trust Company
		
	Name:	 	  

		
	Title:	 	  

		
	TENANT:	 	Strata Bank, a
		 	Massachusetts Savings Bank
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

  

 41 

 EXHIBIT A 
 Land 
 A certain parcel of land located on Grove St, Franklin, Massachusetts being shown as lot# 2A containing 4.87 acres
+/- shown on a plan entitled Plan of Land in Franklin, Mass recorded with Norfolk Registry of Deeds in Plan Book 413, plan 299. 
  

 42 

 EXHIBIT B 
 Tenant’s Initial Construction 
 1. Plans and Specifications. 
 (a) Preparation of Plans. Tenant shall have plans prepared for the construction and layout of the Premises (“Tenant’s Plans”). The
Tenant’s Plans are subject to review and approval by Landlord. Landlord agrees to promptly review Tenant’s Plans upon Landlord’s receipt thereof. 
 (b) Change Orders. Tenant’s Plans shall not be changed or modified by Tenant after approval by Landlord without the further approval in writing by Landlord, which approval shall not be unreasonably withheld,
conditioned or delayed. Without limiting the foregoing, Landlord shall not in any event be obligated to approve any change or modification of Tenant’s Plans which in Landlord’s sole opinion will cause any delay in the completion of
Tenant’s Initial Construction and Tenant shall not in any event be obligated to approve any change or modification of Tenant’s Plans which in Tenant’s sole opinion will cause any increase in the cost and expense of Tenant’s
Initial Construction. Tenant agrees to pay any additional cost and expense caused by implementing any approved change order requested by Tenant. 
 2.
Completion of Tenant’s Initial Construction. 
 (a) Construction of Premises. Tenant shall exercise all reasonable efforts to bid and
substantially complete the work specified in Tenant’s Plans necessary to prepare the Premises for Tenant’s occupancy on or before the date specified in Section 3.4 for the Estimated Commencement Date, subject to Landlord’s Delays
(as hereinafter defined). Tenant’s Initial Construction shall be performed by Landlord’s contractor pursuant to an agreement between Tenant and such contractor. 
 (b) Substantial Completion. The Premises shall be deemed ready for occupancy on that day (the “Substantial Completion Date”) which is the first day as of which Tenant’s Initial Construction is
“Substantially Complete,” defined to mean that a certificate of occupancy for the Premises has been obtained and Tenant’s Initial Construction has been completed except for minor so-called “punch-list” items of construction,
mechanical and electrical adjustment or other work which Tenant is able to complete after Tenant has occupied the Premises without unreasonably interfering with Tenant’s use thereof. 
 3. Landlord’s Delay. 
 (a) Any delay that shall occur in
the Substantial Completion Date as the result of the following shall be a Landlord’s Delay: 
 (i) Any request by Landlord that delays
the commencement or completion of Tenant’s Initial Construction for any reason; 
  

 43 

 (ii) Any requested change by Landlord in any of Tenant’s Plans; 
 (iii) Any special requirements of Landlord not in conformity with Tenant’s Plans; 
 (iv) Any other act or omission of Landlord or its officers, directors, trustees, managers, agents, servants or employees; or 
 (v) any reasonably necessary rescheduling of the sequence of any of Tenant’s Initial Construction due to any of the causes for delay referred to in
clauses (i), (ii), (iii), and (iv) of this paragraph (a) of this Section 3. 
 (b) If any delay in the Substantial Completion
Date is the result of Force Majeure Event, and such delay would not have occurred but for any of Landlord’s Delays described in paragraph (a) of this Section 3, such delay shall be deemed added to Landlord’s Delays described in
that paragraph. 
 4. Allowance. 
 Landlord shall
pay an allowance of $20.00 per square foot of usable space, towards the Tenant’s Initial Construction. Landlord and Tenant shall agree upon the timing of said payments in connection with Landlord’s approval of Tenant’s Plans.

  

 44Industrial Building Lease

 Exhibit 10.1 
 INDUSTRIAL BUILDING LEASE  
 (BUILD-TO-SUIT/TRIPLE NET) 
 1. BASIC TERMS. This Section 1 contains the Basic Terms of this Lease between Landlord and Tenant, named below. Other Sections
of the Lease referred to in this Section 1 explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 
  

	 	1.1.	Effective Date of Lease: August 22, 2006 

  

	 	1.2.	Landlord: First Industrial Development Services, Inc. 

  

	 	1.3.	Tenant: Cybex International, Inc. 

  

	 	1.4.	Premises: Approximately 340,478 rentable square feet included in the Improvements (as defined on Exhibit B attached hereto) to be constructed pursuant to the terms of
this Lease on land legally described on Exhibit A attached hereto. 

  

	 	1.5.	Lease Term: fifteen (15) years (the “Initial Term”), commencing on the Commencement Date (as defined in Exhibit B attached hereto) and ending
fifteen (15) Lease Years (as hereinafter defined) thereafter unless sooner terminated as provided in this Lease (the “Expiration Date”). The Initial Term, as the same may be extended pursuant to Addendum No. 1 for
any Renewal Term provided therein, is hereinafter referred to as the “Term.” The term, “Lease Year,” refers to a period of twelve (12) consecutive calendar months, the first of which twelve (12) month
periods is referred to as the “Initial Lease Year;” such Initial Lease Year is the period from the Commencement Date to the last day of the calendar month in which the first annual anniversary of the Commencement Date occurs.

  

	 	1.6.	Permitted Uses: (See Section 4.1) Warehousing, assembly manufacturing distribution and ancillary office 

  

	 	1.7.	Tenant’s Guarantor: NONE 

  

	 	1.8.	Brokers: (See Section 23; if none, so state): (A) Tenant’s Broker: NONE; and (B) Landlord’s Broker: NONE 

  

	 	1.9.	Security/Damage Deposit: (See Section 4.3) $300,000.00 

  

	 	1.10.	Exhibits to Lease: The following exhibits are attached to and made a part of this Lease: A (legal description); B (Construction of Improvements, inclusive of B-1 (Landlord
Improvements), B-2 (Tenant Improvements), B-3 (Acceptance Agreement) and B-4 (Allowances); C (Tenant Operations Inquiry Form); D (Broom Clean Condition and Repair Requirements); Addendum No. 1 (Renewal Option); and E (Agreement of Purchase and
Sale) 

 2. LEASE OF PREMISES; RENT. 
 2.1. Lease of Premises for Term. Landlord hereby leases the Premises to Tenant, and Tenant hereby rents the Premises from Landlord, for the
Term and subject to the conditions of this Lease. 
 2.2. Types of Rental Payments. Tenant shall pay net base rent to Landlord
in monthly installments, in advance, on the first day of each and every calendar month during the Term of this Lease (the “Base Rent”) in the amounts and for the periods as set forth below: 
 Rental Payments 
  

							
	 Lease Period
	  	Annual Base Rent	  	Monthly Base Rent
	 Year 1
	  	$	1,298,460	  	$	108,205
	 Year 2
	  	$	1,298,460	  	$	108,205
	 Year 3
	  	$	1,298,460	  	$	108,205
	 Year 4
	  	$	1,377,936	  	$	114,828
	 Year 5
	  	$	1,405,500	  	$	117,125
	 Year 6
	  	$	1,433,616	  	$	119,468
	 Year 7
	  	$	1,462,284	  	$	121,857
	 Year 8
	  	$	1,491,528	  	$	124,294
	 Year 9
	  	$	1,521,360	  	$	126,780
	 Year 10
	  	$	1,551,792	  	$	129,316
	 Year 11
	  	$	1,582,824	  	$	131,902
	 Year 12
	  	$	1,614,480	  	$	134,540
	 Year 13
	  	$	1,646,772	  	$	137,231
	 Year 14
	  	$	1,679,712	  	$	139,976
	 Year 15
	  	$	1,711,104	  	$	142,592

 Tenant shall also pay all Operating Expenses (defined below) and any other amounts owed by Tenant hereunder, including
amounts owed by Tenant pursuant to the Tri-Party Agreement (defined in Section 4.4 below) (collectively, “Additional Rent”). In the event any monthly installment of Base Rent or Additional Rent, or both, is not paid
within 10 days of the date when due, a late charge in an amount equal to 5% of the then delinquent installment of Base Rent and/or Additional Rent (the “Late Charge”; the Late Charge, Default Interest, as defined in
Section 22.3 below, Base Rent and Additional Rent are collectively be referred to as “Rent”), shall be paid by Tenant to Landlord, c/o First Industrial, L.P., 75 Remittance Drive, Suite 1066, Chicago, IL 60675-1066 or if
sent by overnight courier, The Northern Trust Company, 350 North Orleans Street, 8th Floor Receipt and Dispatch,
Chicago, IL 60654 Attn: First Industrial Development Services, Inc., Suite 1066 (or such other entity designated as Landlord’s management agent, if any, and if Landlord so appoints such a management agent, the “Agent”), or
pursuant to such other directions as Landlord shall designate in this Lease or otherwise in writing. 
 2.3. Covenants Concerning
Rental Payments; Initial and Final Rent Payments. Tenant shall pay the Rent promptly when due, without notice or demand, and without any abatement, deduction or setoff, except as specifically provided herein. No payment by Tenant, or receipt
or acceptance by Agent or Landlord, of a lesser amount than the correct Rent shall be deemed to be other than a payment on account, nor shall any endorsement or statement on any check or letter accompanying any payment be deemed an accord or
satisfaction, and Agent or Landlord may accept such payment without prejudice to its right to recover the balance due or to pursue any other remedy available to Landlord. If the Commencement Date occurs on a day other than the first day of a
calendar month, the Rent due for the first partial calendar month of the Term shall be prorated on a per diem basis (based on a 360 day, 12 month year) and paid to Landlord on the Commencement Date. 
 2.4. Net Lease. This is an absolutely net lease to Landlord. It is the intent of the parties hereto that the Base Rent payable under this
Lease shall be an absolutely net return to Landlord and that Tenant shall pay all costs and expenses relating to the ownership and operation of the Premises and the business carried on therein, unless otherwise expressly provided to the contrary in
this Lease. Any amount or obligation relating to the Premises that is not expressly declared (under this Lease) to be that of Landlord shall be deemed to be an obligation of Tenant, to be performed by Tenant, at Tenant’s expense. It is the
intention of the parties hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, that the Base Rent and the Additional Rent shall continue to be payable in all events, and that the obligations of
Tenant hereunder shall continue unaffected in all events, unless the requirement to pay or perform the same shall have been specifically terminated pursuant to an express provision of this Lease. 
  

 2 

 3. OPERATING EXPENSES. 
 3.1. Definitional Terms Relating to Additional Rent. For purposes of this Section and other relevant provisions of the Lease: 
 3.1.1. Operating Expenses. The term “Operating Expenses” shall mean all of the following: (i) all market-based
premiums for commercial property, casualty, general liability, boiler, flood, earthquake, terrorism and all other types of insurance provided by Landlord and relating to the Premises, all reasonable administrative costs incurred in connection with
the procurement and implementation of such insurance policies, and all deductibles paid by Landlord pursuant to insurance policies required to be maintained by Landlord under this Lease, provided at any time during the Term, upon forty-five
(45) days prior written notice to Landlord, Tenant may obtain directly property insurance required by the terms of this Lease pursuant to the terms of Section 10.2.2 below, in which event, after such notice period has lapsed and
Tenant has provided to Landlord evidence of such insurance, no future administrative costs or premiums shall be payable to Landlord, subject to the terms of Section 10 below; (ii) Taxes, as hereinafter defined in
Section 3.1.2 (subject, however, to the last sentence of Section 3.1.2); (iii) dues, fees or other costs and expenses, of any nature, due and payable to any association or comparable entity to which Landlord, as owner of
the Premises, is a member or otherwise belongs and that governs or controls any aspect of the ownership and operation of the Premises; and (iv) any real estate taxes and common area maintenance expenses levied against, or attributable to, the
Premises under any declaration of covenants, conditions and restrictions, reciprocal easement agreement or comparable arrangement that encumbers and benefits the Premises and other real property (e.g. a business park). 
 3.1.2. Taxes. The term “Taxes,” as referred to in Section 3.1.1(iii) above shall mean (i) all
governmental taxes, assessments, fees and charges of every kind or nature (other than Landlord’s income taxes and any taxes in substitution therefor), whether general, special, ordinary or extraordinary, due at any time or from time to time,
during the Term and any extensions thereof, in connection with the ownership, leasing, or operation of the Premises, or of the personal property and equipment located therein or used in connection therewith; and (ii) any reasonable expenses
incurred by Landlord in contesting such taxes or assessments and/or the assessed value of the Premises. For purposes hereof, Tenant shall be responsible for any Taxes that are due and payable at any time or from time to time during the Term and for
any Taxes that are assessed, become a lien, or accrue during any Operating Year, which obligation shall survive the termination or expiration of this Lease. If Landlord so elects, by delivery of written notice to Tenant at any time during the Term,
Tenant shall pay the Taxes directly to the taxing authority(ies), rather than to Landlord for payment to the taxing authority(ies), whereupon Tenant shall be required to pay all Taxes prior to the date on which they become delinquent and Tenant
shall deliver to Landlord, promptly after Tenant’s payment of same, reasonable evidence of such payments. So long as Tenant is not in default under the Lease, Landlord shall not contest Taxes due during the Term without the prior consent of
Tenant, not to be unreasonably withheld, conditioned or delayed. Landlord shall cooperate with Tenant (at no cost or expense to Landlord) in connection with any such contest which Tenant may choose to bring, provided, however, that as to any period
for which the Development Agreement (defined below) prohibits or restricts any contest of Taxes, Tenant shall not contest any Taxes. Notwithstanding the foregoing, Tenant shall take no action, and Landlord shall not be required to take any action,
which would cause or allow the taxing authority to take any enforcement action with respect to the Property or subject Landlord to any liability and Tenant shall be responsible for any interest or penalty arising in connection with Tenant’s
failure to pay such Taxes in a timely manner in connection with Tenant’s contest of Taxes. Notwithstanding the foregoing or anything else herein to the contrary, the defined term “Taxes” shall be deemed to include (i) for so long
as the Development Agreement by and between the Landlord and the City of Owatonna (the “City”), Minnesota (as amended, modified, or supplemented, the “Development Agreement”) is in effect, all ad valorum real estate
taxes paid by Landlord, whether on not Landlord could have contested such Taxes or otherwise obtained relief in relation to such Taxes, and (ii) any and all amounts that are required to be paid by the Landlord pursuant to the Development
Agreement in order to fund the tax increment required to be funded by the City of Owatonna therein. The Tenant agrees that prior to the termination date of the Development Agreement: (1) it will not seek administrative review or judicial review
of the applicability of any tax statute relating to the taxation of real property contained on the Premises determined by any tax official to be applicable to the Premises or the Landlord or Tenant or raise the inapplicability of any such tax
statute as a defense in any proceedings, including delinquent tax proceedings; provided, however, “tax statute” does not include any local ordinance or resolution levying a tax; (2) it will not seek administrative review or judicial
review of the constitutionality of any tax statute relating to the taxation of real property contained on the Premises determined by any tax official to be applicable to the Premises or the Landlord or Tenant or raise the unconstitutionality of any
such tax statute as a defense in any proceedings, including delinquent tax proceedings; provided, however, “tax statute” does not include any local ordinance or resolution levying a tax; (3) it will not seek any tax deferral or
abatement, either presently or prospectively authorized under any other State or federal law, of the taxation of real property contained in the Premises between the date of the Development Agreement and the termination date of the Development
Agreement. 
  

 3 

 3.1.3. Operating Year. The term “Operating Year” shall mean the calendar
year commencing January 1st of each year (including the calendar year within which the Commencement Date occurs) during the Term. 
 3.2. Payment of Operating Expenses. Tenant shall pay, as Additional Rent and in accordance with the requirements of Section 3.3, all of the Operating Expenses, as set forth in Section 3.3. Additional
Rent commences to accrue upon the Commencement Date. The Operating Expenses payable hereunder for the Operating Years in which the Term begins and ends shall be prorated to correspond to that portion of said Operating Years occurring within the
Term. The Operating Expenses and any other sums due and payable under this Lease shall be adjusted upon receipt of the actual bills therefor, and the obligations of this Section 3 shall survive the termination or expiration of the Lease.

 3.3. Payment of Additional Rent. Landlord shall have the right to reasonably estimate the Operating Expenses for each
Operating Year. Upon Landlord’s or Agent’s notice to Tenant of such estimated amount, Tenant shall pay, on the first day of each month during that Operating Year, an amount (the “Estimated Additional Rent”) equal to the
estimate of the Operating Expenses divided by 12 (or the fractional portion of the Operating Year remaining at the time Landlord delivers its notice of the estimated amounts due from Tenant for that Operating Year). If the aggregate amount of
Estimated Additional Rent actually paid by Tenant during any Operating Year is less than Tenant’s actual ultimate liability for Operating Expenses for that particular Operating Year, Tenant shall pay the deficiency within 30 days of
Landlord’s written demand therefor. If the aggregate amount of Estimated Additional Rent actually paid by Tenant during a given Operating Year exceeds Tenant’s actual liability for such Operating Year, the excess shall be credited against
the Estimated Additional Rent next due from Tenant during the immediately subsequent Operating Year, except that in the event that such excess is paid by Tenant during the final Lease Year, then upon the expiration of the Term, Landlord or Agent
shall pay Tenant the then-applicable excess promptly after determination thereof. 
 3.4. Audit. Tenant shall have the right,
at Tenant’s sole cost and expense, to review and audit Landlord’s records with respect to any Operating Expenses. If such audit discloses discrepancies in the amounts paid, the appropriate adjustments shall be made. 
 4. USE OF PREMISES; SIGNAGE; SECURITY DEPOSIT. 
 4.1. Use of Premises. The Premises shall be used by the Tenant for the purpose(s) set forth in Section 1.6 above and for no other purpose whatsoever. Tenant shall not, at any time, use or
occupy, or suffer or permit anyone to use or occupy, the Premises, or do or permit anything to be done in the Premises, in any manner that may (a) violate any Certificate of Occupancy for the Premises; (b) cause, or be liable to cause,
injury to, or in any way impair the value or proper utilization of, all or any portion of the Premises (including, but not limited to, the structural elements of the Premises) or any equipment, facilities or systems therein; (c) constitute a
violation of the laws and requirements of any public authority or the requirements of insurance bodies or the rules and regulations of the Premises, including any covenant, condition or restriction affecting the Premises; and (d) exceed the
load bearing capacity of the floor of the Premises. On or prior to the date hereof, Tenant has completed and delivered for the benefit of Landlord a “Tenant Operations Inquiry Form” in the form attached hereto as Exhibit C
describing the nature of Tenant’s proposed business operations at the Premises, which form is intended to, and shall be, relied upon by Landlord. From time to time during the Term (but no more often than once in any twelve month period unless
Tenant is in default hereunder or unless Tenant assigns this Lease or subleases all or any portion of the Premises, whether or not in accordance with Section 8), Tenant shall provide an updated and current Tenant Operations Inquiry Form
upon Landlord’s request. 
 4.2. Signage. Tenant may affix any sign of any size or character to any portion of the
Premises, without prior written approval of Landlord, subject to and as permitted by the requirements of any governmental code or authority and/or park association rules. Tenant shall remove all signs of Tenant upon the expiration or earlier
termination of this Lease and immediately repair any damage to the Premises caused by, or resulting from, such removal. 
 4.3.
Security/Damage Deposit. Simultaneously with the execution and delivery of this Lease, Tenant shall deposit with Landlord or Agent the sum set forth in Section 1.9 above, in cash (the “Security”), representing
security for the performance by Tenant of the covenants and obligations hereunder. The Security shall be held by Landlord or Agent, without interest, in favor of Tenant; provided, however, that no trust relationship shall be deemed created thereby;
the Security may be commingled with other assets of Landlord; and Landlord shall not be required to pay any interest on the Security. If Tenant defaults in the performance of any of its covenants hereunder, Landlord or Agent may, without notice to
Tenant, apply all or any part of the Security to the cure of such default or the payment of any sums then due from Tenant under this Lease (including, but not limited to, amounts due under Section 22.2 of this Lease as a consequence of
termination of this Lease or Tenant’s right to possession), in addition to any other remedies available to Landlord. In the event the Security is so applied, Tenant shall, upon demand, immediately deposit with 
  

 4 

 Landlord or Agent a sum equal to the amount so used. If Tenant fully and faithfully complies with all the covenants and
obligations hereunder, the Security (or any balance thereof) shall be returned to Tenant within 30 days after the last to occur of (i) the date the Term expires or terminates or (ii) delivery to Landlord of possession of the Premises.
Landlord may deliver the Security to any lender with a mortgage lien encumbering the Premises or to any Successor Landlord (defined below), and thereupon Landlord and Agent shall be discharged from any further liability with respect to the Security.

 4.4. TIF Obligations. Tenant shall timely and duly perform all of its obligations pursuant to the Tri-Party Agreement (the
“Tri-Party Agreement”), as amended, by and among the City, the Landlord and the Tenant, and the Business Subsidy Agreement, as amended, by and between Tenant and the City. Tenant shall not have caused, through any action or any
failure to act by Tenant when and as required hereunder, Landlord to be in non-compliance with the Development Agreement by and between the Landlord and the City. 
 5. CONDITION AND DELIVERY OF PREMISES. 
 5.1. Condition of Premises. Landlord
shall deliver the Premises in accordance with the requirements in Exhibit B hereto. Except as otherwise expressly provided in Exhibit B, Landlord shall not be obligated to make any repairs, replacements or improvements (whether
structural or otherwise) of any kind or nature to the Premises in connection with, or in consideration of, this Lease. 
 5.2.
Commencement Date. The Commencement Date shall be determined pursuant to Exhibit B. 
 6. SUBORDINATION; ESTOPPEL
CERTIFICATES; ATTORNMENT. 
 6.1. Subordination and Attornment. Provided that Tenant is provided with a reasonable and
customary subordination, nondisturbance and attornment agreement from the holder of any mortgage or deed of trust, this Lease is and shall be subject and subordinate at all times to (a) all ground leases or underlying leases that may now exist
or hereafter be executed affecting the Premises and (b) any mortgage or deed of trust that may now exist or hereafter be placed upon, and encumber, any or all of (x) the Premises; (y) any ground leases or underlying leases for the
benefit of the Premises; and (z) all or any portion of Landlord’s interest or estate in any of said items. Tenant shall execute and deliver, within ten (10) days of Landlord’s request, and in the form reasonably requested by
Landlord (or its lender), any documents evidencing the subordination of this Lease. Tenant hereby covenants and agrees that Tenant shall attorn to any successor to Landlord. 
 6.2. Estoppel Certificate. Tenant agrees, from time to time and within 10 days after request by Landlord, to deliver to Landlord, or
Landlord’s designee, an estoppel certificate stating such matters pertaining to this Lease as may be reasonably requested by Landlord. Failure by Tenant to timely execute and deliver such certificate shall constitute a Default, as defined below
(without any obligation to provide any notice thereof or any opportunity to cure such failure to timely perform). 
 6.3. Transfer by
Landlord. In the event of a sale or conveyance by Landlord of the Premises, the same shall operate to release Landlord from any liability for any of the covenants or conditions, express or implied, herein contained in favor of Tenant and
first arising or accruing after the effective date of Landlord’s transfer of its interest in the Premises, provided such successor assumes in writing the obligations of Landlord arising after such assignment or conveyance and in such event
Tenant agrees to look solely to Landlord’s successor in interest (“Successor Landlord”) with respect thereto and agrees to attorn to such successor; provided further that in the event of an assignment by Landlord of its
interest in this Lease prior to the Commencement Date, Landlord shall nonetheless remain responsible for causing the Substantial Completion Date to occur and to provide the warranty pursuant to Section 7 of Exhibit B. 

7. QUIET ENJOYMENT. Subject to the provisions of this Lease, so long as Tenant pays all of the Rent and performs all of its other
obligations hereunder, Tenant shall not be disturbed in its possession of the Premises by Landlord, Agent or any other person lawfully claiming through or under Landlord. 
 8. ASSIGNMENT AND SUBLETTING. Tenant shall not (a) assign (whether directly or indirectly), in whole or in part, this Lease, or (b) allow this Lease to be assigned, in whole or in part, by
operation of law or otherwise, including, without limitation, by transfer of a controlling interest (i.e. greater than a 25% interest) of stock, membership interests or partnership interests, or by merger or dissolution, which transfer of a
controlling interest, merger or dissolution shall be deemed an assignment for purposes of this Lease, or (c) mortgage or pledge the Lease, or (d) sublet the Premises, in whole or in part, without (in the case of any or all of
(a) through (d) above) the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. Upon ten 
  

 5 

 (10) days prior written notice to Landlord, Tenant may, without Landlord’s prior written consent, assign this Lease
or sublease a portion of the Premises (i) to an entity in which Tenant is merged or consolidated or to an entity to which all or substantially all of Tenant’s assets are transferred, provided such merger, consolidation or transfer of
assets is for a bona fide business purpose and not principally for the purpose of transferring Tenant’s leasehold estate or (ii) to any entity controlling Tenant, controlled by Tenant or under common control of Tenant. In no event shall
any assignment or sublease ever release Tenant or any guarantor from any obligation or liability hereunder; and in the case of any assignment, Landlord shall retain all rights with respect to the Security. Any purported assignment, mortgage,
transfer, pledge or sublease made without the prior written consent of Landlord shall be absolutely null and void. No assignment of this Lease shall be effective and valid unless and until the assignee executes and delivers to Landlord any and all
documentation reasonably required by Landlord in order to evidence assignee’s assumption of all obligations of Tenant hereunder. Regardless of whether or not an assignee or sublessee executes and delivers any documentation to Landlord pursuant
to the preceding sentence, any assignee or sublessee shall be deemed to have automatically attorned to Landlord in the event of any termination of this Lease. If this Lease is assigned, or if the Premises (or any part thereof) are sublet or used or
occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord or Agent may (without prejudice to, or waiver of its rights), collect Rent from the assignee, subtenant or occupant. 
 9. COMPLIANCE WITH LAWS. 
 9.1. Compliance with Laws. Landlord shall deliver the Premises to Tenant in accordance with the terms of Exhibit B hereto. After the Premises are delivered to Tenant, Tenant shall, at its sole expense (regardless of the
cost thereof), comply with all local, state and federal laws, rules, regulations and requirements now or hereafter in force and all judicial and administrative decisions in connection with the enforcement thereof (collectively,
“Laws”), whether such Laws (a) pertain to either or both of the Premises and Tenant’s use and occupancy thereof; (b) concern or address matters of an environmental nature; (c) require the making of any
structural, unforeseen or extraordinary changes; and (d) involve a change of policy on the part of the body enacting the same, including, in all instances described in (a) through (d), but not limited to, the Americans With Disabilities
Act of 1990 (42 U.S.C. Section 12101 et seq.). If any license or permit is required for the conduct of Tenant’s business in the Premises, Tenant, at its expense, shall procure such license prior to the Commencement Date, and shall
maintain such license or permit in good standing throughout the Term. Tenant shall give prompt notice to Landlord of any written notice it receives of the alleged violation of any Law or requirement of any governmental or administrative authority
with respect to either or both of the Premises and the use or occupation thereof. 
 9.2. Hazardous Materials. If, at any time
or from time to time during the Term (or any extension thereof), any Hazardous Material (defined below) is generated, transported, stored, used, treated or disposed of at, to, from, on or in the Premises by, or as a result of any act or omission of,
any or all of Tenant and any or all of Tenant Parties (defined below): (i) Tenant shall, at its own cost, at all times comply (and cause all others to comply) with all Laws relating to Hazardous Materials, and Tenant shall further, at its own
cost, obtain and maintain in full force and effect at all times all permits and other approvals required in connection therewith; (ii) Tenant shall promptly provide Landlord or Agent with complete copies of all communications, permits or
agreements with, from or issued by any governmental authority or agency (federal, state or local) or any private entity relating in any way to the presence, release, threat of release, or placement of Hazardous Materials on or in the Premises or any
portion of the Premises, or the generation, transportation, storage, use, treatment, or disposal at, on, in or from the Premises, of any Hazardous Materials; (iii) at any time after Landlord has a reasonable basis to believe that Tenant is not
in compliance with this Section 9 or if any claim is made or threatened by any governmental authority or agency, Landlord, Agent and their respective agents and employees shall have the right to either or both (x) enter the Premises
and (y) conduct appropriate tests, at Tenant’s expense, for the purposes of ascertaining Tenant’s compliance with all applicable Laws or permits relating in any way to the generation, transport, storage, use, treatment, disposal or
presence of Hazardous Materials on, at, in or from all or any portion of the Premises; and (iv) upon written request by Landlord or Agent, Tenant shall cause to be performed, and shall provide Landlord with the results of reasonably appropriate
tests of air, water or soil to demonstrate that Tenant complies with all applicable Laws or permits relating in any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials on, at, in or from all or any
portion of the Premises. This Section 9.2 does not authorize the generation, transportation, storage, use, treatment or disposal of any Hazardous Materials at, to, from, on or in the Premises in contravention of this
Section 9. Tenant covenants to investigate, clean up and otherwise remediate, at Tenant’s sole expense, any release of Hazardous Materials caused, contributed to, or created by any or all of (A) Tenant and (B) any or all
of Tenant’s officers, directors, members, managers, partners, invitees, agents, employees, contractors or representatives (“Tenant Parties”) during the Term. Such investigation and remediation shall be performed only after
Tenant has obtained Landlord’s prior written consent; provided, however, that Tenant shall be entitled to respond (in a reasonably appropriate manner) immediately to an emergency without first obtaining such consent. All remediation shall be
performed in strict compliance with Laws and to the reasonable satisfaction of Landlord. Tenant shall not enter into any settlement agreement, consent decree or other compromise with respect to any claims relating to any Hazardous Materials in any
way connected to the Premises without first 
  

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 obtaining Landlord’s written consent (which consent may be given or withheld in Landlord’s sole, but
reasonable, discretion) and affording Landlord the reasonable opportunity to participate in any such proceedings. As used herein, the term, “Hazardous Materials,” shall mean any waste, material or substance (whether in the form of
liquids, solids or gases, and whether or not airborne) that is or may be deemed to be or include a pesticide, petroleum, asbestos, polychlorinated biphenyl, radioactive material, urea formaldehyde or any other pollutant or contaminant that is or may
be deemed to be hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or that presents a risk to public health or to the environment, and that is or becomes regulated by any Law. The undertakings, covenants and
obligations imposed on Tenant under this Section 9.2 shall survive the termination or expiration of this Lease. 
 10.
INSURANCE. 
 10.1. Insurance to be Maintained by Landlord. Landlord shall maintain: (a) a commercial property
insurance policy covering the Premises (at its full replacement cost), but excluding Tenant’s personal property; (b) commercial general public liability insurance covering Landlord for claims arising out of liability for bodily injury,
death, personal injury, advertising injury and property damage occurring in and about the Premises and otherwise resulting from any acts and operations of Landlord, its agents and employees; (c) rent loss insurance; (d) any other insurance
coverage required by Landlord’s lender; and (e) or cause the General Contractor to maintain during the course of construction through Substantial Completion of the Improvements, Builder’s Risk insurance. All of the coverages described
in (a) through (e) shall be reasonably determined from time to time by Landlord, as would be made by a prudent owner of similar property as the Premises. All insurance maintained by Landlord shall be in addition to and not in lieu of the
insurance required to be maintained by the Tenant. 
 10.2. Insurance to be Maintained by Tenant. Tenant shall purchase, at its
own expense, and keep in force at all times from and after the date of this Lease, the policies of insurance set forth below (collectively, “Tenant’s Policies”). All Tenant’s Policies shall (a) be issued by an
insurance company with a Best’s rating of A or better and otherwise reasonably acceptable to Landlord and shall be licensed to do business in the state in which the Premises is located; (b) provide that said insurance shall not be canceled
or materially modified unless 30 days’ prior written notice shall have been given to Landlord; (c) provide for deductible amounts that are reasonably acceptable to Landlord (and its lender, if applicable) and (d) otherwise be in such
form, and include such coverages, as Landlord may reasonably require. The Tenant’s Policies described in (i) and (ii) below shall (1) provide coverage on an occurrence basis; (2) name Landlord (and its lender, if applicable)
as an additional insured; (3) provide coverage, to the extent insurable, for the indemnity obligations of Tenant under this Lease; (4) contain a separation of insured parties provision; (5) be primary, not contributing with, and not
in excess of, coverage that Landlord may carry; and (6) provide coverage with no exclusion for a pollution incident arising from a hostile fire. All Tenant’s Policies or Certificates of Insurance shall be delivered to Landlord prior to the
Commencement Date and renewals thereof shall be delivered to Landlord’s notice addresses at least 30 days prior to the applicable expiration date of each Tenant’s Policy. In the event that Tenant fails, at any time or from time to time, to
comply with the requirements of the preceding sentence, Landlord may following notice to Tenant order such insurance and charge the cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand, as Additional Rent. Tenant
shall give prompt notice to Landlord and Agent of any known bodily injury, death, personal injury, advertising injury or property damage occurring in and about the Premises. 
 10.2.1. Tenant shall purchase and maintain, throughout the Term, a Tenant’s Policy(ies) of (i) commercial general or excess liability
insurance, including personal injury and property damage, in the amount of not less than $1,000,000.00 per occurrence, $2,000,000.00 annual general aggregate, and $4,000,000 umbrella per location; (ii) comprehensive automobile liability
insurance covering Tenant against any personal injuries or deaths of persons and property damage based upon or arising out of the ownership, use, occupancy or maintenance of a motor vehicle at the Premises and all areas appurtenant thereto in the
amount of not less than $1,000,000, combined single limit; (iii) commercial property insurance covering Tenant’s personal property (at its full replacement cost); and (iv) workers’ compensation insurance per the applicable state
statutes covering all employees of Tenant. 
 10.2.2. Provided Tenant is not in default under this Lease and has not assigned its
interest in this Lease to Landlord, to procure and pay directly for the commercial property insurance covering the Property. Tenant’s property insurance policy shall name Landlord (and its lender, if applicable) as mortgagee loss payee as its
interest may appear, and cover all improvements at any time situated upon the Premises, including, without limitation, the Improvements, the parking areas, against loss or damage by fire, lighting, wind storm, hail storm, aircraft, vehicles, smoke,
explosion, riot or civil commotion as provided by the Standard Fire and Extended Coverage Policy and all other risks of direct physical loss as insured against under Special Form (“all risk” coverage). The insurance coverage shall be for
not less than 100% of the full replacement cost of such improvements with agreed amount endorsement and building ordinance coverage and shall include rental interruption insurance for twelve (12) months of rent and operating expenses
reimbursement. 
  

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 10.3. Waiver of Subrogation. Notwithstanding anything to the contrary in this Lease,
Landlord and Tenant mutually waive their respective rights of recovery against each other and each other’s officers, directors, constituent partners, members, agents and employees, and Tenant further waives such rights against (a) each
lessor under any ground or underlying lease encumbering the Premises and (b) each lender under any mortgage or deed of trust or other lien encumbering the Premises (or any portion thereof or interest therein), to the extent any loss is insured
against or required to be insured against under this Lease, including, but not limited to, losses, deductibles or self-insured retentions covered by Landlord’s or Tenant’s commercial property policies described above. This provision is
intended to waive, fully and for the benefit of each party to this Lease, any and all rights and claims that might give rise to a right of subrogation by any insurance carrier. Each party shall cause its respective insurance policy(ies) to be
endorsed to evidence compliance with such waiver. 
 11. ALTERATIONS. From and after the Commencement Date, Tenant may, from
time to time, at its expense, make alterations or improvements in and to the Premises (hereinafter collectively referred to as “Alterations”), provided that Tenant first obtains the written consent of Landlord, which consent shall
not be unreasonably withheld, conditioned or delayed; provided, however, that Tenant may make any interior, non-structural Alterations costing less than $50,000 per Alteration and less than $150,000 in the aggregate for all Alterations occurring
during a particular calendar year without obtaining Landlord’s consent, provided that Tenant shall provide Landlord with 5 days written notice prior to the commencement of any such Alterations for which Landlord’s consent is not required
and Tenant complies with the requirements set forth below in this Section 11. All of the following shall apply with respect to all Alterations: (a) the Alterations are non-structural and the structural integrity of the Premises
shall not be affected; (b) the Alterations are to the interior of the Premises; (c) the proper functioning of the mechanical, electrical, heating, ventilating, air-conditioning (“HVAC”), sanitary and other service systems
of the Premises shall not be affected and the usage of such systems by Tenant shall not be increased; and (d) Tenant shall have appropriate insurance coverage, reasonably satisfactory to Landlord, regarding the performance and installation of
the Alterations. Additionally, before proceeding with any Alterations, Tenant shall (i) at Tenant’s expense, obtain all necessary governmental permits and certificates for the commencement and prosecution of Alterations; (ii) if
Landlord’s consent is required for the planned Alteration, submit to Landlord, for its written approval, working drawings, plans and specifications and all permits for the work to be done and Tenant shall not proceed with such Alterations until
it has received Landlord’s approval (if required); and (iii) cause those contractors, materialmen and suppliers engaged to perform the Alterations to deliver to Landlord certificates of insurance (in a form reasonably acceptable to
Landlord) evidencing policies of commercial general liability insurance (providing the same coverages as required in Section 10.2 above) and workers’ compensation insurance. Such insurance policies shall satisfy the obligations
imposed under Section 10.2. Tenant shall cause the Alterations to be performed in compliance with all applicable permits, Laws and requirements of public authorities, and with Landlord’s reasonable rules and regulations or any other
restrictions that Landlord may impose on the Alterations. Tenant shall cause the Alterations to be diligently performed in a good and workmanlike manner, using new materials and equipment at least equal in quality and class to the standards for the
Premises established by Landlord. With respect to any and all Alterations for which Landlord’s consent is required, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, governmental permits and
certificates and proof of payment for all labor and materials, including, without limitation, copies of paid invoices and final lien waivers. If Landlord’s consent to any Alterations is required, and Landlord provides that consent, then at the
time Landlord so consents, Landlord shall also advise Tenant whether or not Landlord shall require that Tenant remove such Alterations at the expiration or termination of this Lease. If Landlord requires Tenant to remove the Alterations, then,
during the remainder of the Term, Tenant shall be responsible for the maintenance of appropriate commercial property insurance (pursuant to Section 10.2) therefor; however, if Landlord shall not require that Tenant remove the
Alterations, such Alterations shall constitute Landlord’s Property and Landlord shall be responsible for the insurance thereof, pursuant to Section 10.1. 
 12. LANDLORD’S AND TENANT’S PROPERTY. All fixtures, machinery, equipment, improvements and appurtenances attached to, or built into, the Premises at the commencement of, or during the Term,
whether or not placed there by or at the expense of Tenant, but excluding all machinery, equipment and such fixtures purchased by Tenant not pertaining to the operating systems of the Building and pertaining to Tenant’s business, shall become
and remain a part of the Premises; shall be deemed the property of Landlord (the “Landlord’s Property”), without compensation or credit to Tenant; and shall not be removed by Tenant at the Expiration Date unless Landlord
requires their removal (including, but not limited to, Alterations pursuant to Section 11). Further, any personal property in the Premises on the Commencement Date, movable or otherwise, unless installed and paid for by Tenant, shall
also constitute Landlord’s Property and shall not be removed by Tenant. In no event shall Tenant remove any of the following materials or equipment without Landlord’s prior written consent (which consent may be given or withheld in
Landlord’s sole discretion): any power wiring or power panels, lighting or lighting fixtures, wall or window coverings, carpets or other floor coverings, heaters, air conditioners or any other HVAC equipment, fencing or security gates, or other
similar building operating equipment and decorations. At or before the Expiration Date, or the date of any earlier termination, Tenant, at its expense, shall remove from the Premises all of Tenant’s personal property and any Alterations that
Landlord requires be removed pursuant to Section 11, and Tenant shall repair (to Landlord’s reasonable satisfaction) any damage to the Premises resulting from either or both 
  

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 such installation and removal. Without respect to the portion of Tenant’s Property that is described as collateral
pursuant to any third party financing for Tenant’s Property, Landlord agrees to waive any lien, statutory or otherwise, that Landlord may have with respect to such Tenant’s Property for the duration of such third party financing, provided,
however, that such waiver shall not relieve Tenant of the obligation to remove Tenant’s Property from the Premises on a timely basis and provided further that Landlord’s waiver of lien shall not apply to any of Tenant’s Property that
is not subject to or that is released from the lien created by the third party financing obtained by Tenant. Landlord agrees to execute a Landlord’s waiver in a form reasonably acceptable to Landlord, provided that Tenant’s Property is
specifically described thereon and does not include any of Landlord’s Property and subject to the other terms and conditions of this Lease. Any other items of Tenant’s personal property that remain in the Premises after the Expiration
Date, or following an earlier termination date, may, at the option of Landlord, be deemed to have been abandoned, and in such case, such items may be retained by Landlord as its property or be disposed of by Landlord, in Landlord’s sole and
absolute discretion and without accountability, at Tenant’s expense. 
 13. REPAIRS AND MAINTENANCE. 
 13.1. Tenant Responsibilities. Tenant acknowledges that, with full awareness of its obligations under this Lease, Tenant has accepted the
condition, state of repair and appearance of the Premises, subject to the obligations of Landlord pursuant to Exhibit B. Except for (a) Landlord’s obligations under Exhibit B and (b) events of damage, destruction or
casualty to the Premises (as addressed in Section 18 below), Tenant agrees that, at its sole expense, it shall put, keep and maintain the Premises, including any Alterations and any altered, rebuilt, additional or substituted buildings,
structures and other improvements thereto or thereon, in the same condition that exists on the Commencement Date (reasonable wear and tear excepted), and in a safe condition, repair and appearance (collectively, the “Required
Condition”) and shall make all repairs and replacements necessary therefor. Without limiting the foregoing, Tenant shall promptly make all structural and nonstructural, foreseen and unforeseen, ordinary and extraordinary changes,
replacements and repairs of every kind and nature, and correct any patent or latent defects in the Premises, which may be required to put, keep and maintain the Premises in the Required Condition. Tenant will keep the Premises orderly and free and
clear of rubbish. Tenant covenants to perform or observe all terms, covenants and conditions of any easement, restriction, covenant, declaration or maintenance agreement (collectively, “Easements”) to which the Premises are
currently subject or become subject pursuant to this Lease, whether or not such performance is required of Landlord under such Easements, including, without limitation, payment of all amounts due from Landlord or Tenant (whether as assessments,
service fees or other charges) under such Easements. Tenant shall deliver to Landlord promptly, but in no event later than five (5) business days after receipt thereof, copies of all written notices received from any party thereto regarding the
non-compliance of the Premises or Landlord’s or Tenant’s performance of obligations under any Easements. Tenant shall, at its expenses, use reasonable efforts to enforce compliance with any Easements benefiting the Premises by any other
person or entity or property subject to such Easement. Except with respect to Landlord’s obligations under Exhibit B, Landlord shall not be required to maintain, repair or rebuild, or to make any alterations, replacements or renewals of
any nature to the Premises, or any part thereof, whether ordinary or extraordinary, structural or nonstructural, foreseen or not foreseen, or to maintain the Premises or any part thereof in any way or to correct any patent or latent defect therein.
Tenant hereby expressly waives any right to make repairs at the expense of Landlord which may be provided for in any Law in effect at the Commencement Date or that may thereafter be enacted. If Tenant shall vacate or abandon the Premises, it shall
give Landlord immediate written notice thereof. 
 13.2. HVAC Maintenance Contract. Tenant shall also maintain, in full force
and effect, a preventative maintenance and service contract with a reputable service provider for maintenance of the HVAC systems of the Premises (the “HVAC Maintenance Contract”). Such HVAC Maintenance Contract may commence
immediately following the expiration of the one-year warranty relating to the HVAC system, as described in Exhibit B hereto. The terms and provisions of any such HVAC Maintenance Contract shall require that the service provider maintain the
Premises’ HVAC system in accordance with the manufacturer’s recommendations and otherwise in accordance with normal, customary and reasonable practices in the geographic area in which the Premises is located and for HVAC systems comparable
to the Premises’ HVAC system. Within 30 days following the Commencement Date, Tenant shall procure and deliver to Landlord the HVAC Maintenance Contract. Thereafter, upon written request, Tenant shall provide to Landlord a copy of renewals or
replacements of such HVAC Maintenance Contract no later than 30 days prior to the then-applicable expiry date of the existing HVAC Maintenance Contract. If Tenant fails to timely deliver to Landlord the HVAC Maintenance Contract (or any applicable
renewal or replacement thereof), then Landlord shall have the right to contract directly for the periodic maintenance of the HVAC systems in the Premises and to charge the cost thereof back to Tenant as Additional Rent. 
 14. UTILITIES. Tenant shall purchase all utility services and shall provide for scavenger, cleaning and extermination services. Tenant
shall pay the utility charges for the Premises directly to the utility or municipality providing such service, all charges shall be paid by Tenant before they become delinquent. Tenant shall be solely responsible for the repair and maintenance of
any 
  

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 meters necessary in connection with such services. Tenant’s use of electrical energy in the Premises shall not, at
any time, exceed the capacity of either or both of (x) any of the electrical conductors and equipment in or otherwise servicing the Premises; and (y) the HVAC systems of the Premises. 
 15. INVOLUNTARY CESSATION OF SERVICES. Landlord reserves the right, without any liability to Tenant and without affecting Tenant’s
covenants and obligations hereunder, to stop service of any or all of the HVAC, electric, sanitary, elevator (if any), and other systems serving the Premises, or to stop any other services required by Landlord under this Lease, whenever and for so
long as may be necessary by reason of (i) accidents, emergencies, strikes, or (ii) any other cause beyond Landlord’s reasonable control. Further, it is also understood and agreed that Landlord or Agent shall have no liability or
responsibility for a cessation of services to the Premises that occurs as a result of causes beyond Landlord’s or Agent’s reasonable control. No such interruption of service shall be deemed an eviction or disturbance of Tenant’s use
and possession of the Premises or any part thereof, or render Landlord or Agent liable to Tenant for damages, or relieve Tenant from performance of Tenant’s obligations under this Lease, including, but not limited to, the obligation to pay
Rent; provided, however, that if any interruption of services persists for a period in excess of five (5) consecutive business days Tenant shall, as Tenant’s sole remedy, be entitled to a proportionate abatement of Rent to the extent, if
any, of any actual loss of use of the Premises by Tenant. 
 16. LANDLORD’S RIGHTS. Landlord, Agent and their respective
agents, employees and representatives shall have the right to enter and/or pass through the Premises at any time or times upon reasonable prior notice and with the accompaniment of a representative of Tenant (except in the event of emergency) to
examine and inspect the Premises and to show them to actual and prospective lenders, prospective purchasers or mortgagees of the Premises or providers of capital to Landlord and its affiliates; and in connection with the foregoing, to install a sign
at or on the Premises to advertise the Premises for lease or sale; during the period of six months prior to the Expiration Date (or at any time, if Tenant has abandoned the Premises), Landlord and its agents may exhibit the Premises to prospective
tenants. Additionally, Landlord and Agent shall have the following right with respect to the Premises, exercisable without notice to Tenant, without liability to Tenant, and without being deemed an eviction or disturbance of Tenant’s use or
possession of the Premises or giving rise to any claim for setoff or abatement of Rent: to have pass keys, access cards, or both, to the Premises. 
 17. NON-LIABILITY AND INDEMNIFICATION. 
 17.1. Non-Liability. Except as otherwise expressly set forth in
this Lease, none of Landlord, Agent, any other managing agent, or their respective affiliates, owners, partners, directors, officers, agents and employees shall be liable under this Lease to Tenant for any loss, injury, or damage, to Tenant or to
any other person, or to its or their property. Further, except as otherwise expressly set forth in this Lease, none of Landlord, Agent, any other managing agent, or their respective affiliates, owners, partners, directors, officers, agents and
employees shall be liable to Tenant under this Lease (a) for any damage caused by other persons in, upon or about the Premises, or caused by operations in construction of any public or quasi-public work; (b) for consequential or indirect
damages, including those purportedly arising out of any loss of use of the Premises or any equipment or facilities therein by Tenant or any person claiming through or under Tenant; (c) for any defect in the Premises; (d) for injury or
damage to person or property caused by fire, or theft, or resulting from the operation of heating or air conditioning or lighting apparatus, or from falling plaster, or from steam, gas, electricity, water, rain, snow, ice, or dampness, that may leak
or flow from any part of the Premises, or from the pipes, appliances or plumbing work of the same. 
 17.2. Tenant
Indemnification. Except in the event of, and to the extent of, Landlord’s gross negligence or willful misconduct, Tenant hereby indemnifies, defends, and holds Landlord, Agent, Landlord’s members and their respective affiliates,
owners, partners, members, directors, officers, agents and employees (collectively, “Landlord Indemnified Parties”) harmless from and against any and all Losses (defined below) arising from or in connection with any or all of:
(a) the conduct or management of the Premises or any business therein, or any work or Alterations done, or any condition created by any or all of Tenant and Tenant Parties in or about the Premises during the Term or during the period of time,
if any, prior to the Commencement Date that Tenant has possession of, or is given access to the Premises; (b) any act, omission or negligence of any or all of Tenant and Tenant Parties; (c) any accident, injury or damage whatsoever
occurring in, at or upon the Premises and caused by any or all of Tenant and Tenant Parties; (d) any breach by Tenant of any or all of its warranties, representations and covenants under this Lease; (e) any actions necessary to protect
Landlord’s interest under this Lease in a bankruptcy proceeding or other proceeding under the Bankruptcy Code; (f) the creation or existence of any Hazardous Materials in, at, on or under the Premises, if and to the extent brought to the
Premises or caused by Tenant or any party within Tenant’s control; and (g) any violation or alleged violation by any or all of Tenant and Tenant Parties of any Law (collectively, “Tenant’s Indemnified Matters”). In
case any action or proceeding is brought against any or all of Landlord and the Landlord Indemnified Parties by reason of any of Tenant’s Indemnified Matters, Tenant, upon notice from any or all of Landlord, Agent or any Superior Party (defined
below), shall resist and defend such action or proceeding by counsel reasonably 
  

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 satisfactory to, or selected by, Landlord. The term “Losses” shall mean all claims, demands, expenses,
actions, judgments, damages (actual, but not consequential), penalties, fines, liabilities, losses of every kind and nature, suits, administrative proceedings, costs and fees, including, without limitation, attorneys’ and consultants’
reasonable fees and expenses, and the costs of cleanup, remediation, removal and restoration, that are in any way related to any matter covered by the foregoing indemnity. The provisions of this Section 17.2 shall survive the expiration
or termination of this Lease. 
 17.3. Landlord Indemnification. Landlord hereby indemnifies, defends and holds Tenant harmless
from and against any and all Losses actually suffered or incurred by Tenant as the result of any gross negligence, willful or intentional acts or omissions of any or all of Landlord, Agent and any parties within the control of either or both of
Landlord and Agent and from the existence of any Hazardous Materials in violation of Environmental Laws to the extent brought to the Premises or due to a violation caused by Landlord or Agent or any parties within the control of either or both of
Landlord and Agent. Notwithstanding anything to the contrary set forth in this Lease, however, in all events and under all circumstances, the liability of Landlord to Tenant, whether under this Section 17.3 or any other provision of this
Lease, shall be limited to the interest of Landlord in the Premises, and Tenant agrees to look solely to Landlord’s interest in the Premises for the recovery of any judgment or award against Landlord, it being intended that Landlord shall not
be personally liable for any judgment or deficiency. The provisions of this Section 17.3 shall survive the expiration or termination of this Lease. 
 17.4. Force Majeure. From and after the Commencement Date, neither the obligations of Tenant (except the obligation to pay Rent and the obligation to maintain insurance, and provide evidence thereof, in
accordance with Section 10.2) nor those of Landlord (except as otherwise specifically provided in Exhibit B) shall be affected, impaired or excused, and neither Landlord nor Tenant shall have any liability whatsoever to the other,
with respect to any act, event or circumstance arising out of either or both (a) Landlord’s or Tenant’s, as the case may be, failure to fulfill, or delay in fulfilling any of its obligations under this Lease (except, with respect to
Tenant, the obligation to pay Rent and the obligation to maintain insurance, and provide evidence thereof, in accordance with Section 10.2) by reason of labor dispute, governmental preemption of property in connection with a public
emergency or shortages of fuel, supplies, or labor, or any other cause, whether similar or dissimilar, beyond Landlord’s or Tenant’s, as the case may be, reasonable control; or (b) any failure or defect in the supply, quantity or
character of utilities furnished to the Premises, or by reason of any requirement, act or omission of any public utility or others serving the Premises, beyond Landlord’s or Tenant’s, as the case may be, reasonable control. 
 18. DAMAGE OR DESTRUCTION. 
 18.1. Notification and Repair; Rent Abatement. Tenant shall give prompt notice to Landlord and Agent of (a) any fire or other casualty to the Premises, and (b) any damage to, or defect in, any part or appurtenance of
the Premises’ sanitary, electrical, HVAC, elevator or other systems. In the event that, as a result of Tenant’s failure to promptly notify Landlord pursuant to the preceding sentence, Landlord’s insurance coverage is compromised or
adversely affected, then Tenant is and shall be responsible for the payment to Landlord of any insurance proceeds that Landlord’s insurer fails or refuses to pay to Landlord as a result of the delayed notification. Subject to the provisions of
Section 18.2 below, if the Premises is damaged by fire or other insured casualty, Landlord shall repair (or cause Agent to repair) the damage and restore and rebuild the Premises (except Tenant’s personal property) with reasonable
dispatch after the adjustment of the insurance proceeds attributable to such damage. Landlord (or Agent, as the case may be) shall use its diligent, good faith efforts to make such repair or restoration promptly and in such manner as not to
unreasonably interfere with Tenant’s use and occupancy of the Premises, but Landlord or Agent shall not be required to do such repair or restoration work except during normal business hours of business days. If the Premises are partially
damaged by fire or other casualty, the Rent shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant. 
 18.2. Total Destruction. If, after the Commencement Date, the Premises shall be totally destroyed by fire or other casualty, or, after the Commencement Date, if the Premises shall be so damaged by fire or other casualty that
(in the reasonable opinion of a reputable contractor or architect designated by Landlord): (i) its repair or restoration requires more than 180 days or (ii) such repair or restoration requires the expenditure of more than 50% of the full
insurable value of the Premises immediately prior to the casualty, Landlord and Tenant shall each have the option to terminate this Lease (by so advising the other, in writing) within 10 days after said contractor or architect delivers written
notice of its opinion to Landlord and Tenant, but in all events prior to the commencement of any restoration of the Premises by Landlord. Additionally, if the damage (x) is less than the amount stated in (ii) above, but more than 10% of
the full insurable value of the Premises; and (y) occurs during the last two years of Lease Term, then Landlord, but not Tenant, shall have the option to terminate this Lease pursuant to the notice and within the time period established
pursuant to the immediately preceding sentence. In the event of a termination pursuant to either of the preceding two (2) sentences, the termination shall be effective as of the date upon which either Landlord or Tenant, as the case may be,
receives timely written notice from the other terminating this Lease pursuant to the preceding sentence. If neither Landlord nor Tenant timely delivers a 
  

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 termination notice, this Lease shall remain in full force and effect. Notwithstanding the foregoing, if (A) any
holder of a mortgage or deed of trust encumbering the Premises or landlord pursuant to a ground lease encumbering the Premises (collectively, “Superior Parties”) or other party entitled to the insurance proceeds fails to make such
proceeds available to Landlord in an amount sufficient for restoration of the Premises, or (B) the issuer of any commercial property insurance policies on the Premises fails to make available to Landlord sufficient proceeds for restoration of
the Premises, then Landlord may, at Landlord’s sole option, terminate this Lease by giving Tenant written notice to such effect within 30 days after Landlord receives notice from the Superior Party or insurance company, as the case may be, that
such proceeds shall not be made available, in which event the termination of this Lease shall be effective as of the date Tenant receives written notice from Landlord of Landlord’s election to terminate this Lease. Landlord shall have no
liability to Tenant, and Tenant shall not be entitled to terminate this Lease by virtue of any delays in completion of repairs and restoration, provided if restoration is delayed for a period of 90 days beyond the date established by Landlord for
completion, subject to extension for any force majeure delays or Tenant-caused delays,, Tenant may terminate this Lease upon notice to Landlord given within thirty (30) days after ninety (90) day period, unless Landlord completes the
restoration within 60 days following Tenant’s notice of termination. For purposes of this Section 18.2 only, “full insurable value” shall mean replacement cost, less the cost of footings, foundations and other
structures below grade. 
 19. EMINENT DOMAIN. If, after the Commencement Date, the whole, or any substantial (as reasonably
determined by Landlord) portion, of the Premises is taken or condemned for any public use under any Law or by right of eminent domain, or by private purchase in lieu thereof, and such taking would prevent or materially interfere with the Permitted
Use of the Premises, this Lease shall terminate effective when the physical taking of said Premises occurs. If less than a substantial portion of the Premises is so taken or condemned, or if the taking or condemnation is temporary (i.e., for a
period of less than 180 days) regardless of the portion of the Premises affected, this Lease shall not terminate, but the Rent payable hereunder shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant.
Landlord shall be entitled to any and all payment, income, rent or award, or any interest therein whatsoever, which may be paid or made in connection with such a taking or conveyance, and Tenant shall have no claim against Landlord for the value of
any unexpired portion of this Lease. Notwithstanding the foregoing, any compensation specifically and independently awarded to Tenant for loss of business or goodwill, or for its personal property, shall be the property of Tenant. 
 20. SURRENDER AND HOLDOVER. On the last day of the Term, or upon any earlier termination of this Lease, or upon any re-entry by Landlord
upon the Premises: (a) Tenant shall quit and surrender the Premises to Landlord “broom-clean” (as defined by Exhibit D, attached hereto and incorporated herein by reference), and in a condition that would reasonably be expected
with normal and customary use in accordance with prudent operating practices and in accordance with the covenants and requirements imposed under this Lease, subject only to ordinary wear and tear (as is attributable to deterioration by reason of
time and use, in spite of Tenant’s reasonable care) and such damage or destruction as Landlord is required to repair or restore under this Lease; (b) Tenant shall remove all of Tenant’s personal property therefrom, except as otherwise
expressly provided in this Lease; and (c) Tenant shall surrender to Landlord any and all keys, access cards, computer codes or any other items used to access the Premises. Landlord shall be permitted to inspect the Premises in order to verify
compliance with this Section 20 at any time prior to (x) the Expiration Date, (y) the effective date of any earlier termination of this Lease, or (z) the surrender date otherwise agreed to in writing by Landlord and
Tenant. The obligations imposed under the first sentence of this Section 20 shall survive the termination or expiration of this Lease. If Tenant remains in possession after the Expiration Date hereof or after any earlier termination date
of this Lease or of Tenant’s right to possession: (i) Tenant shall be deemed a tenant-at-will; (ii) Tenant shall pay 150% of the aggregate of all Rent last prevailing hereunder; (iii) there shall be no renewal or extension of
this Lease by operation of law; and (iv) the tenancy-at-will may be terminated by either party hereto upon 30 days’ prior written notice given by the terminating party to the non-terminating party. The provisions of this
Section 20 shall not constitute a waiver by Landlord of any re-entry rights of Landlord provided hereunder or by law. 
 21.
EVENTS OF DEFAULT. 
 21.1. Bankruptcy of Tenant. It shall be a default by Tenant under this Lease
(“Default” or “Event of Default”) if Tenant makes an assignment for the benefit of creditors, or files a voluntary petition under any state or federal bankruptcy (including the United States Bankruptcy Code) or
insolvency law, or an involuntary petition is filed against Tenant under any state or federal bankruptcy (including the United States Bankruptcy Code) or insolvency law that is not dismissed within 90 days after filing, or whenever a receiver of
Tenant, or of, or for, the property of Tenant shall be appointed, or Tenant admits it is insolvent or is not able to pay its debts as they mature. 
 21.2. Default Provisions. In addition to any Default arising under Section 21.1 above, each of the following shall constitute a Default: (a) if Tenant fails to pay Rent or any other payment when due hereunder
within five days after written notice from Landlord of such failure to pay on the due date; provided, however, that if in any consecutive 12 month period, Tenant 
  

 12 

 shall, on two (2) separate occasions, fail to pay any installment of Rent on the date such installment of Rent is
due, then, on the third such occasion and on each occasion thereafter on which Tenant shall fail to pay an installment of Rent on the date such installment of Rent is due, Landlord shall be relieved from any obligation to provide notice to Tenant,
and Tenant shall then no longer have a five day period in which to cure any such failure; (b) if Tenant fails, whether by action or inaction, to timely comply with, or satisfy, any or all of the obligations imposed on Tenant under this Lease
(other than the obligation to pay Rent) for a period of 30 days after Landlord’s delivery to Tenant of written notice of such default under this Section 21.2(b); provided, however, that if the default cannot, by its nature, be cured
within such 30 day period, but Tenant commences and diligently pursues a cure of such default promptly within the initial 30 day cure period, then Landlord shall not exercise its remedies under Section 22 unless such default remains
uncured for more than 120 days after the initial delivery of Landlord’s original default notice; and, at Landlord’s election; or (c) after execution thereof by Tenant, any default by Tenant pursuant to that certain Business Subsidy
Agreement, as amended, by and between Tenant and the City or that certain Tri-Party Agreement, as amended, by and among the City, the Landlord and the Tenant. 
 22. RIGHTS AND REMEDIES. 
 22.1. Landlord’s Cure Rights Upon Default of
Tenant. If a Default occurs, then Landlord may (but shall not be obligated to) cure or remedy the Default for the account of, and at the expense of, Tenant, but without waiving such Default. 
 22.2. Landlord’s Remedies. In the event of any Default by Tenant under this Lease, Landlord, at its option, may, in addition to any
and all other rights and remedies provided in this Lease or otherwise at law or in equity do or perform any or all of the following: 
 22.2.1. Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession to Landlord. In such event, Landlord shall be
entitled to recover from Tenant all of: (i) the unpaid Rent that is accrued and unpaid as of the date on which this Lease is terminated; (ii) the worth, at the time of award, of the amount by which (x) the unpaid Rent that would
otherwise be due and payable under this Lease (had this Lease not been terminated) for the period of time from the date on which this Lease is terminated through the Expiration Date exceeds (y) the amount of such rental loss that the Tenant
proves could have been reasonably avoided; and (iii) any other amount necessary to compensate Landlord for all the detriment proximately caused by the Tenant’s failure to perform its obligations under this Lease or which, in the ordinary
course of events, would be likely to result therefrom, including but not limited to, the cost of recovering possession of the Premises, expenses of reletting, including renovation and alteration of the Premises, reasonable attorneys’ fees, and
that portion of any leasing commission paid by Landlord in connection with this Lease applicable to the unexpired Term (as of the date on which this Lease is terminated). The worth, at the time of award, of the amount referred to in provision
(ii) of the immediately preceding sentence shall be computed by discounting such amount at the current yield, as of the date on which this Lease is terminated under this Section 22.2.1, on United States Treasury Bills having a
maturity date closest to the stated Expiration Date of this Lease, plus one percent per annum. Efforts by Landlord to mitigate damages caused by Tenant’s Default (which mitigation Landlord agrees to pursue in a commercially reasonable manner)
shall not waive Landlord’s right to recover damages under this Section 22.2. If this Lease is terminated through any unlawful entry and detainer action, Landlord shall have the right to recover in such proceeding any unpaid Rent and
damages as are recoverable in such action, or Landlord may reserve the right to recover all or any part of such Rent and damages in a separate suit; or 
 22.2.2. Continue the Lease and either (a) continue Tenant’s right to possession or (b) terminate Tenant’s right to possession and in the case of either (a) or (b), recover the Rent as
it becomes due. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Landlord’s interests shall not constitute a termination of the Tenant’s right to possession; or 
 22.2.3. Pursue any other remedy now or hereafter available under the laws of the state in which the Premises are located. 
 22.2.4. Without limitation of any of Landlord’s rights in the event of a Default by Tenant, Landlord may also exercise its rights and
remedies with respect to any Security under Section 4.3 above. 
 Any and all personal property of Tenant that may be removed
from the Premises by Landlord pursuant to the authority of this Lease or of law may be handled, removed or stored by Landlord at the sole risk, cost and expense of Tenant, and in no event or circumstance shall Landlord be responsible for the value,
preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges for such property of Tenant so long as the same shall be in Landlord’s possession or under
Landlord’s control. Any such property of Tenant not removed from the Premises as of the Expiration Date or any 
  

 13 

 other earlier date on which this Lease is terminated shall be conclusively presumed to have been conveyed by Tenant to
Landlord under this Lease as in a bill of sale, without further payment or credit by Landlord to Tenant. Neither expiration or termination of this Lease nor the termination of Tenant’s right to possession shall relieve Tenant from its liability
under the indemnity provisions of this Lease. 
 22.3. Additional Rights of Landlord. All sums advanced by Landlord or Agent on
account of Tenant under this Section, or pursuant to any other provision of this Lease, and all Base Rent and Additional Rent, if delinquent or not paid by Tenant and received by Landlord when due hereunder, shall bear interest at the rate of
5% per annum above the “prime” or “reference” or “base” rate (on a per annum basis) of interest publicly announced as such, from time to time, by the JPMorgan Chase Bank, NA, or its successor (“Default
Interest”), from the due date thereof until paid, and such interest shall be and constitute Additional Rent and be due and payable upon Landlord’s or Agent’s submission of an invoice therefor. The various rights, remedies and
elections of Landlord reserved, expressed or contained herein are cumulative and no one of them shall be deemed to be exclusive of the others or of such other rights, remedies, options or elections as are now or may hereafter be conferred upon
Landlord by law. 
 22.4. Event of Bankruptcy. In addition to, and in no way limiting the other remedies set forth herein,
Landlord and Tenant agree that if Tenant ever becomes the subject of a voluntary or involuntary bankruptcy, reorganization, composition, or other similar type proceeding under the federal bankruptcy laws, as now enacted or hereinafter amended, then:
(a) “adequate assurance of future performance” by Tenant pursuant to Bankruptcy Code Section 365 will include (but not be limited to) payment of an additional/new security deposit in the amount of three times the then current
Base Rent payable hereunder; (b) any person or entity to which this Lease is assigned, pursuant to the provisions of the Bankruptcy Code, shall be deemed, without further act or deed, to have assumed all of the obligations of Tenant arising
under this Lease on and after the effective date of such assignment, and any such assignee shall, upon demand by Landlord, execute and deliver to Landlord an instrument confirming such assumption of liability; (c) notwithstanding anything in
this Lease to the contrary, all amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly denominated as “Rent”, shall constitute “rent” for the purposes of Section 502(b)(6) of the
Bankruptcy Code; and (d) if this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations payable or otherwise to be delivered to Landlord or Agent (including Base
Rent, Additional Rent and other amounts hereunder), shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the bankruptcy estate of Tenant. Any and all monies or other considerations constituting
Landlord’s property under the preceding sentence not paid or delivered to Landlord or Agent shall be held in trust by Tenant or Tenant’s bankruptcy estate for the benefit of Landlord and shall be promptly paid to or turned over to
Landlord. 
 22.5. Payment in the Event of Full Recovery. Notwithstanding anything to the contrary contained herein, in the
event Tenant exercised its Purchase Option pursuant to Section 24 below and Tenant breached its obligation to close on the purchase of the Property such that Landlord was entitled to and received the Earnest Money (as defined in
Section 24.4), pursuant to the Purchase and Sale Agreement (as defined in Section 24.1), then in the event that Landlord has through either a single action or a series of actions collected a final and full satisfaction of all
of its claims against Tenant for all amounts, including all Rent, owing to Landlord under the Lease (the “Claim Amount”) from Tenant, then Landlord will pay to Tenant all or a portion of the amount of the Earnest Money to the extent
that the Claim Amount exceeds the Earnest Money and Landlord previously received the Earnest Money and has not returned any portion of it to Tenant. By receipt of all or any portion of the Earnest Money, Tenant waives any right to contest the amount
or payment of any Claim Amount. In the event that all or any portion of a Claim Amount is refunded to Tenant for any reason, Tenant shall refund the corresponding portion of the Earnest Money paid hereunder by Landlord. 
 22.6. Landlord Default; Tenant’s Remedies. Landlord shall be in default if Landlord fails to perform any term, condition, covenant or
obligation required under this Lease by Landlord after the Rent Commencement Date, and such default continues for a period of 30 days after receipt of written notice thereof from Tenant to Landlord; provided, however, that if the term, condition,
covenant or obligation to be performed by Landlord is such that it cannot reasonably be performed within 30 days, such default shall be deemed to have been cured if Landlord commences such performance within said 30 day period and thereafter
diligently undertakes to complete the same. Provided that Landlord is in default hereunder beyond the notice and cure periods provided for above, then Tenant shall have the right to use reasonable measures to cure such default on behalf of Landlord
and all reasonable sums incurred by Tenant (together with interest accruing thereon at the Default Rate from and after the date that Tenant expends any such sums) shall be reimbursed by Landlord to Tenant within 30 days following Landlord’s
receipt of written demand therefor accompanied by supporting invoices. 
 23. BROKER. Tenant covenants, warrants and represents
that the broker set forth in Section 1.8(A) was the only broker to represent Tenant in the negotiation of this Lease (“Tenant’s Broker”). Landlord covenants, warrants and represents that the broker set forth in
Section 1.8(B) was the only broker to represent Landlord in the negotiation of this Lease (“Landlord’s Broker”). 
  

 14 

 Landlord shall be solely responsible for paying the commission of Landlord’s Broker. Each party agrees to and hereby
does defend, indemnify and hold the other harmless against and from any brokerage commissions or finder’s fees or claims therefor by a party claiming to have dealt with the indemnifying party and all costs, expenses and liabilities in
connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification shall survive the termination or expiration of this Lease. 
 24. LIMITED PURCHASE OPTION. 
 24.1. Purchase Option. Tenant shall have the right to purchase the Premises in accordance with the terms of the Purchase and Sale Agreement attached hereto as Exhibit E (the “Purchase and Sale
Agreement”). Tenant shall have the option to purchase the Premises on two separate occasions pursuant to the terms and conditions set forth in this Section 24. 
 24.2. Term of Purchase Option. The term of the first Purchase Option (the “First Purchase Option Term”) shall commence and
terminate on the Effective Date of the Lease. The term of the second Purchase Option (the “Second Purchase Option Term”) shall commence on the day after the Effective Date of the Lease and shall terminate on December 31, 2006
(the “First Purchase Option Term” and the “Second Purchase Option Term” are herein individually and collectively referred to as the “Purchase Option Term” as the content requires). 
 24.3. Manner and Effect of Exercise. Tenant may exercise the Purchase Option only by (i) delivering to Landlord, prior to the
expiration of the applicable Purchase Option Term, (a) a written notice of exercise (an “Exercise Notice”), (b) four original counterparts of the Purchase and Sale Agreement executed and delivered in counterparts by
Tenant, and (ii) depositing with the escrowee under the Purchase and Sale Agreement, prior to the expiration of the applicable Purchase Option Term the earnest money deposit as required by the Purchase and Sale Agreement. If Tenant fails timely
and properly to exercise the Purchase Option in accordance herewith, the Purchase Option shall automatically and irrevocably expire and Tenant shall have no further rights under this Section 24. 
 24.4. Purchase Price and Earnest Money. The total purchase price to be paid to Landlord by Tenant at Closing (defined below) for the sale
hereunder shall be an amount equal to $14,250,000.00, if the Exercise Notice is timely given for the First Purchase Option Term subject to increase on account of Additional Project Costs as defined in Exhibit B (the “First Option
Purchase Price”); and (b) $14,500,000.00, if the Exercise Notice is timely given for the Second Purchase Option Term subject to increase on account of Additional Project Costs as defined in Exhibit B (the “Second Option
Purchase Price”); the “First Option Purchase Price” and the “Second Option Purchase Price” are herein sometimes referred to as the “Purchase Price”). Within four (4) business days
after execution of the Purchase and Sale Agreement, Tenant shall deliver to Landlord, as earnest money, the sum of $500,000.00 in cash (“Earnest Money”), which Earnest Money amount shall be applicable to either the First Purchase
Option Term or the Second Purchase Option Term. The Earnest Money shall be applied in the manner described in the Agreement of Purchase and Sale. 
 24.5. Acquisition Price Assumption. For no further consideration (including, but not limited to any adjustment to the Purchase Price), (a) Tenant shall at Closing assume any and all of Landlord’s obligations
(i) to pay the purchase price under the City PSA (the “Acquisition Price”), whether or not such Acquisition Price is past due or not yet due and payable, (ii) under the Development Agreement, and (b) Landlord shall
assign all of its rights pursuant to the TIF Note. Notwithstanding the foregoing, to the extent that Tenant has delivered, when and as required hereunder, the amount attributable to such Acquisition Price as part of the Taxes and Landlord has
willfully not paid such Acquisition Price to the City, then Tenant shall not be required to assume such obligation. The obligations of the Tenant pursuant to the Tri-Party Agreement shall survive the termination of this Lease and any conveyance of
the Premises pursuant to the purchase option set forth in this Section 24. 
 24.6. Effect on Lease. Upon
consummation of the Closing pursuant to the Agreement of Purchase and Sale, this Lease shall terminate except for those provisions which by their terms expressly survive such a termination including, without limitation, the provisions of
Exhibit B. If Closing does not occur then the terms and conditions of this Lease shall remain in full force and effect. In the event Tenant gives the Exercise Notice, the provisions of the Purchase and Sale Agreement executed by
Landlord and Tenant shall prevail in the event of any conflict between the Purchase and Sale Agreement and the provisions of Sections 18 and 19 of this Lease. 
  

 15 

	25.	MISCELLANEOUS. 

 25.1. Merger.
All prior understandings and agreements between the parties are merged in this Lease, which alone fully and completely expresses the agreement of the parties. No agreement shall be effective to modify this Lease, in whole or in part, unless such
agreement is in writing, and is signed by the party against whom enforcement of said change or modification is sought. 
 25.2.
Notices. Any notice required to be given by either party pursuant to this Lease, shall be in writing and shall be deemed to have been properly given, rendered or made only if (a) personally delivered, or (b) if sent by Federal
Express or other comparable commercial overnight delivery service, or (c) sent by certified mail, return receipt requested and postage prepaid addressed (in the case of any or all of (a), (b) and (c) above) to the other party at the
addresses set forth below each party’s respective signature block (or to such other address as Landlord or Tenant may designate to each other from time to time by written notice), and shall be deemed to have been given, rendered or made
(i) on the day so delivered or (ii) in the case of overnight courier delivery on the first business day after having been deposited with the courier service, and (iii) in the case of certified mail, on the third (3rd) business day after deposit with the U.S. Postal Service, postage prepaid. 
 25.3. Non-Waiver. The failure of either party to insist, in any one or more instances, upon the strict performance of any one or more of
the obligations of this Lease, or to exercise any election herein contained, shall not be construed as a waiver or relinquishment for the future of the performance of such one or more obligations of this Lease or of the right to exercise such
election, but the Lease shall continue and remain in full force and effect with respect to any subsequent breach, act or omission. The receipt and acceptance by Landlord or Agent of Base Rent or Additional Rent with knowledge of breach by Tenant of
any obligation of this Lease shall not be deemed a waiver of such breach. 
 25.4. Legal Costs. Any party in breach or default
under this Lease (the “Defaulting Party”) shall reimburse the other party (the “Nondefaulting Party”) upon demand for any legal fees and court (or other administrative proceeding) costs or expenses that the
Nondefaulting Party incurs in connection with the breach or default, regardless whether suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or
otherwise. Furthermore, in the event of litigation, the court in such action shall award to the party in whose favor a judgment is entered a reasonable sum as attorneys’ fees and costs, which sum shall be paid by the losing party. Tenant shall
pay Landlord’s attorneys’ reasonable fees incurred in connection with Tenant’s request for Landlord’s consent under provisions of this Lease governing assignment and subletting, or in connection with any other act which Tenant
proposes to do and which requires Landlord’s consent. 
 25.5. Parties Bound. Except as otherwise expressly provided for
in this Lease, this Lease shall be binding upon, and inure to the benefit of, the successors and assignees of the parties hereto. Tenant hereby releases Landlord named herein from any obligations of Landlord for any period subsequent to the
conveyance and transfer of Landlord’s ownership interest in the Premises. In the event of such conveyance and transfer, Landlord’s obligations shall thereafter be binding upon each transferee (whether Successor Landlord or otherwise). No
obligation of Landlord shall arise under this Lease until the instrument is signed by, and delivered to, both Landlord and Tenant. 
 25.6. Recordation of Lease. Tenant may record a memorandum of this Lease which may reference Tenant’s option to purchase. 
 25.7. Governing Law; Construction. This Lease shall be governed by and construed in accordance with the laws of the state in which the Premises is located. If any provision of this Lease shall be invalid
or unenforceable, the remainder of this Lease shall not be affected but shall be enforced to the extent permitted by law. The captions, headings and titles in this Lease are solely for convenience of reference and shall not affect its
interpretation. This Lease shall be construed without regard to any presumption or other rule requiring construction against the party causing this Lease to be drafted. Each covenant, agreement, obligation, or other provision of this Lease to be
performed by Tenant, shall be construed as a separate and independent covenant of Tenant, not dependent on any other provision of this Lease. All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be
deemed to include any other number and any other gender as the context may require. This Lease may be executed in counterpart and, when all counterpart documents are executed, the counterparts shall constitute a single binding instrument.

  

 16 

 25.8. Time. Time is of the essence for this Lease. If the time for performance hereunder
falls on a Saturday, Sunday or a day that is recognized as a holiday in the state in which the Premises is located, then such time shall be deemed extended to the next day that is not a Saturday, Sunday or holiday in said state. 
 25.9. Authority of Tenant. Landlord and Tenant hereby represent, warrant, and covenant with and to the other party as follows: the
individual(s) acting as signatory on behalf of such party is(are) duly authorized to execute this Lease; such party has procured (whether from its members, partners or board of directors, as the case may be), the requisite authority to enter into
this Lease; this Lease is and shall be fully and completely binding upon such party; and such party shall timely and completely perform all of its obligations hereunder. 
 25.10. WAIVER OF TRIAL BY JURY. THE LANDLORD AND THE TENANT, TO THE FULLEST EXTENT THAT THEY MAY LAWFULLY DO SO, HEREBY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY ANY PARTY TO THIS LEASE
WITH RESPECT TO THIS LEASE, THE PREMISES, OR ANY OTHER MATTER RELATED TO THIS LEASE OR THE PREMISES. 
 25.11. Financial
Information. If at any time Tenant is no longer publicly held, then (i) from time to time during the Term, Tenant shall deliver to Landlord information and documentation describing and concerning Tenant’s financial condition, and
in form and substance reasonably acceptable to Landlord, within ten (10) days following Landlord’s written request therefor, and (ii) upon Landlord’s request, Tenant shall provide to Landlord the most currently available audited
financial statement of Tenant and if no such audited financial statement is available, then Tenant shall instead deliver to Landlord its most currently available balance sheet and income statement. Furthermore, upon the delivery of any such
financial information from time to time during the Term, Tenant shall be deemed to automatically represent and warrant to Landlord that the financial information delivered to Landlord is true, accurate and complete, and that there has been no
adverse change in the financial condition of Tenant since the date of the then-applicable financial information. 
 25.12. Confidential
Information. Except as required with respect to Tenant’s securities filing requirements, Tenant agrees to maintain in strict confidence the economic terms of this Lease and any or all other materials, data and information delivered to
or received by any or all of Tenant and Tenants’ Parties either prior to or during the Term in connection with the negotiation and execution hereof. The provisions of this Section 25.12 shall survive the termination of this Lease.

 25.13. Submission of Lease. Submission of this Lease to Tenant for signature does not constitute a reservation of space or
an option to lease. This Lease is not effective until execution by and delivery to both Landlord and Tenant. 
 25.14. Lien
Prohibition. Tenant shall not permit any mechanics or materialmen’s liens to attach to the Premises. Tenant, at its expense, shall procure the satisfaction or discharge of record of all such liens and encumbrances within 30 days after
the filing thereof; or, within such thirty (30) day period, Tenant shall provide Landlord, at Tenant’s sole expense, with endorsements (satisfactory, both in form and substance, to Landlord and the holder of any mortgage or deed of trust)
to the existing title insurance policies of Landlord and the holder of any mortgage or deed of trust, insuring against the existence of, and any attempted enforcement of, such lien or encumbrance. In the event Tenant has not so performed, Landlord
may, at its option, pay and discharge such liens and Tenant shall be responsible to reimburse Landlord, on demand and as Additional Rent under this Lease, for all costs and expenses incurred in connection therewith, together with Default Interest
thereon, which expenses shall include reasonable fees of attorneys of Landlord’s choosing, and any costs in posting bond to effect discharge or release of the lien as an encumbrance against the Premises. 
 25.15. Counterparts. This Lease may be executed in multiple counterparts, but all such counterparts shall together constitute a single,
complete and fully-executed document. 
 25.16. Lease Contingency. The obligations of Landlord and Tenant under this Lease
(including, but not limited to, Landlord’s obligations under Exhibit B hereto) shall be and are expressly conditioned and contingent (the “Conditions Precedent”) upon (i) the closing under the City PSA having
occurred; (ii) Landlord, Tenant and the City having entered into the Tri-Party Agreement in form and substance acceptable to Landlord; and (iii) Landlord and the City having entered into the Development Agreement in form and substance
acceptable to Landlord, and the City and Tenant having entered into the Business Subsidy Agreement. In the event the foregoing conditions are not satisfied by September 30, 2006, either Landlord or Tenant shall have the right to terminate this
Lease by so advising the other in writing, within five (5) business days after the expiration of the date of such conditions, and in the event of such termination, neither party shall have any obligation to the other under this Lease.

 [Signature Page Follows] 
  

 17 

 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease as of the day and year first
above written. 
  

			
	LANDLORD:
	
	 FIRST INDUSTRIAL DEVELOPMENT SERVICES, INC., a Maryland
 corporation

		
	By:	 	 /s/ Bernard Bak

	Its:	 	VP Due Diligence and Investments
	
	TENANT:
	
	CYBEX INTERNATIONAL, INC., a New York Corporation
		
	By:	 	 /s/ Arthur W. Hicks, Jr.

	Its:	 	Executive Vice President

  

			
	 Landlord’s Addresses for Notices:
	  	Tenant’s Addresses for Notices:
		
	 First Industrial Development Services, Inc.
	  	 Cybex International, Inc.

	 311 South Wacker Drive, Suite 4000
	  	 10 Trotter Drive

	 Chicago, Illinois 60606
	  	 Medway, MA 02053

	 Attn: Executive Vice President-Operations
	  	 Attn: Chief Operating Officer

		  	 Facsimile: (508) 533-5799

		
	 With a copy to:
	  	 With a copy to:

		
	 First Industrial Realty Trust, Inc.
	  	 Archer & Greiner, P.C.

	 7625 Golden Triangle Drive
	  	 One Centennial Square

	 Suite T
	  	 Haddonfield, NJ 08033

	 Eden Prairie, MN 55344
	  	 Attn: James H. Carll, Esq.

	 Attn: Chris Willson
	  	 Facsimile: (856) 795-0574

		
	 With a copy to:
	  	
		
	 Barack Ferrazzano Kirschbaum Perlman & Nagelberg LLP
	  	
	 333 West Wacker Drive
	  	
	 Suite 2700
	  	
	 Chicago, Illinois 60606
	  	
	 Attn: Julie K. Rademaker, Esq.
	  	

  

 S-1 

 EXHIBIT A 
 Premises 
 Lot 1 and Outlot A of Block 1, Ebeling Farm Addition, City of Owatonna, Steele County, Minnesota.

  

 A-1 

 Addendum No. 1 
 Option to Renew 
 1. Tenant shall have the option (“Renewal Option”) to renew
this Lease for two additional periods of five (5) years (each, a “Renewal Term”), on all the same terms and conditions set forth in this Lease, except that Base Rent during the Renewal Term shall be equal as specified in
paragraph 2 below. Tenant shall deliver written notice to Landlord of Tenant’s election to exercise the Renewal Option (each, a “Renewal Notice”) not less than one hundred eighty (180) days prior to the expiry date of the
original Term or the first Renewal Term, as the case may be; and if Tenant fails to timely deliver a Renewal Notice to Landlord, then Tenant shall automatically be deemed to have irrevocably waived and relinquished a Renewal Option. 
 2. During the Renewal Term, the Base Rent payable shall be as follows: 
  

							
	 Lease Period
	  	Monthly
Base Rent	  	Annual Base
Rent
	 First Renewal Term
	  			  		
	 Renewal Option Lease Year 1
	  	$	1,745,326	  	$	145,444
	 Renewal Option Lease Year 2
	  	$	1,780,233	  	$	148,353
	 Renewal Option Lease Year 3
	  	$	1,815,837	  	$	151,320
	 Renewal Option Lease Year 4
	  	$	1,852,154	  	$	154,346
	 Renewal Option Lease Year 5
	  	$	1,889,197	  	$	157,433
			
	 Second Renewal Term
	  			  		
	 Renewal Option Lease Year 6
	  	$	1,926,981	  	$	160,582
	 Renewal Option Lease Year 7
	  	$	1,965,521	  	$	163,793
	 Renewal Option Lease Year 8
	  	$	2,004,831	  	$	167,069
	 Renewal Option Lease Year 9
	  	$	2,044,928	  	$	170,411
	 Renewal Option Lease Year 10
	  	$	2,085,826	  	$	173,819

 3. The Renewal Option is granted subject to all of the following conditions: 
  

	 	(a)	As of the date on which Tenant delivers its Renewal Notice and continuing through the commencement date of the Renewal Term, this Lease shall be in full force and effect and no act
or omission shall occur which, with the giving of notice or the passage of time, or both, shall constitute a breach or default by Tenant under this Lease. 

  

	 	(b)	There shall be no further right of renewal after the expiration of the Renewal Term. 

  

	 	(c)	The Renewal Option is personal to Tenant. In the event that Tenant assigns its interest under this Lease or subleases all or any portion of the Premises, whether or not in
accordance with the requirements of Section 8 of this Lease, and whether directly or indirectly, the provisions of this Addendum No. 1 shall not be available to, or run to the benefit of, and may not be exercised by, any
assignee or sublessee. 

  

 A-1 

 LEASE EXHIBIT B 
 CONSTRUCTION OF IMPROVEMENTS 
 The Lease Exhibit B sets forth the rights and
obligations of Landlord and Tenant with respect to the construction of the Improvements (as hereinafter defined). 
  

	1.	DEFINITIONS. For purposes of this Exhibit, the following terms shall have the following meanings, and terms which are not defined below, but which are defined in the
Lease, shall have such meanings herein as are ascribed to such terms by the Lease: 

  

	 	1.1.	Final Project Plans. The term “Final Project Plans” shall mean the Working Drawings (as hereinafter defined) as modified as of the Plans Approval
Date, by such changes, additional information and specifications as contemplated by Section 2 of this Exhibit B, and as further modified by any Change Orders, Required Change Orders or Tenant’s Extra Work (each as
hereafter defined), as applicable. 

  

	 	1.2.	Preliminary Plans. The term “Preliminary Plans” shall mean the outline specifications and preliminary drawings prepared on behalf of Landlord and
approved by Tenant for the Improvements to be constructed which are described in attached Exhibit B-1. 

  

	 	1.3.	Improvements. The term “Improvements” shall mean the building (the ”Building”) located on the Premises containing approximately
340,478 square feet of warehouse and distribution space and ancillary office space, the core mechanical, electrical and plumbing systems for the Building shell, surface parking, an access driveway and loading areas and other requirements, as set
forth in the Preliminary Plans and all to be as more particularly shown and described in the Final Project Plans. Unless specifically agreed to by Landlord, the Improvements shall not include any Tenant Improvements (as hereinafter defined), whether
or not such Tenant Improvements are described in the Final Project Plans. 

  

	 	1.4.	Project. The term “Project” shall mean the Premises and the Improvements. 

  

	 	1.5.	Substantial Completion and Substantially Complete. The terms “Substantial Completion” and “Substantially Complete” shall mean the
condition of the Improvements when the earlier of the following have occurred: (i) the date Tenant begins conducting business or commences operations within the Building, or the first date upon which both of the following have occurred:
(a) the date when the construction of the Improvements has been substantially completed in accordance with the requirements of the Final Project Plans excepting only “punch list items” and the architect for the Project executes a
certificate of substantial completion for the Improvements, and (b) the date on which a temporary certificate of occupancy, which may be in the form of a letter from such governmental authority (which allows the Improvements to be eligible for
a final certificate of occupancy upon completion of items required by the applicable governmental authority to be completed, which requirements may include completion of Tenant Improvements), is issued by the governmental authority having
jurisdiction to issue the same; provided, however, if such certificate of occupancy could not be obtained because of any Tenant Improvements or Tenant Delays (as hereinafter defined), then, for purposes hereof, Substantial Completion shall be deemed
to occur on the date on which such certificate of occupancy would otherwise have been issued but for such Tenant Delays or Tenant Improvements. 

  

	 	1.6.	Tenant Improvements. “Tenant Improvements” shall mean the alterations, additions or improvements to be made or constructed by Tenant to the interior
of the Premises to make the Premises ready for operation by Tenant therein, such as installation of racking and equipment. The scope and nature of the Tenant Improvements is described on Exhibit B-2 hereof. To the extent applicable,
Tenant shall submit to Landlord any plans, drawings or descriptions of the Tenant Improvements. Unless otherwise required by the Lease, the Tenant Improvements shall be and become Tenant’s personal property. 

  

	 	1.7.	Additional Project Costs. The term “Additional Project Costs” shall mean all hard and soft costs when and as first incurred or committed by Landlord
and/or the General Contractor (as hereinafter defined) 

  

 B-1 

 including, without limitation, all design fees and expenses, construction costs, general conditions,
insurance, financing costs (actual and imputed), inspection fees, commissions, consultants’ and attorneys’ fees, General Contractor’s fees, architect’s fees, due diligence costs, and other development costs in connection with the
Project that are the result of any of the following: (a) changes to the Preliminary Plans or Working Drawings (other than to correct errors); (b) changes in any Applicable Laws (as hereinafter defined); (c) any Change Order;
(d) Tenant’s Extra Work; (e) any Excused Delays (as hereinafter defined); (f) Allowance (as hereinafter defined) work that exceeds the applicable Allowance amount attributed to such work; or (g) changes required by
governmental authorities due to code interpretations unless Landlord’s code interpretation is not reasonable and consistent with interpretations generally made in the region of the Project. For purposes hereof, Change Orders shall be deemed to
include an overhead, profit and building supervision charge of ten percent (10%) of the total cost relating to the applicable Change Order. 
  

	2.	APPROVAL OF PLANS. Tenant hereby acknowledges that Tenant has approved the Preliminary Plans. Landlord and Tenant agree the Preliminary Plans do not constitute a set
of working drawings that are sufficient to perform the work necessary to complete the Improvements; however, the parties agree that the Preliminary Plans are sufficient to define, and shall constitute, the definition of the scope of the work for the
Improvements (the “Project Scope”). 

  

	 	2.1.	Preparation and Approval of Plans. Landlord shall cause to be prepared drawings and specifications at Landlord’s sole cost but as part of the project costs for
the Improvements (“Working Drawings”) that are consistent with the Project Scope and necessary for construction of the Improvements. Landlord shall deliver the Working Drawings to Tenant for Tenant’s review and approval (which
approval shall not be unreasonably withheld). For purposes of the Lease, in the event Tenant requests material modifications to the Project Scope, including material modifications to the Preliminary Plans or the Working Drawings, any such material
modifications or additional work beyond the Project Scope shall be governed by Section 4 of this Exhibit B. Tenant, acting reasonably and in good faith, shall have ten (10) days from Landlord’s delivery of the
Working Drawings to advise Landlord, in writing, as to whether or not Tenant desires any changes to the Working Drawings. If Tenant timely requests a change to the Working Drawings (“Tenant’s Objection”), Tenant shall also,
within such ten (10) day period, advise Landlord, with reasonable specificity and detail, of Tenant’s Objection, and provided Landlord determines and agrees that such requested change is necessary or appropriate, Landlord shall then use
its reasonable efforts to incorporate such change in the Working Drawings as soon as reasonably practicable after delivery of Tenant’s Objection. Notwithstanding the foregoing, if changes to the Working Drawings requested by Tenant are the
result of Landlord’s failure to implement the Project Scope, or Landlord’s failure to cause the Working Drawings to comply with Applicable Laws in effect as of the date of the Preliminary Plans, then such delay in changing the Working
Drawings shall not be considered an Excused Delay. After the Working Drawings have been revised by Landlord, they shall be re-submitted to the Tenant for Tenant’s review and approval in accordance with the process set forth immediately above,
except that the timeframes for Tenant’s review and approval shall be five (5) days. Upon approval or deemed approval of the Working Drawings, those Working Drawings shall replace, be utilized and relied upon in lieu of the Preliminary
Plans. The date on which Landlord and Tenant mutually agree upon the Working Drawings shall be referred to as the “Plans Approval Date”. After the Plans Approval Date, Landlord shall not be required to make any changes to the
Working Drawings, except to the extent expressly set forth in this Exhibit B. 

  

	 	2.2.	Changes to Work. After the Plans Approval Date, Tenant, after consultation with Landlord, shall have the right to order extra work or change orders (which may include
changes to the Working Drawings) with respect to the construction of the Improvements, at Tenant’s cost as herein provided. Extra work or change orders requested by either Landlord or Tenant after the Plans Approval Date (each a
“Proposed Change Order”) shall be made in writing, shall specify in detail any added or reduced cost and/or estimate of construction delay resulting therefrom, and shall become effective and a part of the Final Project Plans once
approved in writing by both Landlord and Tenant (a “Change Order”). Landlord and Tenant each agrees that it shall respond to a Proposed Change Order within five (5) business days after receipt of the Proposed Change Order. No
Proposed Change Order will be effective if the content of such Change Order is not permitted by applicable building and zoning regulations, as the same are then in effect, interpreted and 

  

 B-2 

 enforced by the applicable governmental authorities. Notwithstanding the foregoing, Landlord shall be
entitled to make changes to the Working Drawings without the approval of Tenant and after written notice to Tenant, to the extent such changes do not materially interfere with Tenant’s intended use (“Required Change Orders”)
and (i) are necessary to conform with changes after the date of the Preliminary Plans in requirements of any governmental or quasi-governmental or administrative code, rule, law, approval or other authority as the same are then in effect, or by
interpretations or enforcement by the applicable governmental authorities pursuant to a written directive or law from such governmental or quasi-governmental authority, or (ii) are due to any Off-Site Items (as defined in
Section 3.5 below), or (iii) are due to any Excused Delay. 
  

	 	2.3.	Construction Contract. The parties acknowledge that Landlord proposes to enter into a contract for construction (the “Construction Contract”) of the
Improvements with R.J. Ryan Construction, Inc. as general contractor or another general contractor selected by Landlord (the “General Contractor”). Landlord may elect to replace, with Tenant’s consent, not to be unreasonably
withheld, conditioned or delayed, the General Contractor at any time. 

  

	 	2.4	Allowances. Landlord and Tenant acknowledge and agree that certain allowances (such allowances, together with any allowances that may be included in the Final Project
Plans or that are agreed upon between Landlord and Tenant are collectively referred to herein as the “Allowances”) are included in the Landlord’s estimate of the costs for construction and reflected in the Base Rent amount.
Such Allowances existing as of the date of this Lease are set forth on Exhibit B-4 hereto. In the event that the total amount of all Project Costs incurred by Landlord with respect to work covered by any Allowances, after deducting any
savings due to the amount of any Allowances being less than the respective Allowance amounts, is more than the aggregate amount of the applicable Allowances, then Tenant shall be responsible for payment of such excess in accordance with
Section 5.2 of this Exhibit B. In the event that the amount of all Project Costs incurred by Landlord with respect to any work covered by any Allowances, after adding any Total Project Costs due to the amount of any
Allowances being more than the respective Allowance amounts, is less than the aggregate amount of the Allowances, then Tenant shall be entitled to receive the amount of such net savings from Landlord after such amount of savings becomes known upon
final completion of the Project. 

  

	3.	CONSTRUCTION OF IMPROVEMENTS. 

  

	 	3.1	Commencement and Completion of Construction of Improvements. Landlord shall, at Landlord’s sole cost and expense (except as otherwise provided herein), cause to
be provided all of the design, material, labor and equipment required to construct the Improvements on the Premises, pursuant to and as described by the Final Project Plans. The Improvements shall be constructed in a good and workmanlike manner,
substantially in accordance with the Final Project Plans completed substantially in accordance with all applicable statutes, ordinances and building codes, governmental rules, regulations and orders relating to construction of the Improvements (but
not relating to Tenant’s use or occupancy) (“Applicable Laws”). Landlord shall use commercially reasonable efforts to Substantially Complete the Improvements by June 1, 2007 (as such date may be extended, the
“Target Substantial Completion Date”); provided, however, if Landlord fails to so Substantially Complete the Improvements and deliver possession of the Premises to Tenant on or before the Target Substantial Completion Date, Landlord
shall not be liable to Tenant and the obligations of Tenant under the Lease shall not be affected thereby, except that Tenant shall not be responsible to pay Rent and other payments as set forth in the Lease. Notwithstanding the foregoing, if
Landlord fails to Substantially Complete the Improvements (i) within thirty (30) days following the Target Substantial Completion Date (the “Delayed Target Substantial Completion Date”) for any reason other than due to any
Excused Delays, then for each day after the Delayed Target Substantial Completion Date, up to the actual Substantial Completion Date, Tenant shall be entitled to $2,500 for each day after the Delayed Target Substantial Completion Date that Landlord
shall not have Substantially Completed the Improvements up to the date that is thirty (30) days after the Delayed Target Substantial Completion Date (the “Second Delayed Target Substantial Completion Date”), except to the
extent that such delay was caused by any Excused Delays (ii) by the Second Delayed Target Substantial Completion Date for any reason other than due to any Excused Delays, then for each day after the Second Delayed Target Substantial Completion
Date, Tenant shall be entitled to $5,000 for each day after the Second Delayed 

  

 B-3 

 Target Substantial Completion Date that Landlord shall not have Substantially Completed the Improvements
up to the date that is thirty (30) days after the Second Delayed Target Substantial Completion Date (the “Third Delayed Target Substantial Completion Date”), except to the extent that such delay was caused by any Excused
Delays, and (iii) by the Third Delayed Target Substantial Completion Date for any reason other than due to any Excused Delays, then for each day after the Third Delayed Target Substantial Completion Date, Tenant shall be entitled to $10,000 for
each day after the Third Delayed Target Substantial Completion Date that Landlord shall not have Substantially Completed the Improvements, except to the extent that such delay was caused by any Excused Delays. The remedy provided to Tenant in this
Section 3.1 for failure to achieve Substantial Completion of the Improvements by the Delayed Target Substantial Completion Date (as it may be extended) is and shall be the sole remedy of Tenant therefor and Landlord will not otherwise be
liable for any damages or other amount resulting from any delay in the Substantial Completion of the Improvements. 
  

	 	3.2	Force Majeure Delays. If Landlord, as the result of any (a) strikes, lockouts or labor disputes, (b) inability to obtain labor or materials or reasonable
substitutes therefor, (c) inclement weather which delays or precludes construction beyond the initial seven (7) days of delays due to inclement weather, acts of God or the public enemy, condemnation, civil commotion, fire or other
casualty, (d) shortage of fuel, (e) action or nonaction of public utilities or of local, state or federal governments, affecting the work, including, but not limited to, any delays in the permitting process as a result of the action or
inaction or such governmental authorities notwithstanding Landlord’s reasonable diligence and active pursuit thereof, or (f) other conditions similar to those enumerated above which are beyond the reasonable anticipation or control of
Landlord, cannot reasonably perform any obligation on Landlord’s part to be performed hereunder within the time periods herein specified (collectively, the “Force Majeure Delays”), then such failure shall be excused and shall
not be a breach of Landlord’s obligations under this Lease, and the deadline for performance shall be extended for a period equal to the period of delay, and Landlord will within ten (10) business days after Landlord has actual knowledge
of the delay notify Tenant in writing (which may be in the form of job meeting minutes or reports) of the nature and probable duration of such delay. Landlord shall make reasonable efforts to minimize the impact of such delay and use reasonable
efforts to avoid foreseeable delays. It is expressly understood that Force Majeure Delays shall not include any of the following events: (1) economic hardship; (2) changes in market conditions; (3) late delivery of machinery,
equipment, materials, or spare parts, except to the extent such late delivery is itself caused by an event of Force Majeure; or (4) breakdowns, except to the extent such breakdowns are themselves caused by an event of Force Majeure.

  

	 	3.3	Tenant Delays. If Landlord shall be delayed in Substantially Completing the Improvements as a result of any Tenant Delays, then the Commencement Date and the payment
of Rent under the Lease shall not be affected or deferred on account of any such Tenant Delays. “Tenant Delays” shall mean delays attributed to any or all of the following: 

  

	 	(a)	Tenant’s delay in responding to or approving Working Drawings, Final Project Plans or Change Orders on a timely basis and/or to pay for Additional Project Costs in accordance
herewith; or 

  

	 	(b)	The performance or completion by Tenant, or any person, firm or corporation employed by Tenant or its representatives or agents, of any work in or about the Premises, including, but
not limited to, the Tenant Improvements; or 

  

	 	(c)	The performance or completion of any Tenant Extra Work to the extent that such delay was set forth in an Estimate (hereinafter defined) and approved by Tenant; or

  

	 	(d)	The acts or omissions of Tenant or its agents, employees, representatives, invitees, contractors; or 

  

	 	(e)	Tenant’s failure to timely comply with its obligations under the Lease; or 

  

	 	(f)	A Change Order approved by Tenant, provided the approved Change Order provides for a change in the Target Substantial Completion Date. 

  

 B-4 

 Landlord shall, within ten (10) business days after Landlord has actual knowledge of the delay
caused by an Excused Delay, notify Tenant in writing (which may be in the form of job meeting minutes or reports), of any Force Majeure Delays and Tenant Delays (collectively, “Excused Delays”) and the nature thereof, which notice
shall further specify (i) the anticipated delay in the Target Substantial Completion Date resulting from such Excused Delays as of the date of such notice; (ii) the nature of such Excused Delays and whether any such Excused Delays
constitute Tenant Delays; and (iii) whether the conditions, events, acts, omissions or circumstances giving rise to such Excused Delays persist as of the date of such notice. 
  

	 	3.4	Additional Items Affecting Construction. Tenant shall consent (and subordinate its leasehold interest) to, for the benefit of the Premises, any easements which
Landlord reasonably deems necessary in order to complete construction of the Improvements in accordance with the Final Project Plans and any Laws, including matters pertaining to access, utility or other lines relating to the Improvements, provided
that such easements will not materially interfere with Tenant’s business operations at the Premises. 

  

	 	3.5	Off-Site Requirements. Notwithstanding anything to the contrary contained herein, except as is provided in this Section 3.5, to the extent that in
connection with obtaining permits and approvals, complying with Applicable Laws or the design and/or construction of the Improvements, any off-site improvements or other off-site items (collectively, the “Off-Site Items”) are
required to be addressed or implemented into the Improvements that are not included in the Final Project Plans, Tenant hereby agrees and acknowledges that such Off-Site Items shall be included in the Final Project Plans (through a Required Change
Order, if necessary). The cost of such Off-Site Items shall be included in Additional Project Costs and any delays on account of such Off-Site Items shall be included as Excused Delays. As of the date of this Lease, Landlord has no actual knowledge
of the necessity for Off-Site Items required for the Project other than the possibility of a turn lane along the access routes to the Premises, and potential road and related work that may be required by the County as may relate to a traffic study
that is being required by Steele County. Notwithstanding the foregoing, in the event that Steele County requires Off-Site Items that cost, in the determination of General Contractor more than $25,000 in the aggregate, then Tenant may terminate this
Lease by (i) providing written notice (an “Off-Site Termination Notice”) to Landlord of Tenant’s determination to terminate the Lease within five (5) business days after written notice from Landlord describing, in
reasonable detail, the nature and cost of Off-Site Items that cost more than $25,000 (“Off-Site Costs”) in the aggregate, and (ii) paying the Out-of-Pocket Expenses (defined below) of Landlord within twenty (20) days after
the delivery of an accounting of such Out-of-Pocket Expenses. From and after the delivery of an Off-Site Termination Notice, Landlord shall have no further obligation to construct the Improvements. The term “Out-of-Pocket Expenses”
shall mean the out-of-pocket costs and expenses of (i) Landlord incurred in the negotiation, performance and termination of this Lease and the Construction Contract, (ii) Landlord and General Contractor incurred in the design and
construction of and in performing the work for construction of the Improvement through the date an Off-Site Termination Notice is properly given pursuant to this Section 3.5, and (iii) Landlord and General Contractor incurred in the
demobilization of the construction of the Improvements and losses and restocking fees with respect to materials, equipment, tools, all construction equipment and machinery incurred because of a termination pursuant to this Section 3.5.
If Tenant fails to timely and properly terminate the Lease pursuant to this Section 3.5, then Tenant shall be deemed to have waived the right to terminate pursuant to this Section 3.5, and the Off-Site Costs described in
Landlord’s notice to Tenant shall be included as “Additional Project Costs.” The failure to timely pay for any Out-of-Pocket Expenses shall be deemed to be a “Tenant Delay” pursuant to this Agreement.

  

	4.	TENANT’S EXTRA WORK. If Tenant desires that any work be performed in connection with the construction of the Improvements other than, or in addition to, the work
described in the Working Drawings or the Final Project Plans, as approved by Landlord and Tenant (such other work is hereinafter called “Tenant’s Extra Work”), the following provisions shall be applicable:

  

	 	4.1	Tenant shall, at its sole cost and expense, furnish to Landlord, Landlord’s architect, the General Contractor, and any electrical and mechanical consultants engaged by Landlord
(collectively, “Landlord’s Consultants”), such information as may reasonably be necessary to cause Landlord’s Consultants to prepare and submit to Landlord all necessary drawings, plans and specifications covering the
Tenant’s Extra Work (such drawings, plans and specifications are hereinafter called “Tenant’s Extra Work 

  

 B-5 

 Plans”). Tenant shall pay the fees and expenses of Landlord’s Consultants to prepare
Tenant’s Extra Work Plans within 10 business days of Landlord’s delivery of the billing statement(s) therefor and provided these amounts do not exceed those set forth in the approved Estimate. 
  

	 	4.2	Landlord agrees to construct the Tenant’s Extra Work provided (i) the Tenant’s Extra Work Plans are acceptable to Landlord, in Landlord’s reasonable discretion,
and approved in writing by Landlord, and (ii) Tenant has not defaulted under, or otherwise breached, the terms and provisions of the Lease. 

  

	 	4.3	Prior to commencing any Tenant’s Extra Work, Landlord shall submit to Tenant for Tenant’s approval, a written estimate of the cost of Tenant’s Extra Work, including
an estimate of the Landlord’s Consultants’ fees and any projected delay in the Target Substantial Completion Date resulting from the proposed Tenant’s Extra Work (the “Estimate”). Landlord shall not be obligated to
proceed with Tenant’s Extra Work until the Estimate is approved in writing by Tenant. Tenant shall have five (5) business days from Landlord’s delivery of the Estimate to advise Landlord of Tenant’s approval or disapproval
thereof. If Tenant fails to timely approve the Estimate, then Tenant shall automatically be deemed to have disapproved the Estimate and therefore, Landlord shall have no obligation to perform Tenant’s Extra Work. The costs incurred in the
performance of Tenant’s Extra Work is due and payable as Additional Project Costs pursuant to Section 5.2 of this Exhibit B; provided, however, if Landlord has so indicated in the Estimate, Landlord may instead elect
to require that Tenant pay the costs of Tenant’s Extra Work to Landlord within a reasonable period of time prior to such time as Landlord is obligated to pay the General Contractor for such work pursuant to the Construction Contract (whether on
a percentage of completion basis or otherwise). If Landlord makes such election and Tenant fails timely to make any payments for Tenant’s Extra Work, Landlord may, within three (3) business days after written notice to Tenant, cease to
perform the Tenant’s Extra Work and any delays in the Target Substantial Completion Date set forth in the Estimate shall nonetheless remain effective for all relevant purposes. For purposes hereof, Tenant’s Extra Work shall be deemed to
also include the cost of an overhead, profit and building supervision charge of ten percent (10%) of the total cost of Tenant’s Extra Work. 

  

	5.	COMMENCEMENT DATE AND PAYMENT OF ADDITIONAL PROJECT COSTS. 

  

	 	5.1	Commencement Date. From and after the Commencement Date (except as set forth in this Exhibit B), Tenant shall be liable to Landlord for the payment of
Rent and any other payment as set forth in the Lease. The “Commencement Date” under the Lease shall be the date on which the Improvements (excluding completion of any Tenant Improvements or Tenant’s Extra Work) are
Substantially Completed; provided, however, in the event Substantial Completion of the Improvements (excluding completion of any Tenant Improvements or Tenant’s Extra Work) is delayed due to Tenant Delays, then for purposes of the payment Rent
and any other payment required to be made by Tenant pursuant to the Lease, the Commencement Date shall be that date on which the Improvements would have been Substantially Completed but for the occurrence of such Tenant Delays. If the Improvements
are not Substantially Completed but are partially ready for occupancy, Tenant may, but need not, occupy the portion of the Improvements that is ready for occupancy, provided such partial occupancy is permitted by applicable law, and in the event of
such partial occupancy, and if Tenant elects to partially occupy the Improvements, Tenant shall pay to Landlord pro rata Rent based upon the area of the Premises so occupied by Tenant. Such obligation to pay Rent on a proportionate basis shall
commence on the date on which Tenant first occupies and takes possession of any portion of the Premises, and shall continue through the Commencement Date. Tenant’s right to so occupy and utilize a portion of the Premises shall nevertheless be
subject to Landlord’s reasonable approval, and throughout such partial occupancy, Tenant shall fully cooperate with Landlord to facilitate Landlord’s Substantial Completion of any remaining or outstanding Improvements without any
interference. Except for Tenant’s entry into the Premises for purposes of inspections and performing and installing Tenant Improvements pursuant to Section 8 of this Exhibit B, Tenant shall not occupy any portion of
the Premises prior to Substantial Completion thereof. 

  

	 	5.2	No Adjustment to Base Rent. Landlord and Tenant acknowledge that the Base Rent described in Section 2.2 of the Lease is based upon an estimate of project
costs, which amount was determined to be the costs to be incurred by Landlord in completing the Improvements in accordance with the Preliminary Plans. Landlord and Tenant further acknowledge and agree that in no event shall the calculation for Base
Rent be adjusted, it being understood by the parties that Tenant shall be responsible for Additional Project Costs as 

  

 B-6 

 provided hereunder. Tenant shall pay such Additional Project Costs when incurred by Landlord pursuant to
the terms of this Section 5.2. At such time as Landlord may incur, be committed to, or be obligated to pay any Additional Project Costs, Landlord shall provided to Tenant documentation in reasonable specificity of the type and amount of
such Additional Project Costs (“Additional Cost Documentation”). Tenant shall pay Landlord the Additional Project Costs within twenty-one (21) days after receipt of Landlord’s notice of same. In no event shall Landlord be
required to execute any Change Order with Tenant or work order or change order with the General Contractor approving any work that is the subject of or relating to the applicable Additional Project Costs until Landlord receives payment of such
Additional Project Costs from Tenant. Tenant’s payment to Landlord of such Additional Project Costs shall be a condition precedent to Landlord’s obligation to cause to be performed any work in connection with or relating to the Additional
Project Costs. To the extent all of the Additional Project Costs are not known as of the Commencement Date, or there are Additional Project Costs that are to be determined or calculated by Landlord, Landlord shall notify Tenant of any such
Additional Project Costs within fifteen (15) days after final completion of the Improvements. All amounts for Additional Project Costs to be paid by Tenant shall be paid in cash or immediately available funds. 
  

	6.	DELIVERY OF POSSESSION; PUNCH LIST; ACCEPTANCE AGREEMENT. 

  

	 	6.1.	Acceptance Agreement. When Landlord notifies Tenant that the Improvements are Substantially Completed, Landlord and Tenant shall together walk through the Premises and
inspect all Improvements so completed, using reasonable efforts to discover all uncompleted or defective construction in the Improvements. After such inspection has been completed, each party shall sign an acceptance agreement in the form attached
hereto as Exhibit B-3 (the “Acceptance Agreement”), which shall include by attachment a list of all “punch list” items which the parties agree are to be corrected by Landlord. Landlord shall cause to be
completed and/or repair such “punch list” items within 30 days after executing the Acceptance Agreement, subject to any Excused Delays. Landlord shall have no obligation to deliver possession of the Premises to Tenant until such procedures
regarding the preparation of a punch list and the execution of the Acceptance Agreement have been completed. 

  

	 	6.2.	Deliveries. Within a commercially reasonable period of time after the Substantial Completion Date, Landlord shall submit the following to Tenant:

  

	 	(a)	as-built plans of the Improvements; 

  

	 	(b)	copies of all warranties for the Improvements; and 

  

	 	(c)	copies of the manuals of the Building’s systems (except any Tenant Improvements). 

  

	7.	WARRANTY. Landlord shall, subject to the criteria and conditions set forth herein, provide a warranty with respect to the Improvements against any defective
workmanship and materials discovered and brought to Landlord’s attention pursuant to a proper Tenant’s Defect Notice (as hereinafter defined) delivered during a period of one (1) year from the date the Improvements are Substantially
Completed (the “Warranty Period”). Nothing set forth herein shall limit any guaranties or warranties of the General Contractor, manufacturers, suppliers or contractors that by their terms extend beyond the Warranty Period. During
the Warranty Period, Landlord shall, at Landlord’s sole cost and expense, require General Contractor to repair or replace any defective item occasioned by defective workmanship or materials in and with respect to the construction and
installation of the Improvements (and specifically excluding any installations by Tenant or any deficiencies in the Improvements created by, through or under Tenant or otherwise through no fault of or defective performance on the part of Landlord or
General Contractor), provided that (a) Tenant notifies Landlord, in writing and with reasonable specificity and detail, of the nature and extent of any such alleged defects in the Improvements (“Tenant’s Defect Notice”)
and (b) Tenant delivers the Tenant’s Defect Notice to Landlord prior to the expiration of the Warranty Period. In no event shall Landlord or General Contractor be liable to Tenant for damages as a result of such defect, resulting from loss
of business by Tenant or other consequential or speculative damages. Notwithstanding anything to the contrary contained herein, in no event shall Landlord or General Contractor be liable for, and the warranty specified above shall not apply to,
defects or alleged deficiencies in any materials or workmanship in or concerning the Improvements if and to the extent the defect 

  

 B-7 

 or deficiency is due to or caused by any Alterations performed by Tenant, installation of Tenant
Improvements or the abuse, neglect, negligence or willful or intentional act or omission of Tenant or its agents, employees, representatives, contractors, subcontractors, invitees, successors or assigns, including, without limitation, Tenant’s
failure to maintain a HVAC Maintenance Contract. From and after the expiration of the Warranty Period, (x) neither Landlord nor General Contractor shall have any liability or obligation, of any nature whatsoever, to remedy, replace or correct
any alleged defects and deficiencies; and (y) Landlord shall reasonably cooperate with Tenant (but at no out-of-pocket expense to Landlord) in the enforcement by Tenant, at Tenant’s sole cost and expense, of any express warranties or
guarantees of workmanship or materials given by any subcontractors, architects, draftsmen, or materialmen engaged by Landlord to supply or complete any of the Improvements, if and to the extent that such guarantees or warranties remain in effect
after the expiration of the Warranty Period until expiration or termination of the Lease. In providing a Tenant Defect Notice, Tenant shall be obligated to set forth with reasonable specificity and detail the nature and extent of such defect. Except
as otherwise expressly set forth above in this Section, from and after the earlier of (1) the date Tenant takes partial occupancy and (2) the Commencement Date, Tenant shall have and hold the Premises in an “AS-IS,”
“WHERE-IS” condition, without any liability or obligation on the part of Landlord for making any alterations, improvements, repairs or replacements, of any kind, in or about the Premises at any time during the Term of the Lease or any
extension or renewal thereof, and Tenant shall maintain the Premises, and all parts thereof, in a good and sufficient state of repair as required under the Lease. Notwithstanding Tenant’s timely delivery of a Tenant’s Defect Notice, at no
time during the Term of the Lease, shall Tenant have any right, of any nature whatsoever, to withhold the timely payment of any Rent due under the Lease, from time to time, as a result of, or due to, or because of, any alleged breaches by Landlord
under the Lease or the alleged existence of any defects or deficiencies in the Improvements. Notwithstanding anything contained herein to the contrary, none of the following items that may occur in the Improvements shall be considered defective
items occasioned by defective workmanship or materials required to be repaired by Landlord or General Contractor pursuant to this Section 7: (i) any chips, scratches or marks on such items as tile, woodwork, mirrors, walls,
porcelain, glass (including breakage or cracks), plumbing fixtures, lighting fixtures, or doors not noted in the punch list set forth in the applicable Acceptance Agreement; (ii) defects resulting from ordinary wear and tear, misuse or neglect,
or failure to provide proper maintenance; (iii) cracking or scaling of the concrete flat work (which includes, but is not limited to, sidewalks and warehouse floors) and cracks in foundation walls, if any, not resulting from infiltration of
free water; (iv) cracks in walks, driveways, parking lots, floor or fountains due to expanding and contracting of concrete from change in temperature and compacting of the soil on which the concrete is placed; (v) the color of the
concrete; (vi) shrinkage in structural wood members; and (vii) drywall cracks, nail pops or seams due to drying out and normal expansion and contraction of the wood or masonry to which it has been secured. 
  

	8.	TENANT’S ACCESS. 

  

	 	8.1.	Entry onto Premises. Tenant and Tenant’s representatives shall have the right during normal working hours, subject to the requirements set forth below, to enter
the Premises prior to the Commencement Date, in order that Tenant may perform the Tenant Improvements which are specified in Exhibit B-2 hereto, and Tenant shall have the right to access the Premises, subject to the following, after
notice from Landlord or general contractor that the Premises are available for such purposes, provided, that Landlord shall cause the Premises to be available for purposes of Tenant performing the Tenant Improvements by April 1, 2007, subject
to extension for Excused Delays. In addition, Tenant shall have the right upon prior notice to Landlord during normal working hours and subject to General Contractor’s requirements, including requirements relating to supervision and OSHA
regulations to review and inspect the Premises. Tenant shall give to Landlord not less than five (5) days’ prior written notice requesting access to perform work at the Premises, which notice shall contain and/or shall be accompanied by:
(a) a description of the work to be performed by those persons and entities for whom and which such access is being required; (b) the names and addresses of all contractors for whom and which such early access is being requested and the
approximate number of individuals, itemized by trade, who will be present in the Premises; (c) copies of all licenses and permits required in connection with the performance of the work for which such access is being requested; and
(d) certificates of insurance naming Landlord as additional insured/loss payee as applicable in form acceptable to Landlord and instruments of indemnification against all claims, costs, expenses, damages and liabilities which may arise in
connection with such work. All of the foregoing 

  

 B-8 

 shall be subject to Landlord’s written approval, which approval may be withheld in Landlord’s
reasonable discretion but shall not be unreasonably delayed. Tenant and Tenant’s agents, employees, representatives, invitees, contractors, subcontractors, workmen, mechanics and suppliers shall work in harmony and not interfere with Landlord
and its agents and contractors in doing its work in, to, or on the Premises; and Tenant shall maintain, in full force and effect, the insurance policy or policies required under the Lease, and shall cause the General Contractor to be designated as
an Additional Insured with respect to the Improvements and Tenant shall, and shall cause its representatives, agents and contractors to, comply with all safety rules and regulations including OSHA regulations at any time such parties are on the
Project site. Tenant agrees that any such entry into and occupancy of the Premises shall be deemed to be under all of the terms, covenants, conditions and provisions of the Lease, except as to the covenant to pay Rent. Tenant further agrees that to
the extent permitted by law, Landlord and its principals shall not be liable in any way for any injury or death to any person or persons, loss or damage to any of Tenant’s work and installations made in the Premises (including, without
limitation, any Tenant Improvements) or loss or damage to property placed therein prior to the Commencement Date, the same being at Tenant’s sole risk, unless such occurrence is due to Landlord’s or Agent’s gross negligence or willful
misconduct. Tenant hereby indemnifies, defends and holds harmless Landlord from and against all Losses which may be brought or made against Landlord or a Landlord Indemnified Party, or which Landlord or a Landlord Indemnified Party may pay or incur,
by reason of the Tenant’s early access to the Premises pursuant to this Section 8 or due to Tenant Improvements. 
  

	 	8.2.	Meetings. Landlord shall inform Tenant of the usual location dates and time of any regularly scheduled design and construction meetings for the Project, and prompt
prior notice of any change in the date, time or location of any such construction meetings. Tenant and/or its representatives shall be permitted to attend all such design and construction meetings. In addition, Landlord shall deliver to
Tenant’s authorized representative set forth below final meeting minutes. 

  

	 	8.3.	No Deemed Approval, Acceptance or Waiver. Tenant’s exercise of any of the rights under this Section 8 shall not constitute approval, acceptance,
waiver or liability by Tenant or alter Landlord’s obligations. 

  

	9.	AUTHORIZED REPRESENTATIVES. Tenant hereby appoints Jeff Hollister as its duly authorized representative to review and approve the Working Drawings and the Final
Project Plans, so as not to unreasonably delay completion of the Improvements. Tenant hereby represents and warrants to Landlord that said authorized representative has authority to approve the Final Project Plans, as well as the authority to
approve modifications to the Working Drawings. When Landlord requests Tenant to specify details or layouts, Tenant shall promptly do so, subject to the provisions of the Final Project Plans, so as not to delay completion of the Improvements.

  

	10.	NOTICES DURING CONSTRUCTION. Notwithstanding any notice provision in the Lease, any notice required to be given by either party pursuant to this Exhibit B,
shall be in writing and, shall be deemed to have been properly given, rendered or made only if personally delivered, or if sent by Federal Express or other comparable commercial overnight delivery service, or sent by confirmed facsimile, addressed
to the other party at the addresses set forth below (or to such other addresses as Landlord or Tenant may designate to each other from time to time by written notice), and shall be deemed to have been given, rendered or made on the day so delivered
or on the first business day after having been deposited with the courier service: 

  

					
		 	If to Landlord:	  	First Industrial Development Services, Inc.
		 		  	311 South Wacker Drive, Suite 4000
		 		  	Chicago, IL 60606
		 		  	Attn.: Executive Vice President - Development
			
		 	At all times with a copy to:	  	Barack Ferrazzano Kirschbaum Perlman & Nagelberg LLP
		 		  	333 West Wacker Drive, Suite 2700
		 		  	Chicago, IL 60606
		 		  	Attn.: Julie K. Rademaker, Esq.

  

 B-9 

					
		 	If to Tenant:	 	Cybex International, Inc.
		 		 	151 24th Avenue SW
		 		 	Owatonna, MN 55060
		 		 	Attn: Arthur Hicks
			
		 	At all times with a copy to:	 	Archer & Greiner, A Professional Corporation
		 		 	One Centennial Square
		 		 	Haddonfield, NJ 08033
		 		 	Attn.: James H. Carll, Esq.

  

 B-10 

 LEASE EXHIBIT B-1 
 IMPROVEMENTS 
  

 B-1-1 

 LEASE EXHIBIT B-2 
 TENANT IMPROVEMENTS 
  

 B-2-1 

 LEASE EXHIBIT B-3 
 ACCEPTANCE AGREEMENT 
 THIS ACCEPTANCE AGREEMENT (this
“Agreement”) is made and entered into this      day of                     ,
        , by and between                     ,
a                                 (“Tenant”), and
                                        
        , a
                                        
    (“Landlord”). 
 RECITALS 
 A. Landlord and Tenant have entered into that certain Industrial Building Lease dated
                    ,          (as amended from time to time, the “Lease”).
Capitalized terms used herein and not otherwise defined shall have the meanings respectively ascribed to them in the Lease. 
 B. Landlord
and Tenant desire to enter into this Agreement to set forth their understanding with respect to the Premises and the Lease. 
 AGREEMENT

 NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties
hereto hereby agree as follows: 
 1. Tenant acknowledges and agrees that Tenant has completed its walk-through of the Premises. Attached
hereto as Schedule A is a punch list of items required to be completed by Landlord in or about the Premises (the “Punch List”), which punch list was prepared
by                                       
      Construction Company (the “Contractor”). Tenant hereby unconditionally accepts possession of the Premises for purposes of the Lease (subject, however, to the attached punch list containing only
items which do not interfere with the Tenant’s use and possession of the Premises). 
 2. Tenant hereby acknowledges that there are no
defaults under the Lease and that Landlord has completed all of the Improvements except for the Punch List, and that the Premises have been delivered to Tenant for its use and occupancy. 
 3. Landlord and Tenant hereby acknowledge the following facts: 
  

	 	a.	The Commencement Date of the Lease is
                                        
                                . 

  

	 	b.	The Expiration Date of the Lease is
                                        
                                        
                . 

  

	 	c.	The rentable square feet of the Premises is
                                        
                                . 

 4. As modified hereby, the terms of the Lease, including, without limitation, the Base Rent established pursuant to Section 1 of the Lease,
are hereby ratified and shall remain in full force and effect. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Agreement as of
the date first above written. 
  

					
	LANDLORD:	 	
	  
	 	,
	a	 	  
	 	
			
	By:	 	  
	 	
			
	Its:	 	  
	 	

  

 B-3-1 

			
	TENANT:
	                                       
  ,a                                     
       

		
	By:	 	  

	Its:	 	  

  

 B-3-2 

 SCHEDULE A 
 PUNCH LIST 
  

 B-3-3 

 LEASE EXHIBIT B-4 
 ALLOWANCES 
  

 B-4-1 

 LEASE EXHIBIT C 
 TENANT OPERATIONS INQUIRY FORM 
  

	1.	Name of
Company/Contact                                     
                                        
                                        
                                       

  

	2.	Address/Phone                                    
                                        
                                        
                                        
                             

 ______________________________________________________________________________________________________________________________ 
  

	3.	Provide a brief description of your business and operations:
                                        
                                        
                         

 ______________________________________________________________________________________________________________________________ 
 ____________________________________________________________________________________ 
 ______________________________________________________________________________________________________________________________ 
 ______________________________________________________________________________________________________________________________ 
 ____________________________________________________________________________________ 
  

	4.	Will you be required to make filings and notices or obtain permits as required by Federal and/or State regulations for the operations at the proposed facility? Specifically:

  

					
	 a. SARA Title III Section 312 (Tier II) reports
  
 (> 10,000lbs. of hazardous materials STORED at any one time)
	  	YES	  	NO
			
	 b. SARA Title III Section 313 (Tier III) Form R reports
  
 (> 10,000lbs. of hazardous materials USED per year)
	  	YES	  	NO
			
	 c. NPDES or SPDES Stormwater Discharge permit
  
 (answer “No” if “No-Exposure Certification”
filed)
	  	YES	  	NO
			
	 d. EPA Hazardous Waste Generator ID Number
	  	YES	  	NO

  

	5.	Provide a list of chemicals and wastes that will be used and/or generated at the proposed location. Routine office and cleaning supplies are not included. Make additional copies if
required. 

  

					
	 Chemical/Waste
	  	 Approximate Annual
 Quantity Used or
 Generated
	  	 Storage Container(s)
 (i.e. Drums, Cartons, Totes,
 Bags,
ASTs, USTs, etc)

  

 C-1 

 LEASE EXHIBIT D 
 Broom Clean Condition and Repair Requirements 
  

	•	 	All lighting is to be placed into good working order. This includes replacement of bulbs, ballasts, and lenses as needed. 

  

	•	 	All truck doors and dock levelers should be serviced and placed in good operating order (including, but not limited to, overhead door springs, rollers, tracks and motorized door
operator). This would include the necessary (a) replacement of any dented truck door panels, broken panels and cracked lumber, and (b) adjustment of door tension to insure proper operation. All door panels that are replaced shall be
painted to match the building standard. 

  

	•	 	All structural steel columns in the warehouse and office should be inspected for damage, and must be repaired. Repairs of this nature shall be pre-approved by the Landlord prior to
implementation. 

  

	•	 	HVAC system shall be in good working order, including the necessary replacement of any parts to return the unit to a well-maintained condition. This includes, but is not limited to,
filters, thermostats, warehouse heaters and exhaust fans. Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor to determine the condition of the HVAC system. 

  

	•	 	All holes in the sheet rock walls shall be repaired prior to move-out. All walls shall be clean. 

  

	•	 	The carpets and vinyl tiles shall be in a clean condition and shall not have any holes or chips in them. Flooring shall be free of excessive dust, dirt, grease, oil and stains.
Cracks in concrete and asphalt shall be acceptable as long as they are ordinary wear and tear, and are not the result of misuse. 

  

	•	 	Facilities shall be returned in a clean condition, including, but not limited to, the cleaning of the coffee bar, restroom areas, windows, and other portions of the Premises.

  

	•	 	There shall be no protrusion of anchors from the warehouse floor and all holes shall be appropriately patched. If machinery/equipment is removed, the electrical lines shall be
properly terminated at the nearest junction box. 

  

	•	 	All exterior windows with cracks or breakage shall be replaced. All windows shall be clean. 

  

	•	 	Tenant shall provide keys for all locks on the Premises, including front doors, rear doors, and interior doors. 

  

	•	 	All mechanical and electrical systems shall be left in a safe condition that confirms to code. Bare wires and dangerous installations shall be corrected to Landlord’s
reasonable satisfaction. 

  

	•	 	All plumbing fixtures shall be in good working order, including, but not limited to, the water heater. Faucets and toilets shall not leak. 

  

	•	 	All dock bumpers shall be left in place and well-secured. 

  

	•	 	Drop grid ceiling shall be free of excessive dust from lack of changing filters. No ceiling tiles may be missing or damaged. 

  

	•	 	All trash shall be removed from both inside and outside of the Building. 

  

	•	 	All signs in front of Building and on glass entry door and rear door shall be removed. 

  

 D-1

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