Document:

Exhibit

PROJECT MANAGEMENT AGREEMENT
between
CHALMETTE REFINING, L.L.C.,
a Delaware limited liability company
and
PBFX OPERATING COMPANY LLC,
a Delaware limited liability company

Dated as of February 15, 2017

TABLE OF CONTENTS
	
				
	Article 1. Definitions and Construction
	 
	1
	

	  1.1    Definitions
	 
	1
	

	  1.2    Construction
	 
	5
	

	 
	 
	 

	Article 2. Engagement of Manager
	 
	6
	

	  2.1    Engagement
	 
	6
	

	  2.2    Manager Personnel and Duties
	 
	6
	

	  2.3    Compliance with Applicable Laws
	 
	6
	

	  2.4    Independent Contractor
	 
	6
	

	 
	 
	 

	Article 3. Description of Services
	 
	6
	

	  3.1    Description of Services
	 
	6
	

	  3.2    Disclaimers by Manager
	 
	8
	

	 
	 
	 

	Article 4. Payments to Manager
	 
	9
	

	  4.1    Reimbursement
	 
	9
	

	  4.2    Invoices
	 
	9
	

	  4.3    Timing of Payments; Late Charges
	 
	9
	

	  4.4    Invoice Disputes
	 
	9
	

	  4.5    Examination of Books and Records
	 
	9
	

	  4.6    Payment of Other Amounts
	 
	10
	

	  4.7    Budget Damage Payment
	 
	10
	

	 
	 
	 

	Article 5. Insurance
	 
	10
	

	  5.1    Manager’s Required Insurance
	 
	10
	

	  5.2    Owner’s Required Insurance
	 
	11
	

	  5.3    No Subrogation
	 
	11
	

	  5.4    Certificates
	 
	12
	

	  5.5    Primary Insurance
	 
	12
	

	 
	 
	 

	Article 6. Sharing of Risks
	 
	12
	

	  6.1    Manager’s Indemnity
	 
	12
	

	  6.2    Owner’s Indemnity
	 
	12
	

	  6.3    Owner’s Risk of Loss
	 
	12
	

	  6.4    WAIVER OF CONSEQUENTIAL DAMAGES
	 
	12
	

	  6.5    AGGREGATE LIMIT
	 
	13
	

	  6.6    Survival
	 
	13
	

	 
	 
	 

	Article 7. Force Majeure
	 
	13
	

	  7.1    Force Majeure
	 
	13
	

	 
	 
	 

	Article 8. Assignments
	 
	13
	

	  8.1    Assignment by Manager
	 
	14
	

	  8.2    Assignment by Owner
	 
	14
	

	  8.3    Terms of Assignment
	 
	14
	

i

	
				
	Article 9. Term and Termination
	 
	14
	

	  9.1    Term
	 
	14
	

	  9.2    Termination by Owner
	 
	14
	

	  9.3    Termination by Manager
	 
	14
	

	  9.4    Amounts Payable
	 
	14
	

	 
	 
	 

	Article 10. Notices
	 
	15
	

	  10.1    Addresses for Notice
	 
	15
	

	  10.2    Effectiveness
	 
	16
	

	  10.3    Changes
	 
	16
	

	 
	 
	 

	Article 11. Other Provisions
	 
	16
	

	  11.1    Governing Law
	 
	16
	

	  11.2    EXCLUSIVENESS OF REMEDIES
	 
	16
	

	  11.3    Arbitration
	 
	16
	

	  11.4    Counterparts
	 
	17
	

	  11.5    Binding on Successors
	 
	17
	

	  11.7    Modification; Waiver
	 
	17
	

	  11.8    No Partnership
	 
	17
	

	  11.9    Severability
	 
	18
	

	  11.10    No Third Party Beneficiaries
	 
	18
	

	  11.11    Time is of the Essence
	 
	18
	

	  11.12    Further Assurances
	 
	18
	

	  11.13    Survival
	 
	18
	

	  11.14    WAIVER OF JURY TRIAL
	 
	18
	

LIST OF EXHIBITS
EXHIBIT A - BASIC DESIGN PACKAGE
EXHIBIT B - PROJECT SCHEDULE
EXHIBIT C - TANK

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PROJECT MANAGEMENT AGREEMENT
THIS PROJECT MANAGEMENT AGREEMENT (this “Agreement”), dated as of February 15, 2017, is between CHALMETTE REFINING, L.L.C., a Delaware limited liability company (“Manager”), and PBFX OPERATING COMPANY LLC, a Delaware limited liability company (“Owner”).  Manager and Owner are sometimes referred to herein individually as a “Party” and collectively as the “Parties.”
Recitals:
A.    Owner desires to engage Manager to provide construction management services related to the design and engineering of, procurement for, and construction and/or modification of a crude oil storage tank, related pipelines, and other related construction (the “Project”) on a site leased by Owner from Manager at Manager’s refinery near Chalmette, Louisiana under the provisions of this Agreement.
B.    Manager desires to undertake and perform such services under the terms and conditions set forth herein.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained herein, the Parties agree as follows:
Article 1.
Definitions and Construction
1.1    Definitions.  The following terms when used in this Agreement have the meanings given to them below:
“Affiliate” means, with respect to a specified Person, any other Person controlling, controlled by or under common control with that first Person.  As used in this definition, the term “control” includes (a) with respect to any Person having voting securities or the equivalent and elected directors, managers or Persons performing similar functions, the ownership of or power to vote, directly or indirectly, voting securities or the equivalent representing 50% or more of the power to vote in the election of directors, managers or Persons performing similar functions, (b) ownership of 50% or more of the equity or equivalent interest in any Person, and (c) the ability to direct the business and affairs of any Person by acting as a general partner, manager or otherwise.  Notwithstanding the foregoing, for purposes of this Agreement, PBF Logistics LP and its subsidiaries (including Owner), on the one hand, and PBF Energy Inc. and its subsidiaries (including Manager, but excluding PBF Logistics LP and its subsidiaries), on the other hand, will not be considered Affiliates of each other.
“Agreement” is defined in the Preamble.
“Applicable Law” means any applicable statute, law, regulation, ordinance, rule, determination, judgment, rule of law, order, decree, permit, approval, concession, grant, franchise, license, requirement, or any similar form of decision of, or any provision or condition of any permit, license or other operating authorization issued by any Governmental Authority having or asserting jurisdiction over the matter or matters in question, whether now or hereafter in effect.

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“Arbitrable Dispute” means any and all disputes, controversies and other matters in question between Owner, on the one hand, and Manager, on the other hand, arising under or in connection with this Agreement.
“Barrel” means a volume equal to 42 U.S. gallons of 231 cubic inches each, at 60 degrees Fahrenheit under one atmosphere of pressure.
“Basic Design Package” means the diagrams, drawings, design data, equipment lists, major equipment specifications, engineering standards, and other documents, information, and materials prepared by Wink Engineering, LLC for Manager as part of the preparation of the Engineering Work, as more fully identified in Exhibit A.
“Business Day” means a day, other than a Saturday or Sunday, on which banks in New York City, New Jersey, and Louisiana are open for the general transaction of business.
“Change Order” means a change to the scope of the Work that occurs after the date hereof under the Construction Contract or under an agreement with a Vendor.
“Commercial Operation Date” means the first date on which the Tank (i) has been commissioned, (ii) meets all applicable construction tests, (iii) has received all permits required by Applicable Law, and (iv) is capable of receiving and redelivering Product in quantities specified in Exhibit A.
“Confidential Information” means all confidential, proprietary or non-public information of a Party, whether set forth in writing, orally or in any other manner, including all non-public information and material of such Party (and of companies with which such Party has entered into confidentiality agreements) that another Party obtains knowledge of or access to, including non-public information regarding products, processes, business strategies and plans, customer lists, research and development programs, computer programs, hardware configuration information, technical drawings, algorithms, know-how, formulas, processes, ideas, inventions (whether patentable or not), trade secrets, schematics and other technical, business, marketing and product development plans, revenues, expenses, earnings projections, forecasts, strategies, and other non-public business, technological, and financial information.
“Construction Contract” means the EPC contract entered into by the Manager and the General Contractor, as amended from time to time, for the final design and engineering of, procurement for, and construction of the Project by the General Contractor.
“EPC” means engineering, procurement, and construction.
“Facilities” means the Tank, the Pipelines and any other facilities included in the Project.
“Final Completion” means the final completion of the Work by the General Contractor and all Vendors for the Project, including the initial start-up of the Project and completion of any required performance tests.  

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“Force Majeure” means acts of God, strikes, lockouts or other industrial disturbances, acts of a public enemy, wars, terrorism, blockades, insurrections, riots, storms, floods, interruptions in the ability to have safe passage in navigable waterways or rail lines, washouts, other interruptions caused by acts of nature or the environment, arrests, the order of any court or Governmental Authority claiming or having jurisdiction while the same is in force and effect, civil disturbances, explosions, fires, leaks, releases, breakage, accident to machinery, vessels, storage tanks or lines of pipe or rail lines, inability to obtain or unavoidable delay in obtaining material or equipment, inability to obtain supplies or materials necessary for construction or testing of the Facilities because of a failure of third-party suppliers, or any other causes whether of the kind herein enumerated or otherwise not reasonably within the control of the Party claiming suspension and which by the exercise of commercially reasonable efforts such Party is unable to prevent or overcome; provided, however, a Party’s inability to perform its economic obligations hereunder will not constitute an event of Force Majeure.
“General Contractor” means the general contractor selected by the Manager, with the assistance of Manager, as provided herein, to perform the final design and engineering of, procurement for, and construction of the Project.
“Governmental Approval” means any authorization, consent, approval, license, ruling, permit, tariff, rate, certificate, exemption, filing or registration by or with any Governmental Authority, relating to the development, construction, operation or maintenance of the Facilities. 
“Governmental Authority” means any federal, state, local or foreign government or any provincial, departmental or other political subdivision thereof, or any entity, body or authority exercising executive, legislative, judicial, regulatory, administrative or other governmental functions or any court, department, commission, board, bureau, agency, instrumentality or administrative body of any of the foregoing.
“Lease” means the Ground Lease dated as of February 15, 2017, between Manager and Owner, as amended, modified or supplemented from time to time. 
“Manager Parties” means Manager, its Affiliates, and its and their members, managers, officers, directors, employees, agents, and representatives.
“Manager Party” means any of the Manager Parties.
“Omnibus Agreement” means that Fourth Amended and Restated Omnibus Agreement, dated as of August 31, 2016, by and among PBF Holding Company LLC, PBF Energy Company LLC, PBF Logistics GP LLC, and PBF Logistics LP, as amended and restated as of the date thereof and as further amended or amended and restated from time to time.
“Owner Parties” means Owner, and its and their Affiliates, members, shareholders, managers, officers, directors, employees, agents, representatives, contractors, and subcontractors.
“Owner Party” means any of the Owner Parties.
“Party” and “Parties” are defined in the Preamble.

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“Person” means any individual, partnership, limited partnership, joint venture, corporation, limited liability company, limited liability partnership, trust, unincorporated organization or Governmental Authority or any department or agency thereof.
“Pipeline” or “Pipelines” means those pipelines that connect the receiving and delivery flanges of the Tank with the Refinery’s dock or the Refinery.
“Prime Rate” means the prime rate as published in The Wall Street Journal on the original due date for any outstanding amount hereunder.  If the due date should fall on a date on which the prime rate is not published in The Wall Street Journal, then the prime rate will be determined as of the next day on which such prime rate is published therein.
“Product” means crude oil and feedstocks.
“Project” is defined in the Recitals.
“Project Budget” means the budget approved by Owner setting out the estimated costs and expenses of performing the Work and completing the Project, as such budget may be revised from time to time for Change Orders or under other terms of the Construction Contract.
“Project Costs” means all of the actual costs and expenses paid to third parties to perform the Work and complete the design, construction, procurement, and construction of the Project prior to the Commercial Operation Date but excluding any amounts paid by Owner (i) as bonus payments to such third parties, (ii) as damages for Owner’s failure to perform under agreements with such third parties, or (iii) in respect of damages for personal injury or property damage, whether or not insured.
“Project Schedule” means the schedule approved by Owner for the timing of the performance of the various phases of the Work providing for mechanical completion of the Project by the Target Date, an initial copy of which is attached Exhibit B, and as such schedule may be revised from time to time by Owner.
“Refinery” means the refining facility located in and near Chalmette, Louisiana, owned and operated by Manager.
“Services” has the meaning assigned to such term in Section 3.1. 
“Subcontractor” means any third party supplying services for any part of the Work pursuant to a contract with the General Contractor.
“Tank” means the tank to be constructed and owned by Owner for the storage of Product and more particularly described on Exhibit C.
“Target Date” means November 1, 2017, as such date may be adjusted from time to time pursuant to Change Orders and the other provisions of the Construction Contract or by mutual agreement of the Parties.
“Target Project Cost” means $29,100,000.  

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“Total Project Costs” means the sum, without duplication, of (i) the Engineering Cost and (ii) all Project Costs.  For the avoidance of doubt, Total Project Costs will include the costs incurred by Manager prior to the date hereof, as set forthin Section 4.6.
“Vendor” means any third party supplying any equipment or materials to Owner with or without the services of supervision of installation at the Site, but without installation labor at the Site.
“Work” means all of the activities and services required to be performed by the General Contractor and Vendors to complete the final design and engineering of, procurement for, and construction and installation of the Project, as generally defined in Exhibit A and as more specifically defined in the Basic Design Package.
“Working Day” means any day other than a Saturday, Sunday, or day when federally chartered banks are closed in New Orleans, Louisiana.  
1.2    Construction.  
(a)Unless otherwise specified, all references herein are to the Sections and Exhibits of this Agreement.
(b)All headings herein are intended solely for convenience of reference and will not affect the meaning or interpretation of the provisions of this Agreement.
(c)Unless expressly provided otherwise, the word “including” as used herein does not limit the preceding words or terms and will be read to be followed by the words “without limitation” or words having similar meaning.
(d)Unless expressly provided otherwise, all references to days, weeks, months and quarters mean calendar days, weeks, months and quarters, respectively.
(e)Unless expressly provided otherwise, references herein to “consent” mean the prior written consent of the Party at issue.
(f)A reference to any Party to this Agreement or another agreement or document includes the Party’s permitted successors and assigns.
(g)Unless the contrary clearly appears from the context, for purposes of this Agreement, the singular number includes the plural number and vice versa; and each gender includes the other gender.
(h)Except where specifically stated otherwise, any reference to any Applicable Law or agreement refers to the same as amended, supplemented or reenacted from time to time.
(i)The words “hereof,” “herein” and “hereunder” and words of similar import when used in this Agreement refer to this Agreement as a whole and not to any particular provision of this Agreement.

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Article 2.
Engagement of Manager
2.1    Engagement.  Subject to the terms of this Agreement, Owner hereby engages Manager as an independent contractor for the performance of the Services as provided herein.  Manager hereby accepts such engagement on the terms of this Agreement.
2.2    Manager Personnel and Duties.  Manager shall provide sufficient administrative and technical personnel to perform the Services in a timely and good and workmanlike manner.  In making decisions and giving advice in connection with the performance of the Services, Manager shall act in a commercially reasonable manner, consistent with the best interests of Owner.
2.3    Compliance with Applicable Laws.  Manager shall comply in all material respects with all rules and regulations and with all Applicable Laws in the performance of the Services.  
2.4    Independent Contractor.  Manager will be an independent contractor with respect to the performance of the Services.  Manager and its employees will not be deemed to be agents, representatives, employees, or servants of Owner in the performance of the Services hereunder, or any part thereof.
Article 3.
Description of Services
3.1    Description of Services.  Subject to Section 3.2 and the other terms of this Agreement, Manager shall perform the Services described in this Section 3.1 in connection with the performance of the Work and completion of the Project (collectively, the “Services”). 
(a)Project Administrative Services.  Manager shall perform the following administrative service in connection with the Project:
(i)consulting services, including collaborating with Owner to establish objectives, requirements, priorities, and constraints of the Project, conferring with Owner on the definition of the scope of the Project, and consulting with Owner on developing Project technical and business strategies; 
(ii)general administrative services, including attending and scheduling applicable meetings, participating in teleconferences, preparing memoranda and correspondence, and traveling to and from the Site and Vendor facilities; and 
(iii)payment of Project Costs on behalf of Owner.
(b)Project Development Services.  Manager shall perform the following development services in connection with the Project:
(i)participating in the evaluation of prospective Vendors and the General Contractor for the Project;

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(iv)participating in the evaluation of proprietary Vendor technology to maximize effectiveness of Vendors’ input into the design process;
(v)participating in reviewing resource plans and Project pro forma financial models;
(vi)providing recommendations to Owner regarding selection of the General Contractor, Vendors, and any Subcontractors;
(vii)coordinating interdisciplinary technical reviews to ensure alignment of technical team efforts; and
(viii)facilitating communication among Owner and third party participants involved in Project development activities to ensure issues are identified, communicated, and addressed in a timely manner. 
(c)Project Design Services.  Manager shall perform the following design services in connection with the Project:
(i)developing and communicating specification requirements to technical specialists;
(ii)reviewing drawings and specifications for the purpose of obtaining bids or prices for portions of the Work and evaluating conformity of the drawings and specifications to Project requirements for mechanical, electrical, civil, and instrument systems;
(iii)conducting construction feasibility reviews of designs for the purposes of reducing costs; 
(iv)evaluating design impact on life cycle costs, efficiency, quality, and safety of the Project, including assisting in evaluating design impacts on costs related to field construction costs, assisting in evaluating design impacts on costs related to customization in manufacturing and delivery requirements, assisting in evaluating design impacts on capacity projections, and assisting in evaluating design impacts on predictive maintenance costs; and
(v)evaluating value engineering opportunities aimed at eliminating or modifying items that do not contribute to meeting business needs.
(d)Construction Management Services.  Manager shall perform the following construction management services in connection with the Project:
(vi)project controls, including providing periodic review of the General Contractor and any Subcontractor’s or Vendor’s progress against the Project Schedule, evaluating the General Contractor’s and any Subcontractor’s or Vendor’s cost reporting, analysis, and forecasting of performance, providing periodic reports to Owner of Project cost/progress trends, issues and recommendations to correct deviations from the Project 

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Schedule or Project Budget, providing diligence on the General Contractor’s and the Vendors’ actual progress to reported progress to provide early warning of any potential delays that could impact the Project, providing recommendations to Owner regarding remedial action necessary to resolve schedule and/or cost issues, and provide assistance to Owner in expediting the ordering and delivery of critical materials procured through the General Contractor;
(vii)Change Order management services, including providing assistance to Owner in evaluating proposed Change Orders to ascertain whether the proposed changes in cost and schedule justify making the Change Order, reviewing Change Order requests from the General Contractor, evaluating requested Change Orders against the scope of services, Project Schedule, and cost impacts, and providing Owner recommendations to approve or disapprove the requested Change Order in accordance with the Construction Contract procedure; and
(viii)contract administration services, including providing assistance in review of applications for payment by the General Contractor and any Vendors, providing assistance to Owner in reviewing requests for interpretations of the meaning and intent of drawings and specifications, providing assistance to Owner in the review of claims submitted by the General Contractor and any Vendors.
(e)Field Construction Services.  Manager shall conduct periodic observations at the Site to review performance for conformance with specifications and contract terms and submit periodic progress reports to Owner, which shall include a reconciliation of observed progress and conditions to the General Contractor and any Vendor’s progress reports.
(f)Commissioning Services.  Manager shall observe factory testing of key components, as applicable, and provide recommendations to Owner, observe field installation inspections at mechanical completion of the Project and provide recommendations to Owner, observe field start-up procedures and testing and provide recommendations to Owner, and participate in final commissioning and performance review to ensure the Project is operating as intended. 
3.2    Disclaimers by Manager.  
(a)General Contractor Performance.  Manager shall not be responsible for (i) the quality, completeness, accuracy, or utility of the schedules, plans, drawings, designs, specifications, samples, or data of the General Contractor, any Subcontractor, any Vendor, or any other party providing material or services to the Project, or the failure of any of such parties to carry out their work in accordance with the contract documents relating thereto, or (ii) the construction means, methods, techniques, sequences, or procedures employed by the General Contractor, any Subcontractor, any Vendor, or any other party for the Project, the failure of any such Person to carry out its work in accordance with the contract documents relating thereto, or any variance between proposed construction schedules prepared or reviewed by Manager and the actual time for completion of the Project by such parties.

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(b)EXERCISE OF JUDGMENT.  NOTWITHSTANDING ANY OTHER PROVISIONS OF THIS AGREEMENT, SO LONG AS THE JUDGMENTS MADE BY MANAGER IN CONNECTION WITH THE PERFORMANCE OF THE SERVICES PROVIDED BY MANAGER UNDER THIS AGREEMENT ARE MADE IN GOOD FAITH AND MANAGER HAS NOT COMMITTED ACTS OF FRAUD, WILLFUL MISCONDUCT, OR A BREACH OF ANY MATERIAL PROVISION OF THIS AGREEMENT, IN NO EVENT WILL MANAGER BE RESPONSIBLE FOR ANY ERRORS IN JUDGMENT BY MANAGER IN CONNECTION WITH THE PERFORMANCE OF THE SERVICES PROVIDED BY MANAGER UNDER THIS AGREEMENT.
(c)NO WARRANTIES.  EXCEPT AS PROVIDED HEREIN, MANAGER DOES NOT MAKE, AND HEREBY DISCLAIMS, ANY WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE SERVICES, INCLUDING NO WARRANTIES AS TO MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE.
Article 4.
Payments to Manager
4.1    Reimbursement.  Subject to Section 4.7, Owner shall reimburse Manager for all Project Costs paid by Manager on Owner’s behalf pursuant to Section 3.1(a)(iii).  
4.2    Invoices.  On or before the 10th Business Day of each Month, Manager shall prepare an invoice setting forth the Project Costs paid by Manager during the prior Month in performing the Services (but excluding any such costs set forth Section 4.6), together with information reasonably sufficient for Owner to determine the accuracy of the invoice.  
4.3    Timing of Payments; Late Charges.  Owner shall make all payments due pursuant to this Agreement within 20 Days after its receipt of the applicable invoice.  If the amount invoiced is not paid when due, except for any amount that is subject to a good faith dispute pursuant to Section 4.4, interest on any unpaid amount shall accrue at and be paid by the Company on the unpaid balance from the due date to the date of payment at the Prime Rate plus 4%.  
4.4    Invoice Disputes.  If Owner does not agree with any invoice submitted by Manager pursuant to this Agreement, Owner (i) shall promptly advise Manager of such disagreement and (ii) shall pay to Manager when due all amounts reflected on such invoice that are not in dispute.  After resolution of any dispute, the Party found to be owing any amounts to the other Party shall promptly reimburse the other Party for the amount owed plus interest on such amount from the due date therefor or the date of overpayment, as the case may be, to the date of reimbursement at the Prime Rate plus 4%.
4.5    Examination of Books and Records.  Each Party shall keep and maintain detailed books and records containing accurate and complete entries in respect of all transactions and matters relating to the subject matter of this Agreement for a period of at least two years from the creation date thereof or such longer period as necessary in order that an audit thereof may be completed and any issues arising from such audit may be resolved.  Each Party shall permit the other Party or any of its authorized representatives to examine, audit and make copies of the other Party’s books and records that form the basis for any invoices submitted by Manager to Owner under this Agreement, 

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upon the following terms and conditions:  (i) audits will be performed only upon reasonable prior notice, which in no event shall be less than 10 Days, and during normal business hours, so as to cause a minimum of inconvenience to the Party whose books and records are being audited; (ii) audits shall be performed by independent third party auditors retained on terms that require such auditors to maintain the confidentiality of all information of a confidential nature disclosed to them in the course of their audit; (iii) the period of time to be covered by an audit may not extend past the beginning of the Month that is 24 Months prior to the Month in which notice of the undertaking of such audit is given, and an audit must be commenced within 30 Days of the giving of such a notice, failing which a new notice of audit must be given; (iv) the auditing Party shall provide a copy of any audit report to the Party whose books and records have been audited within 30 Days of the date of the auditing Party’s receipt of such report; (v) any claims or discrepancies disclosed in any audit report shall be resolved by the Parties as soon as reasonably practicable following presentation of the audit report to the Party whose books and records have been audited; (vi) neither Party may be audited more than once in connection with this Agreement; (vii) the cost of any audit undertaken pursuant hereto shall be borne by the Party undertaking such audit; provided, however, that if a material error is found in the books and records of a Party, such Party shall bear the costs of the audit; and (viii) the auditing Party shall not have access to any agreements, information or other materials that are not relevant to the investigation or that are subject to a confidentiality or non-disclosure agreement with a third party.  Each Party shall have the right to make copies and extracts from such books and records for any proper purpose with the other Party’s prior written consent.
4.6    Payment of Other Amounts.  Through January 31, 2017, Manager has incurred $11,807,000 of costs relating to the Project.  Within 5 Business Days after the Commercial Operation Date, Owner shall reimburse Manager for such costs.  
4.7    Budget Damage Payment.  If, upon achieving Final Completion, (a) Total Project Costs for the Project exceed the Target Project Cost, then Manager shall not be entitled to reimbursement from Owner pursuant to Section 4.1 for any amounts in excess of the Target Project Cost and, (b) if Owner has paid or reimbursed Manager for Total Project Costs in excess of the Target Project Costs, then Manager shall pay Owner an amount equal to such excess.  The provisions of this Section 5.7 shall be Owner’s sole remedy against Manager as a result of Total Project Costs upon Final Completion exceeding the Target Project Cost.  

Article 5.
Insurance
5.1    Manager’s Required Insurance.  Manager from the time of commencement of the Work hereunder until Final Completion shall maintain in effect the following types and amounts of insurance with reputable and financially responsible insurance companies:
(a)Worker’s Compensation.  Worker’s Compensation Insurance, including occupational disease, in accordance with the laws of the states where the Work is to be performed 

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and Employer’s Liability Insurance in the limits of not less than $1,000,000 per person per occurrence.
(b)General Liability.  Comprehensive General Liability Insurance (with an extended broad form liability endorsement), with limits of not less than $1,000,000 applicable to bodily injury, sickness or death and loss of or damage to property in any one occurrence.
(c)Automobile.  Automobile Liability Insurance covering owned, non-owned, and hired vehicles used by Manager with limits of not less than $1,000,000 applicable to bodily injury, sickness or death of any one person and $2,000,000 for more than one person in any one occurrence and $1,000,000 for loss of or damage to property in any one occurrence and in the aggregate.
(d)Umbrella.  An umbrella liability insurance policy with a minimum single limit of $1,000,000 in excess of Manager’s employer’s liability, commercial general liability and comprehensive automobile liability insurance policies required herein.
5.2    Owner’s Required Insurance.  Owner shall purchase and maintain, or shall cause the General Contractor to purchase and maintain, at all times during the performance of the Work until Final Completion the following types and amounts of insurance:
(a)Builder’s Risk.  Builder’s Risk insurance upon the entire Work at the Site and those materials and equipment which are not stored at the Site to the full insurable value thereof.  Such insurance (i) shall include the interests of Owner, Manager, the General Contractor, and any of the General Contractor’s subcontractors and sub-subcontractors in the Work, (ii) shall include “All Risk” insurance for physical loss or damage including, without duplication of coverage, collapse, theft, vandalism, malicious mischief, flood, earthquake, marine cargo, and materials in transit, and (iii) shall have limits of liability not less than the Target Project Cost.  
(b)General Liability.  Comprehensive General Liability Insurance (with an extended broad form liability endorsement), with limits of not less than $1,000,000 applicable to bodily injury, sickness or death and loss of or damage to property in any one occurrence.
(c)Automobile.  Automobile Liability Insurance covering owned, non-owned, and hired vehicles with limits of not less than $1,000,000 applicable to bodily injury, sickness or death of any one person and $2,000,000 for more than one person in any one occurrence and $1,000,000 for loss of or damage to property in any one occurrence and in the aggregate.
(d)Umbrella.  An umbrella liability insurance policy with a minimum single limit of $10,000,000 in excess of Owner’s commercial general liability and comprehensive automobile liability insurance policies required herein.
5.3    No Subrogation.  For liabilities and indemnities assumed by Manager under this Agreement, all insurance policies of Manager set forth in Section 6.1 shall waive subrogation rights as to the Owner Parties.  Likewise, Owner shall cause its underwriters and insurers, including the underwriters for the policies described in Section 6.2, and the underwriters and insured for policies 

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of the General Contractor, to waive subrogation against the Manager Parties for liabilities and indemnities assumed by Owner under this Agreement.
5.4    Certificates.  Manager shall furnish certificates of insurance to Owner evidencing the insurance required hereunder.  Each policy shall provide that 30 days’ prior written notice shall be given to Owner in the event of any cancellation or any material change in the policy.
5.5    Primary Insurance.  Any coverage provided Owner by Manager’s insurance under this Agreement shall be primary insurance and shall not be considered contributory insurance with any insurance policies of Owner.
Article 6.
Sharing of Risks
6.1    Manager’s Indemnity.  Manager shall protect, defend, and indemnify the Owner Parties from and against all claims, demands, losses, and causes of action of every kind and character that arise out of or are related to the performance of the Services and that result in personal injury, death, or loss or damage of property to the proportionate extent caused by the negligence of any Manager Party or a breach of this Agreement by Manager, except to the extent that Owner has assumed the risk of loss of Owner’s and its Affiliates’ property under Section 6.3.  
6.2    Owner’s Indemnity.  Owner shall protect, defend, and indemnify the Manager Parties from and against all claims, demands, losses, and causes of action of every kind and character that arise out of or are related to the performance of the Services and that result in personal injury, death, or loss or damage of property to the proportionate extent caused by negligence of any Owner Party or a breach of this Agreement by Owner.
6.3    Owner’s Risk of Loss.  Anything to the contrary notwithstanding herein, Owner shall assume the risk of loss and liability for loss (including business interruption and other indirect or consequential losses or damages) or damage to (i) real or personal property owned by Owner or its Affiliates and (ii) equipment and materials to be incorporated into the Project.  Manager shall not be liable for and is hereby released from, and Owner shall protect, defend, and indemnify the Manager Parties from and against, liability for any loss or damage to property on which Owner has assumed the risk of loss under this clause, EVEN IF SUCH LOSS OR DAMAGE IS CAUSED BY THE SOLE, JOINT, AND/OR CONCURRENT NEGLIGENCE, STRICT LIABILITY, OR OTHER FAULT OF ANY MANAGER PARTY.  Any insurance policies carried by Owner (and the General Contractor) on such property shall provide for waiver of underwriter’s right of subrogation against the Manager Parties, and Owner shall not make any claim against or seek to recover from any such Manager Party for any such loss or damage.
6.4    WAIVER OF CONSEQUENTIAL DAMAGES.  THE MANAGER PARTIES SHALL HAVE NO LIABILITY TO OWNER FOR ANY CONSEQUENTIAL, INCIDENTAL, OR INDIRECT LOSSES OR DAMAGES, INCLUDING ANY CONSEQUENTIAL DAMAGES FOR DOWNTIME, LOSS OF CAPITAL, LOSS OF PRODUCT, LOSS OF PROFIT, LOSS OF USE, OR NONCOMPLIANCE WITH APPLICABLE LAWS, WHETHER ARISING IN CONTRACT, TORT (INCLUDING NEGLIGENCE), WARRANTY, OR STRICT LIABILITY AND EVEN IF 

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CAUSED BY THE SOLE, JOINT, AND CONCURRENT NEGLIGENCE, STRICT LIABILITY, OR OTHER FAULT OF A MANAGER PARTY.  
6.5    AGGREGATE LIMIT.  ANYTHING HEREIN TO THE CONTRARY NOTWITHSTANDING, MANAGER’S MAXIMUM AGGREGATE LIABILITY TO OWNER WITH RESPECT TO THE SERVICES OR THE PROJECT, OR MANAGER’S PERFORMANCE OR NON-PERFORMANCE UNDER THIS AGREEMENT, WILL NOT EXCEED AN AMOUNT EQUAL TO $10,000, EVEN IF SUCH LIABILITY IS CAUSED BY THE SOLE, JOINT, AND/OR CONCURRENT NEGLIGENCE, STRICT LIABILITY, OR OTHER FAULT OF MANAGER.  
6.6    Survival.  The provisions of this Article 6 6 will survive and not be affected by termination or cancellation of this Agreement or Final Completion of the Work.
Article 7.
Force Majeure
7.1    Force Majeure.  
(a)    In the event that a Party (the “Force Majeure Party”) is rendered unable, wholly or in part, by a Force Majeure event to perform its obligations under this Agreement, then such Party shall within a reasonable time after the occurrence of such event of Force Majeure deliver to the other Party written notice (a “Force Majeure Notice”) including full particulars of the Force Majeure event, and the obligations of the Parties, to the extent they are affected by the Force Majeure event, will be suspended for the duration of any inability so caused.  The Force Majeure Party shall identify in such Force Majeure Notice the approximate length of time that it believes in good faith such Force Majeure event shall continue (the “Force Majeure Period”).  Customer shall be required to pay any amounts accrued and due under this Agreement at the time of the start of the Force Majeure event.  The Force Majeure Party shall remedy the cause of the Force Majeure event so far as possible with all reasonable efforts, except that no Party shall be compelled to resolve any strikes, lockouts or other industrial or labor disputes other than as it shall determine to be in its best interests or to receive or deliver any Product at any facility other than the Tank.  
(b)    If the Force Majeure Party advises in any Force Majeure Notice that it reasonably believes in good faith that the Force Majeure Period will continue for more than 12 consecutive months, then at any time after the delivery of such Force Majeure Notice, either Party may deliver to the other Party a notice of termination (a “Termination Notice”), which Termination Notice will become effective not earlier than 12 months after the delivery of the Termination Notice; provided, however, that such Termination Notice will be deemed cancelled and of no effect if the Force Majeure Period ends before the Termination Notice becomes effective, and, upon the cancellation of any Termination Notice, the Parties’ respective obligations hereunder will resume as soon as reasonably practicable thereafter. 
Article 8.
Assignments

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8.1    Assignment by Manager.  Except as set forth in this Section 9.1, Manager shall not assign its rights or obligations hereunder without Owner’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed; provided, however, that (a) Manager may assign this Agreement without Owner’s consent in connection with a sale by Manager of all or substantially all of the Refinery, including by merger, equity sale, asset sale or otherwise, so long as the transferee:  (i) agrees to assume all of Manager’s obligations under this Agreement; and (ii) is financially and operationally capable of fulfilling the terms of this Agreement, which determination shall be made by Manager in its reasonable judgment; and (b) Manager may make a collateral assignment of this Agreement solely to secure financing for itself or any of its Affiliates.
8.2    Assignment by Owner.  Owner shall not assign its rights or obligations under this Agreement without the prior written consent of Manager. 
8.3    Terms of Assignment.  Any assignment that is not undertaken in accordance with the provisions set forth above shall be null and void ab initio.  A Party making any assignment shall promptly notify the other Party of such assignment, regardless of whether consent is required.  This Agreement shall be binding upon and inure to the benefit of the Parties hereto and their respective successors and permitted assigns.
Article 9.
Term and Termination
9.1    Term.  The term of this Agreement will commence on the date hereof and, unless sooner terminated as provided below, will continue in effect until one year following the date of Final Completion.
9.2    Termination by Owner.  Owner may terminate this Agreement for cause by giving at least two weeks’ prior written notice to Manager.  For purposes of the preceding sentence, Owner will be deemed to have terminated this Agreement for cause if it does so by reason of a material breach by Manager of its obligations hereunder that is not remedied by Manager within 30 days after receipt of notice from Owner describing such material breach in reasonable detail and the steps required to cure such breach, or if such material breach is not curable within such 30 day period, Manager has not commenced remedial action to cure such material breach within such 30 day period.  Such termination will be effective in the manner specified in such notice and will be without prejudice to any claims that Owner may have against Manager or that Manager may have against Owner hereunder.  
9.3    Termination by Manager.  Manager may immediately terminate this Agreement by giving written notice to Owner upon the failure by Owner to pay any amounts due to Manager hereunder within 30 days of the date on which such payment was due.  
9.4    Amounts Payable.  Upon any termination of this Agreement under Sections 9.2 or 9.3, Owner shall promptly reimburse Manager for all fees and other amounts payable by Owner under Section 5.1 for which Manager is entitled to be paid but which may not have been previously paid and for all expenditures reasonably incurred by Manager in bringing the Services to an orderly conclusion.

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Article 10.
Notices
10.1    Addresses for Notice.  All notices, requests, demands, and other communications hereunder (unless otherwise set forth in the Operating Procedures) will be in writing and will be deemed to have been duly given: (i) if by transmission by hand delivery, when delivered; (ii) if mailed via the official governmental mail system, five (5) Business Days after mailing, provided said notice is sent first class, postage pre-paid, via certified or registered mail, with a return receipt requested; (iii) if mailed by an internationally recognized overnight express mail service such as Federal Express, UPS, or DHL Worldwide, one (1) Business Day after deposit therewith prepaid; or (iv) by e-mail one (1) Business Day after delivery with receipt confirmed. All notices will be addressed to the Parties at the respective addresses as follows:
(a)    If to Customer, to:
Chalmette Refining, L.L.C.
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn: Erik Young
Telecopy No:  (973) 455-7562
Email:  erik.young@pbfenergy.com
with a copy, which shall not constitute notice, to:
PBF Energy Company LLC
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Trecia Canty
Telecopy No:  973-971-3654
Email:  trecia.canty@pbfenergy.com
(b)    If to Operator, to:
PBFX Operating Company LLC
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Jim Fedena
Email:  jim.fedena@pbfenergy.com
with a copy, which shall not constitute notice, to:
PBF Logistics LP
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Trecia Canty
Telecopy No:  973-971-3654
Email:  trecia.canty@pbfenergy.com

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or to such other address or to such other Person as either Party will have last designated by notice to the other Party.
10.2    Effectiveness.  Notices will be effective (i) if delivered personally or sent by courier service, upon actual receipt by the intended recipient, (ii) if mailed, upon the earlier of five days after deposit in the mail or the date of delivery as shown by the return receipt therefor, or (iii) if sent by telecopy or electronic mail, upon actual receipt if received during the recipient’s normal business hours, or at the beginning of the recipient’s next business day after receipt if not received during the recipient’s normal business hours.  All notices sent by telecopy or electronic mail transmission must be confirmed promptly after transmission by written certified mail or overnight delivery.  
10.3    Changes.  Either Party may change the person, address, telecopy number, or e-mail address to which notice to it shall be given by giving the other Party written notice of such change in accordance with this Article 10.
Article 11.
Other Provisions
11.1    Governing Law.  This Agreement shall be governed by the laws of the State of Delaware, excluding any conflicts-of-law rule or principle that might refer the construction or interpretation of this Agreement to the laws of another state.  Subject to Section 11.3, the Parties agree to the exclusive venue of the federal or state courts located in the State of Delaware for the adjudication of all disputes arising out of this Agreement.
11.2    EXCLUSIVENESS OF REMEDIES.  WHEREVER A REMEDY IS SET FORTH IN THIS AGREEMENT, SUCH REMEDY SHALL BE EXCLUSIVE AND THE LIABILITY OF THE APPLICABLE PARTY SHALL BE LIMITED AS SET FORTH THEREIN, WHETHER SUCH LIABILITY ARISES IN CONTRACT OR TORT (INCLUDING NEGLIGENCE AND STRICT LIABILITY) OR OTHERWISE.  
11.3    Arbitration.  Any and all Arbitrable Disputes (except to the extent injunctive relief is sought) shall be resolved through the use of binding arbitration using, in the case of an Arbitrable Dispute involving a dispute of an amount equal to or greater than $1,000,000 or non-monetary relief, three arbitrators, and in the case of an Arbitrable Dispute involving a dispute of an amount less than $1,000,000, one arbitrator, in each case in accordance with the Commercial Arbitration Rules of the American Arbitration Association, as supplemented to the extent necessary to determine any procedural appeal questions by the Federal Arbitration Act (Title 9 of the United States Code).  If there is any inconsistency between this Section 11.3 and the Commercial Arbitration Rules or the Federal Arbitration Act, the terms of this Section 11.3 will control the rights and obligations of the Parties.  Arbitration must be initiated within the time limits set forth in this Agreement, or if no such limits apply, then within a reasonable time or the time period allowed by the applicable statute of limitations.  Arbitration may be initiated by a Party (“Claimant”) serving written notice on the other Party (“Respondent”) that Claimant elects to refer the Arbitrable Dispute to binding arbitration.  Claimant’s notice initiating binding arbitration must identify the arbitrator Claimant has appointed.  Respondent shall respond to Claimant within 30 days after receipt of Claimant’s notice, identifying 

16

the arbitrator Respondent has appointed.  If Respondent fails for any reason to name an arbitrator within the 30-day period, Claimant shall petition the American Arbitration Association for appointment of an arbitrator for Respondent’s account.  The two arbitrators so chosen shall select a third arbitrator within 30 days after the second arbitrator has been appointed, and, in the event of an Arbitrable Dispute involving a dispute of an amount less than $1,000,000, such third arbitrator shall act as the sole arbitrator, and the sole role of the first two arbitrators shall be to appoint such third arbitrator.  Claimant will pay the compensation and expenses of the arbitrator named by or for it, and Respondent will pay the compensation and expenses of the arbitrator named by or for it.  The costs of petitioning for the appointment of an arbitrator, if any, shall be paid by Respondent.  Claimant and Respondent will each pay one-half of the compensation and expenses of the third arbitrator.  All arbitrators must (a) be neutral parties who have never been officers, directors or employees of Operator, Customer, or any of their Affiliates and (b) have not less than seven years’ experience in the energy industry.  The hearing will be conducted in the State of Delaware or the Wilmington, Delaware Metropolitan area and commence within 30 days after the selection of the third arbitrator.  Customer, Operator and the arbitrators shall proceed diligently and in good faith in order that the award may be made as promptly as possible.  Except as provided in the Federal Arbitration Act, the decision of the arbitrators will be binding on and non-appealable by the Parties hereto.  The arbitrators shall have no right to grant or award Special Damages.  Notwithstanding anything herein the contrary, Customer may not dispute any amounts with respect to an invoice delivered in accordance with Section 5.2 that Customer has not objected to within 120 days of receipt thereof.  No default shall occur hereunder if the subject matter underlying such potential default is the subject matter of any dispute that is pending resolution or arbitration under this Section 11.3 until such time that such dispute is resolved in accordance with this Section 11.3.
11.4    Counterparts.  This Agreement may be executed in one or more counterparts (including by facsimile or portable document format (pdf)) for the convenience of the Parties hereto, each of which counterparts will be deemed an original, but all of which counterparts together will constitute one and the same agreement.
11.5    Binding on Successors.  This Agreement shall be binding upon and inure to the benefit of the Parties and their permitted successors and assigns.
11.7    Modification; Waiver.  This Agreement may be amended or modified only by a written instrument executed by the Parties.  The failure of a Party hereunder to assert a right or enforce an obligation of the other Party shall not be deemed a waiver of such right or obligation.  Any of the terms and conditions of this Agreement may be waived in writing at any time by the Party entitled to the benefits thereof.  No waiver of any of the terms and conditions of this Agreement, or any breach thereof, will be effective unless in writing signed by a duly authorized individual on behalf of the Party against which the waiver is sought to be enforced.  No waiver of any term or condition or of any breach of this Agreement will be deemed or will constitute a waiver of any other term or condition or of any later breach (whether or not similar), nor will such waiver constitute a continuing waiver unless otherwise expressly provided.
11.8    No Partnership.  The Parties shall not be deemed to be partners or joint venturers by virtue of this Agreement or any discussions or actions related to the Project.  

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11.9    Severability.  Whenever possible, each provision of this Agreement will be interpreted in such manner as to be valid and effective under applicable law, but if any provision of this Agreement or the application of any such provision to any Person or circumstance will be held invalid, illegal or unenforceable in any respect by a court of competent jurisdiction, such invalidity, illegality or unenforceability will not affect any other provision hereof, and the Parties will negotiate in good faith with a view to substitute for such provision a suitable and equitable solution in order to carry out, so far as may be valid and enforceable, the intent and purpose of such invalid, illegal or unenforceable provision.
11.10    No Third Party Beneficiaries.  It is expressly understood that the provisions of this Agreement do not impart enforceable rights in anyone who is not a Party, a successor or permitted assignee of a Party, a Manager Party or an Owner Party.
11.11    Time is of the Essence.  This Time is of the essence with respect to all aspects of each Party’s performance of any obligations under this Agreement.
11.12    Further Assurances.  This In connection with this Agreement and all transactions contemplated by this Agreement, each signatory Party hereto agrees to execute and deliver such additional documents and instruments and to perform such additional acts as may be necessary or appropriate to effectuate, carry out and perform all of the terms, provisions and conditions of this Agreement and all such transactions.
11.13    Survival.  This All audit rights, payment, confidentiality and indemnification obligations under this Agreement shall survive the expiration or termination of this Agreement in accordance with their terms.
11.14    WAIVER OF JURY TRIAL.  EACH PARTY WAIVES, TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY PROCEEDINGS RELATING TO THIS AGREEMENT OR ANY PERFORMANCE OR FAILURE TO PERFORM OF ANY OBLIGATION HEREUNDER.
[SIGNATURE PAGE FOLLOWS]

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IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first above written.
CHALMETTE REFINING, L.L.C.

By:  /s/ Trecia Canty
Name:  Trecia Canty
Title:    Senior Vice President, General Counsel
             and Secretary

PBFX OPERATING COMPANY LLC

By:  /s/ James Fedena
Name:  James Fedena
Title:    Senior Vice President, Logistics

Signature Page to Project Management Agreement

LIST OF EXHIBITS
Exhibits.
Exhibit A - Basic Design Package
Exhibit B - Project Schedule
Exhibit C - Tank

 

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EXHIBIT A
BASIC DESIGN PACKAGE
“New Crude Tank (Tk311) Project Scope”
		
	•
	300ft diameter by 50ft tall, API 650 compliant, external floating roof storage tank for sour crude (450,000 BBL working capacity)

		
	•
	Dike modifications around TK309/310 and new dikes around the new tank (Tk 311) and demolition of some existing dikes

		
	•
	Extend the existing 16” crude offload line approximately 300 feet with a 24” line to the new crude tank

		
	•
	1800 feet of new 24” crude offloading line from Paris road to operate in parallel with the existing 16” line to increase ship offloading rate.

		
	•
	One 7400 BPH crude transfer pump and piping sized to fill a crude storage tank in <24 hours

		
	•
	Firewater and foam piping:

o New firewater loop around the new tank connected to existing network
o New firewater piping materials of construction will be carbon steel above grade and HDPE below grade
o An AFFF foam system, foam chambers and piping to the tank will be installed for seal fires
o New river water header, piping from river to vicinity of TK310/311 area
		
	•
	The project electrical loads include the new transfer pump, three mixers, MOVs, and associated instrumentation and lighting loads

		
	•
	This project will add a new circuit breaker to an existing 4160V switchgear lineup, a new 4160V - 480V transformer, a small 480V - 120V transformer, a new Switch rack, and separate 120V panel boards for instrumentation and lighting

Exhibit A - 1

EXHIBIT B
PROJECT SCHEDULE
The current version of the Project Schedule is attached behind this page.  

 

Exhibit B - 1

EXHIBIT C
TANK

Exhibit C - 1Exhibit

Ground Lease
 
This Ground Lease (this “Lease”) is made and entered into this 15th day of February, 2017, by and between Chalmette Refining, L.L.C., a Delaware limited liability company (“Landlord”) and PBFX Operating Company LLC, a Delaware limited liability company (hereinafter referred to as “Tenant” and, together with Landlord, the “Parties”). 
Recitals
A.    Landlord is the owner of a fee interest in certain real property (the “Property”) located in St. Bernard Parish, Louisiana, situated in Sections 5 and 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, said area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana.    
B.    Tenant desires to use a portion of the Property for the placement and operation of a Tank DO311 (the “Tank”), pumping station (the “Pumping Station”) and electrical transformer (the “Electrical Transformer”). The Tank, Pumping Station and Electrical Transformer are collectively referred to as the “Improvements”. 
C.    Landlord and Tenant desire to enter into this Lease to set forth the terms and conditions under which the use of a portion of the Property and the Improvements will be permitted.
Agreement
For and in consideration of the foregoing recitals, which are incorporated herein by this reference, and the mutual promises contained herein, the rents reserved herein, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, and intending to be legally bound, Landlord and Tenant agree as follows:
1.Premises.  Subject to the terms and conditions of this Lease, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the property (the “Premises”) described on Exhibit A, which is attached hereto and incorporated herein by reference, as if fully set forth herein.  
2.Purpose of Lease.  The Premises will be used for the express limited purpose (the “Purpose”) of constructing, operating, maintaining and accessing the Improvements and the storage and transferring of crude oil and feedstocks.   
3.Disclaimer.  Landlord makes no representation, warranty or guarantee of the level of water in, over or on the Premises.  Tenant specifically acknowledges and agrees that:  (a) the Premises may be subject to flooding at anytime and (b) that Landlord will have no liability to Tenant for the water level on the Premises. Nothing in this Lease will prohibit or restrict Landlord, in any way, directly or indirectly, from leasing any other property or engaging in any business which may compete with Tenant.

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4.Term.  The “Initial Term” of this Lease will commence on the 15th day of February, 2017 (the “Commencement Date”), and will terminate on the 15th day of February, 2037 or at such earlier time as herein provided (the “Termination Date”); provided, however, that Tenant shall have the option to extend this this Lease for two (2) additional terms of ten years (each an “Extension Term” and the Initial Term and any Extension Term are referred to herein as the “Term”) upon six months’ advance notice prior to the expiration of the Initial Term or the initial Extension Term as the case may be.  Tenant will be entitled to possession of the Premises on the Commencement Date.
5.Early Termination.  Landlord may terminate this Lease immediately upon a default by Tenant and failure to cure such default, as provided herein.
6.Rent.    Tenant will pay to Landlord as rent for use of the Premises, from the Commencement Date until the Termination Date, One Dollar and No Cents ($1.00) annually (the “Rent”).  Rent will be payable annually and will be due by the tenth (10th) day of January for each year of the Term. 
7.Taxes.  In addition to the Rent, Tenant will pay, prior to delinquency, all applicable excise, sales, transaction and privilege taxes now in effect or hereafter enacted attributable to any payment made hereunder or activities undertaken by Tenant.  Tenant will be responsible for any taxes allocable to real property that is contained within the Premises as well as any improvements, personal property, and fixtures located on the Premises. Tenant’s share of real estate taxes allocable to the Premises will be computed by multiplying the total tax bill for the taxable parcel in which the Premises is located by a fraction, the numerator of which is the acreage of the Premises and the denominator of which is the total acreage specified in such tax bill. 
Any taxes will be paid as they become due or, in the case of any property assessed and taxed to the Landlord, within thirty (30) days of Landlord’s request for reimbursement of such tax. If the real property taxes assessed against the Premises or the taxable parcel in which the Premises is located increase as a result of Tenant’s activities, Tenant will reimburse Landlord for that portion of the real property taxes that represents the increase.  Tenant will reimburse Landlord in a timely manner, in any event not less than within thirty (30) days, from the date of notice of the amount of increase in the property taxes from Landlord.  Tenant will retain proof of its fulfillment of its obligations hereunder, and will provide Landlord such proof upon demand.
Notwithstanding the foregoing, so long as the Fifth Amended and Restated Operation and Management Services and Secondment Agreement by and among Landlord, Tenant and the other parties thereto (as further amended, restated or supplemented from time to time, the “O&M Agreement”) remains in effect, Tenant shall not be obligated to pay any real property taxes hereunder. 
(a)      Tenant’s lease of the Premises is subject and subordinate to the prior rights, privileges, servitudes, easements, leases, rights of way and other agreements, of any nature, heretofore granted. Tenant at all times will comply with the terms and conditions of any such servitudes or other agreements and take no action that would interfere with the rights of the grantees of such servitudes or other rights.

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(b)     Landlord specifically reserves (i) all rights to oil, gas and other minerals located on or below the surface of the Premises, (ii) all rights to grant servitudes for pipelines and other servitudes over, across or through the Premises. 
    
8.Condition of the Premises.  Landlord makes no warranties or representations of any nature whatsoever with respect to the condition or suitability for any purpose of the Premises or any part thereof.  Tenant hereby acknowledges and warrants that it has inspected and knows the condition of the Premises, and Tenant accepts the Premises in their present, “AS IS, WHERE IS” condition and state of repair, with all faults.  Tenant waives all claims in contract, tort, bailment or otherwise concerning the suitability of the Premises for any particular purpose.  Tenant will keep the Premises in a neat, orderly and sanitary condition, in good repair, and in a condition appropriate for the purpose of this Lease. Tenant acknowledges that Landlord has no obligation under this Lease to maintain or repair, or to conduct any improvement work on the Premises. For the avoidance of doubt, the foregoing shall not limit or restrict any obligations that Landlord may have to Tenant under any other agreement between the parties.                                                                                                                           
Landlord is leasing the Premises solely on the basis of its examination, inspection and investigation and not on the basis of any statement, representation, warranty, expressed or implied, written or oral, made by Landlord or its agents or its employees that is not expressly contained in this Agreement; and Tenant is leasing the Premises in its “AS-IS, WHERE-IS” condition, with all faults and with no representation or warranty of any type or nature being made by Landlord or any person on Landlord’s behalf, except as expressly otherwise provided in this Agreement.
Tenant further acknowledges that although Landlord knows the Purpose that Tenant intends for the Premises, Tenant is not relying on the Landlord's skill or judgment in selecting the Premises. Accordingly, Landlord makes no warranty or representation that the Premises are fit for Tenant's intended use or its particular purpose and Tenant waives any such warranty to which it might be entitled.  

All implied warranties with respect to the Premises, including those related to hidden defects therein or the fitness thereof for a particular purpose, zoning, or other regulatory matters, are hereby disclaimed by Landlord and expressly waived by Tenant unless said warranties are not allowed to be waived under the Louisiana Civil Code.  Without limiting the generality of the foregoing, Landlord does not warrant that the Premises are free from hidden, redhibitory or latent defects or vices or that the Premises are fit for the use intended by the Tenant, and Tenant hereby expressly waives all rights pursuant to La. C.C. arts. 2696, 2697 and 2698.   
Without limiting the generality of the foregoing, Tenant acknowledges that Landlord makes no representation or warranty as to: (i) the value, physical condition of the Premises (including soils, geological conditions, the presence or absence of radioactive, petroleum-based, Hazardous Substances (as defined below), and availability or quality of water); (ii) the sufficiency or suitability of the Premises for Tenant’s purposes or any purpose; (iii) the square footage, acreage or configuration of the Premises; (iv) the sufficiency or completeness of any plans for the Premises; (v) zoning or land use controls affecting the Premises; (vi) the state of repair or structural integrity of any improvements on the Premises or their compliance (or the compliance of any activities previously conducted thereon or therein) with any federal, state or 

3

municipal laws, ordinances, regulations or requirements (including those relating to the sale of subdivided lands), except as may be expressly described elsewhere in this Agreement; or (vii) the environmental status or condition of the Premises; and/or (viii) the extent to which the Premises or Landlord has complied or failed to comply with any permits, approvals or requirements of applicable Environmental Laws (defined below).
In particular, but without in any way limiting the foregoing, Tenant, on behalf of itself and any entity affiliated with, owned or controlled by Tenant or a controlling member of Tenant, other than the Landlord (collectively defined herein as the “Tenant Entities”), hereby forever waives, releases and covenants not to assert any claims against Landlord, its successors, assigns, employees, agents, representatives, past, present and future, their affiliates and subsidiaries, past present and future, their respective parents, subsidiaries, and affiliates past present and future, and each of their officers, directors, and shareholders, past, present and future, (“Landlord’s Representatives”) from any and all responsibility, liability, claims, rights, remedies, causes of action and damages, and expressly agrees to release, indemnify, protect and defend Landlord and Landlord’s Representatives and hold each of them harmless, from any and all actions, causes of action, claims, demands, liabilities, damages, losses, costs, expenses (including reasonable consulting and attorneys’ fees) or suits of any kind brought by any third party, including, but not limited to, the United States Environmental Protection Agency and the Louisiana Department of Environmental Quality arising from or relating to: (1) the investigation, removal and remediation of future releases or discharges or threatened releases and discharges of Hazardous Substances on, at, under, about or emanating from the Premises; (2) any other claims, for or arising out of the presence of Hazardous Substances on, at, under, about or emanating from the Premises or any property in the vicinity of the Premises (including in the soil, air, structures and surface and subsurface water), including natural resource damage claims; (3) the performance or non-performance of remedial actions with respect to any future releases or threatened releases of Hazardous Substances on the Premises; and (4) any future violations by Landlord or Landlord Representatives of any Environmental Laws regarding the Premises.  For the avoidance of doubt, the foregoing shall not limit or restrict any obligations that Landlord or Landlord’s Representatives may have to Tenant or Tenant Entities under any other agreement between the parties.   
As used herein, the term "Environmental Law" will mean, as amended and in effect from time to time, any federal, state or local statute, ordinance, rule, regulation, judicial decision, or the judgment or decree of a governmental authority, arbitrator or other private adjudicator by which Tenant or the Premises is bound, pertaining to health, industrial hygiene, public safety, occupational safety or the environment, including, without limitation, the Surface Mining Control and Reclamation Act (30 U.S.C. §1201 - et seq.), the Uranium Mill Tailings Reclamation Control Act (42 U.S.C. §7901 - et seq.), the Mining Health and Safety Act (30 U.S.C. §801 - et seq.), the Comprehensive Environmental Response, Compensation & Liability Act of 1980 (42 U.S.C. § 9601 - et seq.); the Resource, Conservation and Recovery Act of 1976 (42 U.S.C. § 6901 - et seq.); the Toxic Substances Control Act (15 U.S.C. § 2601 - et seq.); the Clean Water Act (33 U.S.C. § 1251 - et seq.); the Oil Pollution Act of 1990 (33 U.S.C. § 2701 - et seq.); the Clean Air Act (42 U.S.C. § 7401 - et seq.); the Hazardous Substance Transportation Act; the Emergency Planning and Community Right-To-Know Act (42 U.S.C. § 11001 - et seq.); the Endangered Species Act of 1973 (16 U.S.C. § 1531 - et seq.); the Federal Land Policy and Management Act of 1976 (43 U.S.C. § 1701 - et seq.); the Lead-Based Paint Exposure Reduction 

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Act (15 U.S.C. § 2681 - et seq.); the Safe Water Drinking Act Amendments of 1996 (42 U.S.C. § 300); the Solid Waste Disposal Act (42 U.S.C. § 6901 - et seq.); the National Historic Preservation Act of 1966 (U.S.C. 470 - et seq.), the Louisiana Environmental Quality Act (La. R.S. 30:2001 - et seq), federal, state and local counterparts of each of the foregoing along with their federal, state or local laws relating to mines and mine reclamation.  The term “Hazardous Substances” will mean any substance, material, pollutant, contaminant, waste, or special waste, whether solid, liquid or gaseous, that is infectious, toxic, hazardous, explosive, corrosive, flammable or radioactive, which is defined, designated, listed, regulated or included in any Environmental Law, including, but not limited to, asbestos or asbestos-containing material, petroleum or petroleum additive substances, polychlorinated biphenyls, sewage, or waste tires.  The provisions of this Article 4.1(c) will survive Closing.
For purposes of Tenant’s release of Landlord, hazardous substances means (a) any chemicals, materials, elements or compounds or substances defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “extremely hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “hazardous air pollutants,” “pollutants,” “contaminants,” “toxic chemicals,” “petroleum or petroleum products,” “toxics,” “hazardous chemicals,” “extremely hazardous substances,” “pesticides” or related materials, as now, in the past, or hereafter defined in any applicable Environmental Law; (b) any petroleum or petroleum products (including but not limited to gasoline and fuel additives including MTBE and other oxygenates, typically added to gasoline or their degradation products), natural or synthetic gas, radioactive materials, asbestos-containing materials, urea formaldehyde foam insulation, and radon; and (c) any other chemical, material or substance, exposure to which is prohibited, limited or regulated by any Governmental Authority.

Tenant acknowledges that there may be use restrictions imposed on areas of the Premises as a result of certain environmental remediation projects (the “Remediation Projects”).  Under the EPA Region VI Ready for Reuse (RfR) Program, a deed restriction will be required for certain portions of the Property in which the Premises are located covered by the RfR Program where contaminants of concern were not cleaned up to unrestricted levels.  The deed restriction will prohibit residential use on these areas of the Premises.  Under the Louisiana Voluntary Remediation Program (VRP), LDEQ will likely determine that a deed restriction needs to be filed with the clerk of the court in the Parish in which the Premises are located pursuant to LAC 33:VI.915.C restricting the use of portions of the Property that are covered by the VRP that are not cleaned up to residential levels.  

10.    Conduct on Premises.  Tenant agrees to comply with the following:

(a)      No improvements of any kind other than the Improvements and alterations of the Improvements permitted under this Lease may be erected, constructed or placed within or on the Premises without the prior written consent of Landlord. 

(b)      No signs will be erected, maintained, constructed or placed within or on the Premises, without the prior written consent of Landlord, and the prior written consent of any governmental authority with jurisdiction over signage on the Premises;

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(c)      No excessive noise, disturbance or nuisance which disturb or annoy any wildlife, person, persons or the Landlord will be created, allowed or permitted by the Tenant.  It is understood, however, that the noise and activities of Tenant in the reasonable conduct of its operations associated with the use of the Premises and the Improvements for the Purpose will not be deemed as excessive in violation of this provision;

(d)      No trash, garbage, refuse or other property may be discarded, or disposed of on the Premises by Tenant or any guest or invitee of Tenant. Tenant at all times will keep the Premises clean and clear of all trash, debris, garbage, cans and the like, caused by Tenant, none of which will be dumped on adjacent lands but removed to and disposed of in a lawful manner.  Any violations caused by Tenant will be corrected upon the request of Landlord.  In the event of any violation of this restriction, Landlord may charge Tenant the cost of removing and disposing of any such trash, garbage, refuse or other property caused by Tenant, which cost Tenant agrees to pay on demand by Landlord.

11.    Assignment and Sublease.  Tenant will not assign, transfer, lease, sublet or otherwise transfer the Premises or any improvements, in whole or in part, without the prior written consent of Landlord.  Any assignment or subletting without such consent will be void.  Landlord may at anytime sell, assign, or transfer the Premises or its interest in this Lease, in whole in part, without the prior written consent of Tenant.
12.    Improvements and Alterations.
12.1   Ownership of the Improvements.  All of the Improvements on the Land will remain the property of Tenant at all times during the Term or sooner termination of this Agreement. Any portion of the other Improvements that are not removed or demolished by Tenant shall be the property of Landlord. Upon the expiration or sooner termination of this Agreement, title to the Improvements on the Premises will become vested in the Landlord.    

The Improvements will be maintained free from liens of materialmen, contractors, subcontractors, laborers, and other mechanic's liens (collectively, the “Mechanic's Liens”).  In the event a Mechanic's Lien is filed against the Premises as a result of the alteration, maintenance and repair of the Improvements, such Lien will be paid or bonded over by Tenant within thirty (30) days of notice to Tenant of the filing of such Lien. Nothing contained herein will limit or impede Tenant’s right to contest by appropriate legal proceedings any claims arising out of the construction, repair, or maintenance of improvements or any Mechanic’s Liens filed or asserted against the Premises or the improvements.

12.2      Right to Construct and Alter the Improvements.  Tenant will have the right to construct, add to, alter, change, modify, or reconstruct the Improvements, with the prior written consent of Landlord, which consent will not be unreasonably withheld or delayed.  Tenant may not demolish or remove the Improvements during the Term without the Landlord’s prior written consent, which may be granted or withheld in its sole discretion.  Tenant will fully and completely indemnify Landlord against any Mechanic’s Liens in connection with the making of such alterations and changes, and will pay all costs, expenses, and charges thereof.  All alterations and repairs will (i) be at the sole cost and expense of Tenant; (ii) be constructed in a good and workmanlike manner; and (iii) be in compliance with all applicable Laws.

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13.    Rules and Regulations.  Tenant will comply with all laws, rules and regulations, including, without limitation, planning and zoning, environmental, sanitation and septic system regulations. Tenant will comply with such rules and regulations as are adopted by Landlord from time to time with respect to use of the Premises.  All rules and regulations will be determined by Landlord in its sole and absolute discretion.
14.    Compliance with Environmental Laws.
a.In the construction, maintenance and operation of the Improvements, Tenant will comply, and will cause all of its employees, agents, representatives, contractors, invitees and other third parties to comply, with all federal, state and local laws, statutes, rules, ordinances, codes and regulations relating to environmental protection, public health and safety, nuisance or menace.
b.Without limiting the foregoing, Tenant will comply, and will cause all of its employees, agents, representatives, contractors and invitees and third parties accessing the Premises (collectively, “Tenant Parties”) to comply, with all Environmental Laws. 
c.Except as contemplated for the use and operation of the Improvements, Tenant expressly warrants, represents and agrees that no Hazardous Substances will be used, generated, treated, released or disposed of on, under, or about the Premises, either by Tenant or Tenant Parties.  
d.The provisions set forth in this Section will survive termination of this Lease. 
15.    Environmental Notification.  
a.   Tenant will promptly notify Landlord: (i) upon becoming aware of any release or threatened release of a Hazardous Substance under, on, from or about the Premises; (ii) of any proceeding, inquiry or notice from any federal, state or local body, commission, council, board or authority (“Governmental Authority”) or others with respect to the use or presence of any Hazardous Substances on the Premises, or the migration thereof to or from other property; (iii) of all claims made or threatened by any third party against the Premises relating to loss or injury from any Hazardous Substance; (iv) upon discovery of any occurrence or condition on any property adjoining or in the immediate vicinity of the Premises that would cause the property to be subject to the restrictions on ownership, occupancy, transferability or use under any Environmental Laws; and (v) upon obtaining knowledge of any incurrence of expense by a Governmental Authority or others in connection with the assessment, containment or removal of any Hazardous Substances located on, under, from or about the Premises or any property adjoining or in the vicinity of the Premises.
b.   If a Governmental Authority initiates an action, order, claim, cause of action, investigation or request for information in connection with any Hazardous Substance with respect to this Lease, Tenant will cooperate fully in good faith with Landlord and such Governmental Authority in responding to any such action, order, claim, cause of action, investigation or request for information.  If, during the term of this Lease, Hazardous Substances are discovered on the Premises that resulted from the acts or omissions of Tenant or any of the 

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Tenant Parties, or other third parties, in violation of any Environmental Laws, Tenant will at its sole expense, remove, or cause to be removed, such Hazardous Substances from the Premises and underlying groundwater in accordance with the requirements of the appropriate Governmental Authority.  If the Hazardous Substances not otherwise permitted under this Lease are not removed within ninety (90) days of discovery, or such time as required by a Governmental Authority, then Landlord will have the right, but not the obligation, to do so and seek reimbursement of all costs and expenses therefor from Tenant or to declare a default under this Lease, or both. 
16.    Landlord’s Reserved Rights.
a.   Landlord reserves the right, at any time and from time to time, to make such use of the Premises as it may desire and at its sole discretion, including, without limitation, the following:  (1) to conduct any and all operations in connection with, or incidental to, its operations on, under, or across the Premises; and (2) to manage the Premises and the resources thereon including, without limitation, management of the land, and water resources, to conduct surveys, to grant easements or rights of way for any purposes, to drill, construct, operate and maintain water wells, pipelines, powerlines, transmission lines, telecommunication lines, roads including public access roads to the public or other adjoining lands, building and any other facilities, to make repairs, improvements and changes to the Premises, whether or not beneficial to Tenant. Landlord will have the right of ingress and egress in and to the Premises in connection with the foregoing.  In the exercise by Landlord of the foregoing rights, Landlord will use its best efforts not to unreasonably interfere with Tenant’s regular and permitted use of the Premises.  However, Landlord will not in any event be liable for inconvenience, annoyance, disturbance or other damage to Tenant by reason of the exercise of the foregoing rights or any other rights of Landlord to enter into or use the Premises, and the obligations of Tenant under this Lease will not be affected in any manner.
b.   Landlord will also have the right to sell or otherwise dispose of the Premises during the term of this Lease, provided any purchaser or other entity in which title is vested will assume Landlord’s obligations under this Lease.  
c.   Tenant will cooperate with Landlord in the coordination of Landlord’s uses of the Premises. Landlord, its officers, employees, agents and representatives, may enter the Premises at reasonable times for any purpose, including, without limitation, inspection of the condition of the Premises and of any activities or operations conducted by Tenant.
17.    Liability and Indemnification.  To the fullest extent permitted by law, Tenant will indemnify, release, defend, protect and hold Landlord, its past, present and future corporate parents, subsidiaries and affiliates, and each of their past, current and future officers, directors, shareholders, employees and agents, and each of their respective successors and assigns (collectively, “Indemnitees”), harmless for, from and against any and all losses, damages, liabilities, claims, lawsuits, agency orders, attorneys’ fees, costs, expenses, fines, penalties or response costs asserted against any Indemnitee by any entity or individual, arising out of or in connection with  (i) the use of the Premises by Tenant or Tenant Parties;  (ii) a violation of any Environmental Law by Tenant or Tenant Parties, excluding violations for pre-existing conditions; (iii) a violation or breach of any provision of this Lease by Tenant or Tenant Parties. To the extent not expressly prohibited by any applicable non-indemnity statutes, Tenant’s 

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foregoing obligation of full indemnity will arise regardless of Landlord’s fault or negligence concerning the claimed injury. If, in the judgment of the Landlord, Tenant is incapable of defending, or unwilling to defend, the relevant Indemnitee(s) against such claims or fail to defend the relevant Indemnitee(s) against such claims in a manner Landlord deems appropriate, Landlord will be entitled to appear in any action or proceeding to defend the relevant Indemnitee(s) against such claims, and Tenant will reimburse Landlord for all costs incurred by Landlord in connection therewith, including reasonable attorneys’ fees, costs and expenses, within ten (10) days after demand therefor.  Landlord, at its sole option, will be entitled to settle or compromise any claim asserted against it, and such settlement will be binding upon Tenant for purposes of the foregoing indemnification; provided, however, that Tenant may settle or compromise any such claim, or decide not to settle or compromise any such claim, as long as all Indemnitees are fully released from any and all liability thereon.  The provisions contained in this Section will survive the termination of this Lease.
18.    Insurance. 
(a)Insurance Policies. Tenant, at its expense, will procure and maintain the insurance policies (the “Policies”) and minimum aggregate limits described on Exhibit B attached hereto and incorporated herein by this reference.  Tenant will cause that all policies obtained with respect to the Premises designate Landlord as an additional insured and contain an endorsement providing that written notice by certified mail, return receipt requested, will be given by the insurer to Landlord at least thirty (30) days prior to termination, cancellation, non-renewal or modification or reduction of coverage of any policy. Upon execution hereof, Tenant will provide Landlord with a copy of the insurance policies.
(b)     Form of Insurance.  The aforesaid insurance will be in companies and in form, substance and amount (where not stated above) satisfactory to Landlord. All said policies will contain the following endorsements or provisions:

(i)     That the aforesaid policies will not be subject to cancellation except after at least thirty (30) days prior to written notice to Landlord;

(ii)     That the Landlord has been named as an Additional Insured under the policies required by this Section 18 with respect to the coverages afforded;

(iii)     To the extent that Tenant and Landlord are no longer under common control, that the Policies are primary over any insurance procured or maintained by Landlord, and that the Policies will not be limited, reduced or eliminated by the existence of any insurance maintained or procured by Landlord.

Certificates of the Policies satisfactory to Landlord together with satisfactory evidence of payment of premiums thereon, will be deposited with Landlord at the Commencement Date. 

(c)    Proof of Insurance.  Tenant hereby authorizes Landlord and its employees and agents to request from the insurance agent indicated by Tenant written or oral proof of the insurance required to be provided and maintained by Tenant under the terms of this Lease and to inquire as to Tenant’s performance of any other matters required to be performed or provided by Tenant under the terms of this Lease.  Any such request or inquiry may be made to any 

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agency, agent, person or firm which Landlord reasonably believes may be providing, in any capacity, insurance coverage for or on behalf of Tenant as to the Premises. Landlord hereby requests Tenant advise Landlord of Tenant’s insurance agent and carrier, and all changes in the same, in order that Landlord may contact the appropriate persons. This authorization will continue for the terms of this Lease, as extended or renewed.

19.   Delivery of Possession.  Upon the termination of this Lease, Tenant covenants and agrees to surrender and deliver up possession of the Premises peacefully and immediately to Landlord. Tenant will do the following by the Termination Date: (1) remove any of Tenant’s personal property from the Premises, and (2) restore the Premises to good order and condition as that existing on the Commencement Date, provided that Tenant shall not be obligated to remove or demolish the Improvements which upon termination shall become the property of Landlord.  Any personal property of Tenant not removed from the Premises within the time period specified by Landlord will, at the option of Landlord, become the property of Landlord without compensation, or Landlord may cause such property to be removed and charge the expense of removal to Tenant, which expense Tenant hereby agrees to pay. All other property or improvements, whether or not owned or constructed by Tenant, will be deemed to be the property of Landlord.  If Tenant fails to restore the Premises as provided above, Landlord may restore it and charge the cost of restoration to Tenant, which cost Tenant agrees to pay. 
20.    Condemnation.
(a)     Taking of Whole.  If (i) the whole of the Premises is taken or condemned for a public or quasi-public use or purpose by a competent authority, or (ii) if such a portion of the Premises is taken that as a result thereof the balance cannot be used for the same purpose and with substantially the same utility to Tenant as immediately prior to such taking, or (iii) if the taking is material and substantial and either Landlord or Tenant elects to terminate the Lease, which election will be made by giving written notice thereof to the other party within thirty (30) days after delivery of possession to the condemning authority, then in any of such events, the Lease term will terminate upon delivery of possession to the condemning authority, and any award, compensation or damages as compensation for diminution of the value of this Leasehold estate hereunder or the fee of the Premises (hereinafter sometimes called the “Award”) will be paid to and be the property of the Landlord.  Any compensation award for damages to Tenant’s personal property or business enterprise will be and remain the property of the Tenant. Tenant will continue to pay rent and other charges hereunder until this Lease is terminated.

(b)      Partial Taking.  If only a part of the Premises will be so taken or condemned, but this Lease is not terminated pursuant to Section 20(a) hereof, Tenant will repair and restore the Premises and all improvements located on the Premises.  If the size or the utility of the Premises is reduced as a result of the taking, the rent will be proportionately reduced because of such taking or condemnation.

   21.        Mortgages:

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	(a)
	Tenant acknowledges that the Premises are subject to an existing mortgage (the “Existing Mortgage”) entitled Multiple Indebtedness Mortgage, Pledge of Leases and Rents and Security Agreement by Chalmette Refining, L.L.C. in favor of Deutsche Bank Trust Company Americas, dated November 13, 2015, recorded November 13, 2015 at MOB 1784, Page 298, File No. 596350, official records of St. Bernard Parish, Louisiana, as amended by that First Amendment to Multiple Indebtedness Mortgage, Pledge of Leases and Rents and Security Agreement dated     March 30, 2016, recorded March 31, 2016 at MOB 1797, Page 346, File No. 599616, official records of St. Bernard Parish, Louisiana. Landlord will not, during the term of this Lease, have the power to further mortgage or otherwise encumber the fee interest in the Premises or any improvements thereon, unless the holder of such mortgage grants to Tenant a nondisturbance agreement.  

		
	(b)
	Tenant may mortgage its interest in this Lease or any part thereof under any first or other leasehold mortgage, and upon Landlord being notified of the making of any such mortgage Landlord agrees that (i) as a result of any default there shall be no cancellation, amendment or termination of this Lease by joint action of Landlord and Tenant without first providing the secured party an opportunity to satisfy said default in a reasonable time, (ii) Landlord will give any secured party simultaneous notice of any default and such party will have the same period after service of such notice to remedy the default and Landlord will accept such performance as if the same had been done by Tenant, and (iii) Landlord will execute any agreement acknowledging the above rights of any secured party and granting to such party reasonable notice of any default hereunder and an opportunity to cure the same as may be requested by Tenant.

22.  Tenant Default; Landlord Remedies.  If the Rent herein reserved or any part thereof will be unpaid on the day when due, or if Tenant will remain in possession of the Premises after the termination of this Lease, or if Tenant defaults in the performance of any other terms or conditions of this Lease and Tenant has not cured the same within thirty (30) days after Landlord has given Tenant notice of such default, then, in addition to any other rights of Landlord at law or in equity or in this Lease, or such longer period as may be reasonably required to cure such default, Landlord may elect to do any one or more of the following:  (a) terminate this Lease, but only after Landlord provides an additional sixty (60) days notice of termination; (b) enter on the Premises and repossess the same and remove and put out Tenant and each and every occupant; (c) terminate possession by Tenant without terminating this Lease; and/or (d) commence legal proceedings against Tenant for eviction.  The remedies herein will be cumulative and will not be deemed to be exclusive.  If legal action is instituted by Landlord to compel performance or to recover for breach of any covenant, agreement or condition herein contained, Landlord will be entitled to recover all reasonable attorneys’ fees and costs, including, without limitation, expert witness fees, all litigation related expenses, and reasonable attorneys’ fees incurred in connection with such action, as determined by the court in which such action is prosecuted if Landlord prevails in such action.

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23.   Utilities.  The parties acknowledge that as of the Commencement Date, the utilities serving all or a portion of the Premises and some of the improvements located thereon, being the services set forth on Schedule A hereto (the “Utilities”) are interconnected to Landlord’s utility infrastructure at the Refinery.  The provisions of this Section 23 shall be subject to the terms of that certain Fourth Amended and Restated Operation and Management Services and Secondment Agreement dated as of the Commencement Date, by and among Landlord, Tenant, PBF Holding Company LLC (“PBF Holding”), Delaware City Refining Company LLC, Toledo Refining Company LLC, Torrance Logistics Company LLC, PBF Logistics GP LLC, PBF Logistics LP, Delaware City Terminaling Company LLC, Toledo Terminaling Company LLC, Delaware Pipeline Company LLC, Delaware City Logistics Company LLC, Torrance Valley Pipeline Company LLC and PBFX Operating Company LLC, as amended, restated, modified or supplemented from time to time (the “Secondment Agreement”), and for so long as the Secondment Agreement is in effect between the parties, the provisions of that agreement shall control in the event that its terms and the terms of this Section 23 are inconsistent with one another.  In the event that the Secondment Agreement is no longer in effect, the terms of this Section 23 shall control.
Except as provided herein, the parties agree that throughout the Term of this Lease Landlord shall provide the Utilities and Tenant shall pay Landlord for Tenant’s usage thereof (without any surcharge being added by Landlord for overhead) in amounts as reasonably determined by Landlord and consistent with the methodology utilized in the Secondment Agreement.  The parties agree that the Premises shall be separately metered for electricity as soon as reasonably practicable following the termination of the Secondment Agreement.  All costs required to effectuate such separate metering shall be borne equally by Landlord and Tenant.  The parties shall cooperate with each other in all reasonable respects in connection therewith.  Thereafter Tenant shall pay all charges for electricity serving the Premises directly to the Utility provider.  Until such time as electricity is separately metered to the Premises, electricity to the Premises shall continue to be interconnected to Landlord’s utility infrastructure, and shall be provided to Tenant and paid for in the same manner and subject to the same conditions as all other Utilities are provided to Tenant.  With regard to electricity until it is separately metered and with regard to all other Utilities, Tenant shall pay Landlord for Tenant’s usage thereof (without any surcharge being added by Landlord for overhead) in amounts as reasonably determined by Landlord and consistent with the methodology utilized in the Secondment Agreement, subject to Tenant’s reasonable approval.  Such payment shall be due within thirty (30) days following delivery of Landlord’s invoice therefor accompanied by reasonably detailed support.  Landlord shall not invoice Tenant for Utility usage more frequently than monthly.  The following restrictions shall apply with respect to Tenant’s usage of Landlord’s oily water sewer system: (i) only sanitary waste and wastewaters containing oily water and petroleum products may be discharged therein, (ii) only wastewaters (including stormwaters) generated from Tenant’s operations on the Premises may be discharged therein, (iii) Tenant shall comply with all applicable laws, rules and regulations regarding the use thereof and the discharge of substances therein, and (iv) the daily volume of oily water discharged therein may not materially exceed the volume of the typical daily discharge therein resulting from Landlord’s operation of the Refinery prior to the Commencement Date. Landlord shall have no obligation to provide telephone service to the Premises or any other utility service of any kind except as set forth in this paragraph or in the Secondment Agreement.  Landlord shall in no event be liable or responsible for any cessation or interruption in, or damage caused by, any utility services 

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provided to the Premises, whether by Landlord or otherwise, unless the cessation or interruption results from Landlord’s intentional misconduct or gross negligence.  
24.    Maintenance.  Tenant will keep and maintain the Premises in good condition and repair, Tenant will be solely responsible for items of maintenance and repair to the Premises occasioned by Tenant’s own negligent act or omission or the acts of any employee, agent, invitee or contractor of Tenant. In the event of Tenant’s failure to perform any of Tenant’s maintenance and repair responsibilities and such failure or nonperformance will continue for a period of thirty (30) days from the date Landlord notifies Tenant of the need for such repair, then, in that event, Landlord will have the right to effect such repairs, at Tenant’s expense, and the cost thereof will be due upon demand by Landlord.
25.    Holdover. Should Tenant remain in possession of the Premises after the Termination Date, Tenant will be deemed to be occupying the Premises as a month-to-month tenant, and Tenant hereby agrees to pay, in advance on the first day of each month, monthly rent equal to one hundred twenty-five percent (125%) of one-twelfth (1/12) of the annual rent that is applicable on the last day of the term of this Lease. 
26.    Severability.  The invalidity of any provision of this Lease will not affect the enforceability of any other provision of this Lease.
27.    Waiver.  No waiver of any breach or default under this Lease will be effective unless the waiver is in writing and signed by the Party against whom the waiver is claimed.  No waiver of any breach or default will be deemed to be a waiver of any other or subsequent breach or default.
28.    Entire Agreement.  This Lease constitutes the sole understanding and entire agreement of the parties hereto and supersedes any and all representations or agreements, oral or written, made prior or contemporaneous hereto pertaining to the Premises.
29.    Modification.  No modification or amendment of this Lease will be effective unless in writing and by both Landlord and Tenant.
30.    Binding Effect.  All the terms, covenants, and conditions of this Lease herein contained apply to and are binding upon the parties hereto, their heirs, representatives, successors and assigns.
31.    Governing Law; Venue.  The formation, interpretation and performance of this Lease will be governed by and construed in accordance with the laws of the State of Louisiana, the courts of which, state and federal, will have sole and exclusive jurisdiction of all litigation arising hereunder.  The Parties hereby consent to the jurisdiction of such courts.
32.    Counterparts; Facsimile Signature.  This Lease may be executed in any number of counterparts and by facsimile signature, each of which will be deemed an original and all of which when taken together will constitute one instrument.

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33.    Memorandum of Lease.  At either party’s request the parties hereto agree to execute and cause to be properly recorded a memorandum of this Lease, sufficient in form and content to give third-parties constructive notice of the Tenant’s interest hereunder.  
34.    Notices.  Any notice, request, demand, consent, approval, or other communication required or permitted under this Lease must be in writing and will be deemed to have been given when personally delivered, deposited with any nationally recognized overnight carrier that routinely issues receipts, or deposited in any depository regularly maintained by the United States Postal Service, postage prepaid, certified mail, return receipt requested, addressed to the party for whom it is intended at the addresses set forth below.  Notices given by mail will be deemed delivered as of the date of receipt.  Until a change of address is communicated as indicated above, all notices to Tenant will be addressed to:

PBFX Operating Company LLC 
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Jim Fedena
Email: jim.fedena@pbfenergy.com
with a copy, which shall not constitute notice, to:
PBF Energy Company LLC
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Trecia Canty
Telecopy No:  973-971-3654
Email:  trecia.canty@pbfenergy.com
All notices to Landlord will be addressed to:

Chalmette Refining, L.L.C.
One Sylvan Way, Second Floor
Parsippany, NJ 07054 
Attn: Erik Young
Telecopy No:  (973) 455-7562
Email:  erik.young@pbfenergy.com
with a copy, which shall not constitute notice, to:
Chalmette Refining, L.L.C.
One Sylvan Way, Second Floor
Parsippany, NJ 07054
Attn:  Trecia Canty
Telecopy No:  973-971-3654
Email:  trecia.canty@pbfenergy.com  
35.    Landlord’s Authority.  If Landlord’s consent or discretion is required or allowed under any provision of this Lease, unless expressly provided to the contrary in this Lease, 

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Landlord will use reasonable discretion in providing, conditioning, delaying or denying such consent.
36.    Servitudes.  In addition to this Lease of the Premises provided for herein, Landlord hereby grants to Tenant the following non-exclusive personal servitudes of right of use:
(a)    Servitude of Access. A non-exclusive personal servitude of right of use for the purpose of ingress and egress to and from the Premises, over that servitude area described in Exhibit C and shown on that portion of Exhibit A-1 labeled and titled “Servitude of Access”. 

(b)    Utility Servitude.  A non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of subsurface utilities and services related to Tenant’s permitted uses of the Premises, over that servitude area described in Exhibit D and shown on that portion of Exhibit A-1 labeled and titled “Utility Servitude”.   

(c)    Servitude for Additional Firewater and Foam Lines.  A thirty-foot (30’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of firewater and foam lines related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit E and shown on that portion of Exhibit A-1, labeled and titled “30’ Servitude for Additional Firewater and Foam Lines”.   

(d)    Servitude for Additional Foam Line. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of a foam line, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit F and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Additional Foam Line”.  

(e)    Servitude for Cable Tray. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of a cable tray, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit G and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Cable Tray”.   

(f)    Servitude for Crude Line to Tank D310. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of a crude line to Tank D310, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit H and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Crude Line to Tank D310”. 

(g)    Servitude for Crude Line to Tank D311. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of a crude line to Tank D311, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit I and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Crude Line to Tank D311”.  

(h)    Servitude for Crude Pipeline and Firewater Pipeline. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, 

15

repair and removal of a crude pipeline and firewater pipeline, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit J and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Crude Pipeline and Firewater Pipeline”.  

(i)    Servitude for Firewater Pipeline and Manifold. A twenty-foot (20’) non-exclusive personal servitude of right of use for the purpose of installation, maintenance, repair and removal of a firewater pipeline and manifold, related to Tenant’s permitted uses of the Premises, located over that servitude area described in Exhibit K and shown on that portion of Exhibit A-1 labeled and titled “20’ Servitude for Firewater Pipeline and Manifold”.   

The servitudes granted in this Section 36(a) - (i) are collectively defined herein as the “Servitudes”. The Servitudes will have the same term as this Lease and will expire when this Lease is terminated, either upon the expiration of the Term or earlier, if terminated in accordance with the terms of this Lease.   

Upon notice to and subsequent grant from Landlord, which grant shall not be unreasonably withheld, Tenant may establish from time to time one or more other or additional servitudes on, over, across or under other land owned by Landlord, including, without limitation, the docks, for the benefit of the Premises and/or such other property adjoining the Premises.  Such servitudes  may  be for the purpose of access, ingress and egress, utilities, rail service, pipelines, maintenance of encroachments or any other improvements constructed by or on behalf of Tenant on the Premises or on such adjoining property (the “Adjoining Improvements”), repair, reconstruction or replacement, parking and any other purposes, like or unlike the foregoing, to enable Tenant to construct, own and operate the Improvements and any Adjoining Improvements as a related, complementary, and unified development. 

[The remainder of this page is intentionally left blank]

16

This Lease has been executed by the Landlord as of the date set forth above.
	
					
	Witnesses:
	 
	 
	Landlord:
	 

	 
	 
	 
	 
	 

	 
	 
	 
	Chalmette Refining, L.L.C., a Delaware

	 
	 
	 
	limited liability company

	 
	 
	 
	 
	 

	 
	 
	 
	 
	 

	 
	 
	 
	By: /s/ Trecia Canty                                   

	 
	 
	 
	Name: Trecia Canty
	 

	 
	 
	 
	Title: Senior Vice President, General Counsel

	 
	 
	 
	 
	 

	 
	/s/ Evelyn Verdon                            
	 

	 
	Notary Public
	 

	 
	 
	 
	 
	 

	 
	 
	 
	 
	 

[Signatures continued on following page]

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This Lease has been executed by the Tenant as of the date set forth above.
	
					
	Witnesses:
	 
	 
	Tenant:
	 

	 
	 
	 
	 
	 

	 
	 
	 
	PBFX Operating Company LLC, a

	 
	 
	 
	Delaware limited liability company

	 
	 
	 
	 
	 

	 
	 
	 
	 
	 

	 
	 
	 
	By: /s/ James Fedena                                   

	 
	 
	 
	Name: James Fedena
	 

	 
	 
	 
	Title: Senior Vice President, Logistics

	 
	 
	 
	 
	 

	 
	/s/ Evelyn Verdon                            
	 

	 
	Notary Public
	 

	 
	 
	 
	 
	 

	 
	 
	 
	 
	 

18

Exhibit A
Description of Premises

1.  Tank D0311 Lease Site:
A CERTAIN LEASE SITE for proposed Tank D0311, situated in Sections 5 and 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, said area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the easterly line of Tract B-2; thence along said easterly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southeasterly corner of said Tract B-2; thence on a line through Tract E bearing South 43 degrees 06 minutes 44 seconds West a distance of 251.34 feet to the center point of the Lease Site, having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,516.94 feet and Y=523,932.25 feet and Chalmette Refinery Plant Coordinates of North 1,156 feet and East 2,280.00 feet and the POINT OF BEGINNING;
Thence from said POINT OF BEGINNING, and center point, in all directions 161.00 feet, to the perimeter of said Lease Site forming a circle with a diameter of 322.00 feet.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.
The above described lease site contains 81,433 square feet or 1.869 acres, more or less, all as more fully shown on Exhibit A-1.
2.  Pumping Station and Electrical Transformer Lease Site:

A CERTAIN LEASE SITE for a proposed Pumping Station and Electrical Transformer, situated in Section 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, said area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the easterly line of Tract B-2; thence along said easterly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southeasterly corner of said Tract B-2; thence on a line through Tract E bearing South 24 degrees 01 minutes 37 seconds West a distance of 557.64 feet to the northeasterly corner of the Lease Site, having Louisiana State Plane, South Zone 

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(NAD83) Coordinates of X=3,714,4610.49 feet and Y=523,606.44 feet and Chalmette Refinery Plant Coordinates of North 831.00 feet and East 2,340.00 feet and the POINT OF BEGINNING;
Thence from said POINT OF BEGINNING, South 60 degrees 55 minutes 30 seconds East a distance of 130.00 feet to a point;
Thence South 29 degrees 04 minutes 30 seconds West a distance of 55.00 feet to a point;
Thence North 60 degrees 55 minutes 30 seconds West a distance of 90.00 feet to a point;
Thence South 29 degrees 04 minutes 30 seconds West a distance of 20.00 feet to a point;
Thence North 60 degrees 55 minutes 30 seconds West a distance of 40.00 feet to a point;
Thence North 29 degrees 04 minutes 30 seconds East a distance of 75.00 feet to the POINT OF BEGINNING.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.
The above described lease site contains 7,950 square feet or 0.182 acres more or less, all as more fully shown on Exhibit A-1. 

20

Exhibit A-1
Diagram of Lease Sites and Servitude Areas

21

Exhibit B
Insurance Requirements

Tenant will continuously maintain the following minimum insurance coverages during the Term and at any other time that Tenant or its agents, employees and contractors enter, or perform activities on, the Premises:
Tenant agrees to provide and keep in force general liability insurance naming the Landlord as an additional insured in the amounts of Three Hundred Thousand Dollars ($300,000.00) in respect to injuries to any one person, Five Hundred Thousand Dollars ($500,000.00) in respect of any one accident, and One Hundred Thousand Dollars ($100,000.00) in respect of property damage, and to deliver certificates of such insurance to Landlord.  Tenant agrees to hold Landlord harmless from liability from injury or damage to any person or property resulting from the condition of this Leased Premises (if said condition is not a result of Landlord's breach of its covenants contained in this Lease, or has not otherwise been caused by Landlord, its agents or servants), or resulting from any acts or omissions of Tenant or anyone under its direction or control, including, but not limited to Tenant's agents or servants.   
The insurance policies will contain no exclusions or limitations with regard to explosion, collapse or underground hazard coverage. The insurance policies will name Landlord as additional insured.  The policies will state that Tenant’s coverage is primary and that the inclusion of more than one insured will not operate or impair the right of one insured against another insured and the coverages afforded will apply as though separate policies had been issued to each insured.  All the insurance policies will contain an endorsement providing that written notice by certified mail, return receipt requested will be given by the insurer to Landlord at least thirty days prior to termination, cancellation nonrenewal or modification or reduction of coverage of any policy.  
The insurance policies will be obtained by an insurance company approved by Landlord.  The insurance policies will contain a cross-liability endorsement permitting recovery by one insured as against the other for the negligence to the other.  All insurance policies will contain a contractual liability endorsement covering Tenant’s liability under this Lease and all contracts entered into by Tenant to ensure Tenant’s indemnity obligations and other insurable provisions of this Lease.  The insurance policies will contain no co-insurance provisions.  Tenant will require Tenant’s insurance carrier to waive its right of subrogation as to Landlord.

22

Exhibit C
Legal Description of Servitude of Access

A CERTAIN 30 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for proposed Ingress and Egress to the Tank D0311 Lease Site, situated in Section 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said eastern line of Louisiana State Highway Number 47, also known as Paris Road, bearing South 22 degrees 10 minutes 40 seconds West a distance of 795.00 feet to the point of at the center of Chalmette Refinery, LLC Gate Number 52, having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,713,512.99 feet and Y=524,218.59 feet and Chalmette Refinery Plant Coordinates of North 1,079.57 feet and East 1,238.82 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel and concentric to, and lying 15 feet on either side of the centerline as described below;
Thence South 62 degrees 38 minutes 50 seconds East a distance of 94.00 feet to a point the point of curvature of a curve concave to the right;
Thence along said curve concave to the right having a radius of 100.00 feet, a length of 33.23 feet and a chord bearing South 53 degrees 07 minutes 42 seconds East a distance of 33.07 feet to the point of tangency;
Thence South 43 degrees 36 minutes 35 seconds East a distance of 90.00 feet to the point of curvature of a curve concave to the left;
Thence along said curve concave to the left having a radius of 100.00 feet, a length of 41.28 feet and a chord bearing South 55 degrees 26 minutes 09 seconds East a distance of 40.99 feet to the point of tangency;
Thence South 67 degrees 15 minutes 41 seconds East a distance of 125.00 feet to the point of curvature of a curve concave to the right;
Thence along said curve concave to the right having a radius of 100.00 feet, a length of 52.57 feet and a chord bearing South 52 degrees 12 minutes 08 seconds East a distance of 51.96 feet to the point of tangency;
Thence South 37 degrees 08 minutes 34 seconds East a distance of 220.00 feet to the point of curvature of a curve concave to the left;
Thence along said curve concave to the left having a radius of 110.00 feet, a length of 233.85 feet and a chord bearing North 81 degrees 57 minutes 18 seconds East a distance of 192.23 feet to the point of tangency;

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Thence North 21 degrees 03 minutes 10 seconds East a distance of 427.00 feet to the point of curvature of a curve concave to the right;
Thence along said curve concave to the right having a radius of 15.00 feet, a length of 23.38 feet and a chord bearing North 65 degrees 42 minutes 52 seconds East a distance of 21.09 feet to the point of compound curvature;
Thence along said compound curve concave to the right having a radius of 300.00 feet, a length of 61.56 feet and a chord bearing South 63 degrees 44 minutes 42 seconds East a distance of 61.45 feet to the point of tangency;
Thence South 57 degrees 51 minutes 59 seconds East a distance of 56.00 feet to the point of curvature of a curve concave to the right;
Thence along said curve concave to the right having a radius of 50.00 feet, a length of 45.85 feet and a chord bearing South 31 degrees 35 minutes 40 seconds East a distance of 44.26 feet to the point of tangency;
Thence South 5 degrees 21 minutes 19 seconds East a distance of 58.19 feet to the point of intersection with the perimeter of the 322 foot diameter Lease Site for Tank D0311 and the POINT OF TERMINATION.
The above described 30 foot wide strip servitude contains 46,864 square feet or 1.076 Acres, more or less.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988
 

24

Exhibit D
Legal Description of Utility Servitude

Not applicable.

25

Exhibit E
Legal Description for Servitude for Additional Firewater and Foam Lines

A CERTAIN 30 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for proposed Additional Firewater and Foam Lines, situated in Sections 5 and 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 45 degrees 18 minutes 19 seconds West a distance of 721.48 feet to a point 5.00 feet southerly from the Firewater Manifold which is the physical end of the Firewater Line, having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,175.67 feet and Y=523,608.47 feet and Chalmette Refinery Plant Coordinates of North 734.60 feet and East 2,070.91 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 15 feet on either side of the centerline as described below;
Thence North 22 degrees 08 minutes 46 seconds East a distance of 432.00 feet to a point;
Thence North 67 degrees 51 minutes 01 seconds West a distance of 1.63 feet to a point;
Thence North 22 degrees 08 minutes 59 seconds East a distance of 254.80 feet to a point;
Thence North 34 degrees 19 minutes 22 seconds East a distance of 87.82 feet to a point;
Thence South 55 degrees 40 minutes 12 seconds East a distance of 468.58 feet to a point;
Thence South 28 degrees 22 minutes 06 seconds West a distance of 441.49 feet to a point;
Thence North 67 degrees 39 minutes 06 seconds West a distance of 157.10 feet to a point;
Thence South 28 degrees 01 minutes 08 seconds West a distance of 230.67 feet to a point;
Thence North 63 degrees 27 minutes 05 seconds West a distance of 232.07 feet to the point of intersection with the easterly line of said 30 foot wide servitude. Said easterly line being the 15 foot easterly offset of the first course herein described and the POINT OF TERMINATION.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988. 
The above described 30 foot wide strip servitude contains 69,136 square feet or 1.587 Acres, more or less, all as shown on Exhibit A-1. 

26

Exhibit F
Servitude for Additional Foam Line

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for proposed Additional Foam Line, situated in Section 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 45 degrees 18 minutes 19 seconds West a distance of 721.48 feet to a point; thence North 22 degrees 08 minutes 46 seconds East a distance of 421.68 feet to a point, thence South 69 degrees 54 minutes 42 seconds East a distance of 421.68 feet to a point; thence South 69 degrees 54 minutes 42 seconds East a distance of  15.26 feet to the point of intersection with the easterly line of a 30 foot wide servitude for Firewater and Foam lines having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,348.92 feet and Y=523,993.80 feet and Chalmette Refinery Plant Coordinates of North 1156.00 feet and East 2,101.07 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence continuing South 69 degrees 54 minutes 42 seconds East a distance of 18.23 feet to the point of intersection with the Lease Site for proposed Tank D0311 and the POINT OF TERMINATION.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.
The above described 20 foot wide strip servitude contains 361 square feet or 0.008 Acres, more or less, all as shown on Exhibit A-1.

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Exhibit G
Servitude for Cable Tray

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for Cable Trays to the Pumping Station and Electrical Transformer Lease Site, situated in Section 5, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an said area also known as Tract E and Tract A-3 in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence along the southerly line of Tract B-2 bearing South 58 degrees 55 minutes 44 seconds East a distance of 192.00 feet; thence continuing South 58 degrees 55 minutes 44 seconds East along the southerly line of Tract A-2, a distance of 191.83 feet, thence continuing South 58 degrees 55 minutes 44 seconds East along the southerly line of Tract A-1, a distance of 191.83 feet to its southeasterly corner; thence on a line through Tract A-3 bearing South 3 degrees 42 minutes 42 seconds West a distance of 759.91 feet to a point on a 5.00 foot southerly projection of the proposed Cable Tray centerline, having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,715,132.14 feet and Y=523,060.00 feet and Chalmette Refinery Plant Coordinates of North 548.56 feet and East 3, P 157.67 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence North 25 degrees 11 minutes 58 seconds East a distance of 178.94 feet to a point;
Thence North 48 degrees 49 minutes 10 seconds West a distance of 11.95 feet to a point; 
Thence North 61 degrees 40 minutes 44 seconds West a distance of 60.05 feet to a point;
Thence North 68 degrees 51 minutes 06 seconds West a distance of 7.05 feet to a point;
Thence North 61 degrees 40 minutes 44 seconds West a distance of 155.87 feet to a point;
Thence North 62 degrees 25 minutes 11 seconds West a distance of 72.74 feet to a point;
Thence South 27 degrees 53 minutes 09 seconds West a distance of 52.42 feet to a point;
Thence North 62 degrees 47 minutes 27 seconds West a distance of 403.68 feet to the point of intersection with the easterly line of a Pumping Station and Electrical Transformer Lease Site and the POINT OF TERMINATION.
The above described 20 foot wide strip servitude contains 18,854 square feet or 0.433 Acres, more or less, all as shown on Exhibit A-1. Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988

28

Exhibit H
Legal Description for Servitude for Crude Line to Tank D310

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for Crude Lines to Tank D310, situated in Section 5, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 24 degrees 01 minutes 37 seconds West a distance of 557.64 feet to the northwesterly corner of the Pumping Station and Electrical Transformer Lease Site, thence South 60 degrees 55 minutes 30 seconds East a distance of 130.00 feet to the northeasterly corner of said Pumping Station and Electrical Transformer Lease Site; thence continuing along the eastern side of said Pumping Station and Electrical Transformer Lease Site South 29 degrees 04 minutes 30 seconds West a distance of 39.91 feet to a point having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,555.66 feet and Y=523,508.34 feet and Chalmette Refinery Plant Coordinates of North 771.27 feet and East 2,462.17 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence South 63 degrees 02 minutes 17 seconds East a distance of 123.23 feet to a point;
Thence North 27 degrees 40 minutes 34 seconds East a distance of 40.12 feet to a point;
Thence South 62 degrees 15 minutes 24 seconds East a distance of 11.19 feet to a point on Tank D310 and the POINT OF TERMINATION.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.
The above described 20 foot wide strip servitude contains 3,491 square feet or 0.080 Acres, more or less, all as shown on Exhibit A-1. 

29

Exhibit I
Legal Description for Servitude for Crude Line to Tank D311

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for Crude Lines to proposed Tank D0311, situated in Sections 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 23 degrees 12 minutes 11 seconds West a distance of 372.69 feet to a point on the perimeter of the said 322 foot diameter Tank D0311 Lease Site of said Tank D0311, having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,541.80 feet and Y=523,773.18 feet and Chalmette Refinery Plant Coordinates of North 1,015.19 feet and East 2,358.05 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence South 8 degrees 54 minutes 43 seconds East a distance of 38.54 feet to a point;
Thence South 29 degrees 04 minutes 45 seconds West a distance of 154.37 feet to the point of intersection with the northerly line of a Pump Station and Electrical Transformer Lease and the Point of Termination.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.
The above described 20 foot wide strip servitude contains 3,860 square feet or 0.089 Acres, more or less, all as shown on Exhibit A-1

30

Exhibit J
Servitude for Crude Pipeline and Firewater Pipeline

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for Crude Pipelines and Firewater Pipelines, situated in Sections 5 and 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 24 degrees 01 minutes 37 seconds West a distance of 557.64 feet to the northwesterly corner of the Pumping Station and Electrical Transformer Lease Site, thence along the westerly line of said Pumping Station and Electrical Transformer Lease Site, South 29 degrees 04 minutes 30 seconds West a distance of 75.00 feet to the southwesterly corner of said Pumping Station and Electrical Transformer Lease Site; thence along the southerly line of said Pumping Station and Electrical Transformer Lease Site, South 60 degrees 55 minutes 30 seconds East a distance of 17.54 feet to a point having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,440.34 feet and Y=523,532.38 feet and Chalmette Refinery Plant Coordinates of North 754.18 feet and East 2,345.61 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence South 29 degrees 04 minutes 28 seconds East a distance of 183.05 feet to a point;
Thence South 60 degrees 55 minutes 28 seconds West a distance of 4.82 feet to a point;
Thence South 29 degrees 08 minutes 43 seconds West a distance of 438.60 feet to a point;
Thence North 60 degrees 55 minutes 27 seconds West a distance of 2.04 feet to a point;
Thence South 28 degrees 44 minutes 31 seconds West a distance of 85.86 feet to a point;
Thence South 86 degrees 50 minutes 48 seconds West a distance of 300.72 feet to a point;
Thence South 88 degrees 13 minutes 12 seconds West a distance of 173.32 feet to a point;
Thence South 1 degree 59 minutes 27 seconds East a distance of 3.00 feet to a point;
Thence South 87 degrees 28 minutes 38 seconds West a distance of 145.74 feet to a point;
Thence North 89 degrees 31 minutes 28 seconds West a distance of 150.60 feet to a point;
Thence North 1 degree 58 minutes 53 seconds West a distance of 25.13 feet to a point;
Thence South 88 degrees 39 minutes 31 seconds West a distance of 108.07 feet to a point;
Thence North 1 degree 20 minutes 30 seconds West a distance of 8.10 feet to a point;
Thence North 89 degrees 27 minutes 50 seconds West a distance of 92.03 feet to a point;

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Thence South 0 degrees 20 minutes 40 seconds East a distance of 8.15 feet to a point;
Thence South 89 degrees 39 minutes 20 seconds West a distance of 33.25 feet to a point;
Thence South 0 degrees 20 minutes 40 seconds East a distance of 6.00 feet to a point;
Thence South 89 degrees 39 minutes 20 seconds West a distance of 16.68 feet to a point 5.00 feet southwesterly from a 24 inch diameter gate valve marking the physical end of the Crude Line and the POINT OF TERMINATION.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988. 
The above described 20 foot wide strip servitude contains 35,703 square feet or 0.820 Acres, more or less, all as more shown on Exhibit A-1. 

32

Exhibit K
Servitude for Firewater Pipeline and Manifold 

A CERTAIN 20 FOOT WIDE, NON-EXCLUSIVE SERVITUDE for Firewater Pipeline and Manifold, situated in Sections 5 and 6, Township 13 South, Range 12 East, Saint Bernard Parish, State of Louisiana, in an area also known as Tract E in the East Tank Farm of Chalmette Refinery, LLC, Chalmette Louisiana and being more fully described as follows: 
COMMENCING at the point of intersection of the eastern line of Louisiana State Highway Number 47, also known as Paris Road, with the southerly line of the Louisiana Southern Railroad, said southerly line being 50.00 feet perpendicular to the railroad track centerline; thence along said southerly line of the Louisiana Southern Railroad bearing South 58 degrees 53 minutes 11 seconds East a distance of 1,164.64 feet to the point of intersection with the westerly line of Tract B-2; thence along said westerly line of Tract B-2 bearing South 27 degrees 08 minutes 16 seconds West a distance of 265.99 feet to the southwesterly corner of said Tract B-2; thence on a line through Tract E bearing South 24 degrees 01 minutes 37 seconds West a distance of 557.64 feet to the northwesterly corner of the Pumping Station and Electrical Transformer Lease Site, thence along the westerly line of said Pumping Station and Electrical Transformer Lease Site, South 29 degrees 04 minutes 30 seconds West a distance of 75.00 feet to the southwesterly corner of said Pumping Station and Electrical Transformer Lease Site; thence along the southerly line of said Pumping Station and Electrical Transformer Lease Site, South 60 degrees 55 minutes 30 seconds East a distance of 17.54 feet to a point; thence South 29 degrees 04 minutes 28 seconds East a distance of 183.05 feet to a point; thence North 60 degrees 55 minutes 28 seconds West a distance of 10.00 feet to the point of intersection with the westerly line of a 20 foot wide servitude for Crude Line and Firewater Line having Louisiana State Plane, South Zone (NAD83) Coordinates of X=3,714,342.57 feet and Y=523,377.31 feet and Chalmette Refinery Plant Coordinates of North 574.94 feet and East 2,307.14 feet and the POINT OF BEGINNING.
From said POINT OF BEGINNING, parallel to, and lying 10 feet on either side of the centerline as described below;
Thence South 60 degrees 55 minutes 28 seconds East a distance of 128.40 feet; 
Thence South 69 degrees 54 minutes 44 seconds West a distance of 9.29 feet to a point 5.00 feet westerly from the physical westerly end of the Firewater Manifold and the POINT OF TERMINATION.
Bearings are based on a map of survey by Eugene I. Estopinal & Associates dated October 28, 1988.  
The above described 20 foot wide strip servitude contains 2,754 square feet or 0.063 Acres, more or less, as shown on Exhibit A-1. 

33

Schedule A
Utility Services

Electrical Power
		
	•
	Electrical power supply from Switchrack PE292

		
	•
	Electrical distribution system

Fire Water
		
	•
	Raw water supply and interconnecting pipe

Stormwater Discharge, Wastewater Treatment and Containment
		
	•
	Sewer collection sump in the diked area surrounding the Chalmette Tank and the connecting piping to the Refinery waste water treatment plant

		
	•
	Maintain Refinery’s existing containment area for use by Chalmette Tank

34

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