Document:

Mortgage Assignment of Leases & Rents

 EXHIBIT 10.111 
  
 MORTGAGE ASSIGNMENT OF LEASES AND RENTS, SECURITY AGREEMENT AND 
 FIXTURE FILING STATEMENT RELATING TO LEO BURNETT CHICAGO BUILDING 

 MORTGAGE, ASSIGNMENT OF LEASES AND RENTS, 
 SECURITY AGREEMENT AND FIXTURE FILING STATEMENT 
  
 by 
  
 35 W. WACKER VENTURE L.L.C., 
 as Borrower 
  
 for the benefit of 
  
 TEACHERS INSURANCE AND ANNUITY ASSOCIATION 
 OF AMERICA  
 and 
 NEW YORK LIFE INSURANCE COMPANY 
 collectively,
as Lender 
  
 Property Known As 
 LEO BURNETT BUILDING 
 35 West Wacker Drive

 Chicago, Illinois 60601 
  
 This Mortgage Was Prepared By 
 And After
Recordation This Mortgage Should Be Returned To: 
  
 Scott B.
Toban, Esq. 
 SONNENSCHEIN NATH & ROSENTHAL 
 8000 Sears Tower 
 Chicago, Illinois 60606 

 MORTGAGE ASSIGNMENT LEASES AND RENTS, 
 SECURITY AGREEMENT AND FILING FIXTURE 
  
 THIS MORTGAGE, ASSIGNMENT OF LEASES AND RENTS AND SECURITY AGREEMENT made this 25th day of February, 1999, by 35 W. WACKER VENTURE, L.L.C.
(“Borrower”), a Delaware limited liability company, having its principal place of business at Three Pickwick Plaza, Suite 250, Greenwich, Connecticut 06830, for the benefit of TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF
AMERICA (“TIAA”), a New York corporation, having an address at 730 Third Avenue, New York, New York 10017 and New York Life Insurance Company (“NYLIC”), a New York mutual insurance company, having an
address at 51 Madison Avenue, New York, New York 10010 (collectively, TIAA and NYLIC are referred to herein as (the “Lender”). 
  
 RECITALS: 
  
 A. Lender agreed to make and Borrower agreed to accept a loan (the “Loan”) in the maximum principal amount of One Hundred Sixty
Million and no/100 Dollars ($160,000,000.00). 
  
 B. To evidence
the Loan, Borrower executed and delivered to Lender two (2) promissory notes (collectively, the “Note”) of even date herewith in the principal amounts of Eighty Million and no/100 Dollars ($80,000,000.00) to order of TIAA,
and Eighty Million and no/100 Dollars ($80,000,000.00) to order of NYLIC, respectively (those amounts or so much as is outstanding from time to time are referred to collectively as the “Principal”), promising to pay the
Principal with interest thereon to the order of each of TIAA and NYLIC as respectively set forth in each of the promissory notes constituting the Note and with the balance, if any, of the Debt being due and payable on March 1, 2006 (the
“Maturity Date”). 
  
 C. To secure the
Note, this Mortgage encumbers, among other things, Borrower’s fee interest in the real property located in the City of Chicago, County of Cook, State of Illinois, more particularly described in paragraph 1 of Exhibit A (the
“Loan”). 
  
 ARTICLE I. 

 
 DEFINITIONS AND RULES OF CONSTRUCTION  
  
 Section 1.1 Definitions. 
  
 Capitalized terms used in this Mortgage are defined in Exhibit B or
in the text with a cross-reference in Exhibit B. 
  
 Section 1.2 Rules of Construction. 
  
 This Mortgage will be interpreted in accordance with the rules of construction set forth in Exhibit C. 
  

 1 

 ARTICLE II. 
  
 GRANTING CLAUSES 
  
 Section 2.1. Encumbered Property. 
  
 Borrower irrevocably grants, mortgages, war ants, conveys, assigns and pledges to Lender, and grants to Lender a security interest in, the following
property, rights, interests and estates now or in the future owned or held by Borrower (the “Property”) for the uses and purposes set forth in this Mortgage forever. 
  
 (i) the Land; 
  
 (ii) all buildings and improvements located on the Land (the
“Improvements”); 
  
 (iii) all easements; rights of way or use, including any rights of ingress and egress; streets, roads, ways, sidewalks, alleys and passages; strips and gores; sewer rights; water, water rights, water courses, riparian rights and drainage
rights; air rights and development rights; oil and mineral rights; and tenements, hereditaments and appurtenances, in each instance adjoining or otherwise appurtenant to or benefiting the Land or the Improvements including, but not limited to, those
more particularly described in paragraph 2 of Exhibit A; 
  
 (iv) all materials intended for construction, re-construction, alteration or repair of the Improvements, such materials to be deemed included in the Land and the Improvements immediately on delivery to the Land; all
fixtures and personal property that are attached to, contained in or used in connection with the Land or the Improvements (excluding personal property owned by tenants), including: furniture; furnishings; machinery; motors; elevators; fittings;
microwave ovens; refrigerators; office systems and equipment; plumbing, heating, ventilating and air conditioning systems and equipment; maintenance and landscaping equipment; lighting, cooking, laundry, dry cleaning, refrigerating, incinerating and
sprinkler systems and equipment; telecommunications systems and equipment; computer or word processing systems and equipment; security systems and equipment; and equipment leases for any of the property described in this subsection (the
“Fixtures and Personal Property”); 
  
 (v) all agreements, ground leases, grants of easements or rights-of-way, permits, declarations of covenants, conditions and restrictions, disposition and development agreements, planned unit development agreements,
cooperative, condominium or similar ownership or conversion plans, management, leasing, brokerage 

  

 2 

 
or parking agreements or other material documents affecting Borrower or the Land, the Improvements or the Fixtures and Personal Property, including the
documents described on Exhibit D but expressly excluding the Leases (the “Property Documents”); 
  
 (vi) all inventory (including all goods, merchandise, raw materials, incidentals, office supplies and packaging materials) held for sale,
lease or resale or furnished or to be furnished under contracts of service, or used or consumed in the ownership, use or operation of the Land, the Improvements or the Fixtures and Personal Property, all documents of title evidencing any part of any
of the foregoing and all returned or repossessed goods arising from or relating to any sale or disposition of inventory; 
  
 (vii) all intangible personal property relating to the Land, the Improvements or the Fixtures and Personal Property, including choses in
action and causes of action (except those personal to Borrower), corporate and other business records relating to Borrower or any of the Property, inventions, designs, promotional materials, blueprints, plans, specifications, patents, patent
applications, trademarks, trade names, trade secrets, goodwill, copyrights, registrations, licenses, franchises, claims for refunds or rebates of taxes, insurance surpluses, refunds or rebates of taxes and any letter of credit, guarantee, claim,
promissory note, including, but not limited to, that certain Promissory Note issued by Winston & Strawn to Harris Trust and Savings Bank and Leo Burnett Company, Inc. dated January 23, 1990 in the aggregate principal amount of $3,196,574.00,
that certain Promissory Note issued by Winston & Strawn to Harris Trust and Savings Bank and Leo Burnett Company, Inc. dated May of 1992 in the aggregate principal amount of $68,152.35 and that certain Promissory Note issued by Winston &
Strawn to Harris Trust and Savings Bank and Leo Burnett Company, Inc. dated May of 1992 in the aggregate principal amount of $464,489.40, security interest or other security held by or granted to Borrower to secure payment by an account debtor or
tenant of any of the accounts of Borrower arising out of the ownership, use or operation of the Land, the Improvements or the Fixtures and Personal Property, and documents covering all of the foregoing; all accounts, accounts receivable, documents,
instruments, money, deposit accounts, funds deposited in accounts established with a bank, savings and loan association, trust company or other financial institution in connection with the ownership, use or operation of the Land, the Improvements or
the Fixtures and Personal Property, including any reserve accounts or escrow accounts (except for that certain account established pursuant to the Reserve and Security Agreement of even date herewith by and among the Borrower, Lender and an escrow
holder), and all investments of the funds and all other general intangibles; 
  
 (viii) all awards and other compensation paid after the date of this Mortgage for any Condemnation (the “Condemnation Awards”); 
  
 (ix) all proceeds of and all unearned premiums on the
Policies (the “Insurance Proceeds”); 
  

 3 

 (x) all licenses, certificates of occupancy, contracts, management agreements, operating
agreements, operating covenants, franchise agreements, permits and variances relating to the Land, the Improvements or the Fixtures and Personal Property; 
  
 (xi) all books, records and other information, wherever located, which are in Borrower’s possession, custody or control or to which
Borrower is entitled at law or in equity and which are related to the Property, including all computer or other equipment used to record, store, manage, manipulate or access the information; 
  
 (xii) all deposits held from time to time by the
Accumulations Depositary to provide reserves for Taxes and Assessments together with interest thereon, if any (the “Accumulations”); and 
  
 (xiii) all after-acquired title to or remainder or reversion in any of the property described in this
Section; all additions, accessions and extensions to, improvements of and substitutions or replacements for any of such property; all products and all cash and non-cash proceeds, immediate or remote, of any sale or other disposition of any of such
property, excluding sales or other dispositions of inventory in the ordinary course of the business of operating the Land and the Improvements; and all additional lands, estates, interests, rights or other property acquired by Borrower after the
date of this Mortgage for use in connection with the Land or the Improvements, all without the need for any additional mortgage, assignment, pledge or conveyance to Lender but Borrower will execute and deliver to Lender, upon Lender’s request,
any documents reasonably requested by Lender to further evidence the foregoing. 
  
 Section 2.2. Habendum Clause. The Property is conveyed to Lender to have and to hold forever. 
  
 Section 2.3. Security Agreement. 
  
 (a) The Property includes both real and personal property and this Mortgage is a real property mortgage and also a “security agreement” and a
“financing statement” within the meaning of the Uniform Commercial Code. By executing and delivering this Mortgage, Borrower grants to Lender, as security for the Obligations, a security interest in the Property to the full extent that any
of the Property may be subject to the Uniform Commercial Code. 
  

 4 

 (b) This Mortgage constitutes a fixture financing statement under the Laws of the state or commonwealth
in which the Property is located and for this purpose, the following information is set forth: 
  

	 	(i)	Name and address of Debtor: 

 35 W.
Wacker Venture L.L.C., a Delaware limited liability company 
 c/o Starwood Capital Group, L.L.C. 
 Three Pickwick Plaza 
 Suite 250 
 Greenwich, CT 06830 
 Attn: Jerome C. Silvey 
  

	 	(ii)	Name and address of Secured Party: 

 Teacher’s Insurance and Annuity Association of America 
 730 Third Avenue 
 New York, New York 10017 
 -and- 
 New York Life Insurance Company 
 51 Madison Avenue 
 New York, New York 10010 
  

	 	(iii)	Description of the types (or items) of property covered by this Financing Statement: 

  
 All of the property described in sections ii-xiii of the Section entitled “Encumbered Property” described
or referred to herein and included as part of the Premises. 
  

	 	(iv)	Description of real estate to which collateral is attached or upon which it is located: 

  
 Described in Exhibit A. 
  
 Lender may file this Mortgage, or a reproduction thereof, in the real estate records or other appropriate index, as a
financing statement for any of the items specified above as part of the Property. Any reproduction of this Mortgage or of any other security agreement or financing statement is sufficient as a financing statement. 
  
 Section 2.4. Conditions to Grant. This Mortgage is made on the
express condition that if Borrower pays and performs the Obligations in full in accordance with the Loan Documents, then, unless expressly provided otherwise in the Loan Documents, the Loan Documents will be released at Borrower’s expense.

  

 5 

 ARTICLE III 
  
 OBLIGATIONS SECURED 
  
 Section 3.1. The Obligations. This Mortgage secures the Principal, the Interest, the Late Charges, the Prepayment Premiums, the Expenses,
any additional advances made by Lender in connection with the Property or the Loan in accordance with the terms and provisions of the Loan Documents and all other amounts payable by Borrower under the Loan Documents (the
“Debt”) and also secures both the timely payment of the Debt as and when required and the timely performance of all other obligations and covenants to be performed by Borrower under the Loan Documents (the
“Obligations”). 
  
 ARTICLE IV

  
 TITLE AND AUTHORITY 
  
 Section 4.1. Title to the Property. 
  
 (a) Borrower has and will continue to have good and marketable title in fee
simple absolute to the Land and the Improvements and good and marketable title to the Fixtures and Personal Property, all free and clear of liens, encumbrances and charges except the Permitted Exceptions. To Borrower’s knowledge, there are no
facts or circumstances that might give rise to a lien, encumbrance or charge on the Property. 
  
 (b) Borrower owns and will continue to own all of the other Property free and clear of all liens, encumbrances and charges except the Permitted
Exceptions. 
  
 (c) This Mortgage is and will remain a valid and
enforceable first lien on and security interest in the Property, subject only to the Permitted Exceptions. 
  
 Section 4.2. Authority. 
  
 (a) Borrower is and will continue to be (i) duly organized, validly existing and in good standing under the Laws of the state or commonwealth in which it
was organized or incorporated and (ii) duly qualified to conduct business, in good standing, in the state or commonwealth where the Property is located. 
  
 (b) Borrower has and will continue to have all approvals required by Law or otherwise and full right, power and authority to (i) own and operate the
Property and carry on Borrower’s business as now conducted or as proposed to be conducted; (ii) execute and deliver 

  

 6 

 
the Loan Documents; (iii) grant, mortgage, warrant the title to, convey, assign and pledge the Property to Lender pursuant to the provisions of this
Mortgage; and (iv) perform the Obligations. 
  
 (c) The execution
and delivery of the Loan Documents and the performance of the Obligations do not and will not conflict with or result in a default under any Laws or any Leases or Property Documents and do not and will not conflict with or result in a default under
any agreement binding upon any party to the Loan Documents. 
  
 (d) The Loan Documents constitute and will continue to constitute legal, valid and binding obligations of Borrower enforceable in accordance with their respective terms. 
  
 Section 4.3. No Foreign Person. Borrower is not a “foreign person” within the meaning of Section
1445(f)(3) of the Code. 
  
 Section 4.4. Litigation.
There are no Proceedings or, to Borrower’s knowledge, investigations against or affecting Borrower or the Property and, to Borrower’s knowledge, there are no facts or circumstances that might give rise to a Proceeding or an investigation
against or affecting Borrower or the Property. Borrower will give Lender prompt notice of the commencement of any Proceeding or investigation against or affecting the Property or Borrower which could have a material adverse effect on the Property or
on Lender’s interests in the Property or Borrower’s ability to perform the Obligations under the Loan Documents. Borrower also will deliver to Lender such additional information relating to the Proceeding or investigation as Lender may
request from time to time. 
  
 ARTICLE V 
  
 PROPERTY STATUS, MAINTENANCE AND LEASES 
  
 Section 5.1. Status of the Property. 
  
 (a) Borrower has obtained and will maintain in full force and effect all
certificates, licenses, permits and approvals that are issued or required by Law or by any entity having jurisdiction over the Property or over Borrower or that are necessary for the Permitted Use, for occupancy and operation of the Property, for
the granting of this Mortgage or for the conduct of Borrower’s business on the Property in accordance with the Permitted Use. 
  
 (b) The Property is and will continue to be serviced by all public utilities required for the Permitted Use of the Property. 
  
 (c) All roads and streets necessary for service of and access to the Property
for the current or contemplated use of the Property have been completed and are and will continue to be serviceable, physically open and dedicated to and accepted by the Government for use by the public. 
  

 7 

 (d) The Property is free from damage caused by a Casualty. 
  
 (e) All costs and expenses of labor, materials, supplies and equipment used
in the construction of the Improvements have been paid in full, except for (i) ongoing maintenance and repair, and (ii) expenses for tenant improvements pursuant to the Leases. 
  
 Section 5.2. Maintenance of the Proms. Borrower will maintain the Property in thorough repair and good and
safe condition, suitable for the Permitted Use, including, to the extent necessary, replacing the Fixtures and Personal Property with property at least equal in quality and condition to that being replaced and free of liens. Borrower will not erect
any new buildings, building additions or other structures on the Land or otherwise materially alter the structural aspects of the Improvements without Lender’s prior consent which may be withheld in Lender’s sole discretion. The Property
will be managed by a property manager satisfactory to Lender pursuant to a management agreement satisfactory to Lender. 
  
 Section 5.3. Change in Use. Borrower will use and permit the use of the Property for the Permitted Use and for no other purpose. 

 
 Section 5.4. Waste. Borrower will not commit or permit any
waste (including economic and non-physical waste), impairment or deterioration of the Property or any material structural alteration, demolition or removal of any of the Property without Lender’s prior consent which may be withheld in
Lender’s sole discretion. 
  
 Section 5.5.
Inspection of the Property. Subject to the rights of tenants under the Leases, Lender has the right to enter and inspect the Property on reasonable prior notice, except during the existence of an Event of Default, when no prior notice is
necessary. As long as there has not been an Event of Default, and as long as no one inspection requires additional inspections, such right shall be exercised no more often than once per year. Lender has the right to engage an independent expert to
review and report on Borrower’s compliance with Borrower’s obligations under this Mortgage to maintain the Property, comply with Law and refrain from waste, impairment or deterioration of the Property and the alteration, demolition or
removal of any of the Property except as may be permitted by the provisions of this Mortgage. If the independent expert’s report discloses material failure to comply with such obligations or if Lender engages the independent expert after the
occurrence of an Event of Default, then the reasonable cost associated with the performance of such independent expert’s review and report will be at Borrower’s expense, payable promptly following receipt of written demand therefor.

  

 8 

 Section 5.6. Leases-and Rents. 
  
 (a) Borrower assigns the Leases and the Rents to Lender absolutely and
unconditionally and not merely as additional collateral or security for the payment and performance of the Obligations, but subject to a license back to Borrower of the right to collect the Rents unless and until an Event of Default occurs at which
time the license will terminate automatically, all as more particularly set forth in the Assignment, the provisions of which are incorporated in this Mortgage by reference; provided, however, that upon the cure of the Event of Default,
Borrower’s license shall be automatically reinstated. 
  
 (b)
Borrower appoints Lender as Borrower’s attorney-in-fact to execute unilaterally and record, at Lender’s election, a document subordinating this Mortgage to the Leases, provided that the subordination will not affect (i) the priority
of Lender’s entitlement to Insurance Proceeds or Condemnation Awards or (ii) the priority of this Mortgage over intervening liens or liens arising under or with respect to the Leases. 
  
 Section 5.7. Parking. Borrower will provide, maintain, police
and light parking areas within the Property, including any sidewalks, aisles, streets, driveways, sidewalk cuts and rights-of-way to and from the adjacent public streets, in a manner consistent with the Permitted Use and sufficient to accommodate
the greatest of (i) the number of parking spaces required by Law; (ii) the number of parking spaces required by the Leases and the Property Documents; or (iii) one hundred twelve (112) parking spaces, as such number may be reduced to cause the
parking area to comply with Laws. The parking areas will be reserved and used exclusively for ingress, egress and parking for Borrower and the tenants under the Leases and their respective employees, customers and invitees and in accordance with the
Leases and the Property Documents. 
  
 Section 5.8.
Separate Tax Lot. The Land and Improvements are and will remain assessed for real estate tax purposes as one or more wholly independent tax lots, separate from any property that is not part of the Property. 
  
 Section 5.9. Changes in Zoning or Restrictive Covenants.
Borrower will not (i) initiate, join in or consent to any change in any Laws pertaining to zoning, any restrictive covenant or other restriction which would restrict the Permitted Uses for the Property; (ii) permit the Property to be used to fulfill
any requirements of Law for the construction or maintenance of any improvements on property that is not part of the Property; (iii) permit the Property to be used for any purpose not included in the Permitted Use; or (iv) impair the integrity of the
Property as a single, legally subdivided zoning lot separate from all other property. 
  
 Section 5.10. Lender’s Right to Appear. Lender has the right to appear in and defend any Proceeding brought regarding the Property and to bring any Proceeding, in the name and on behalf of Borrower,
only following Borrower’s failure to do so on its own behalf, or at any time in Lender’s name, which Lender, in its sole discretion, determines should be brought to protect Lender’s interest in the Property. 
  

 9 

 ARTICLE VI 
  
 IMPOSITIONS AND ACCUMULATIONS 
  
 Section 6.1. Impositions. 
  
 (a) Borrower will pay each Imposition at least 15 days before the date (the “Imposition Penalty
Date” that is the earlier of (i) the date on which the Imposition becomes delinquent and (ii) the date on which any penalty, interest or charge for non-payment of the Imposition accrues. 
  
 (b) Promptly following its payment of Taxes, Assessments or insurance
premiums, Borrower will deliver to Lender a receipted bill or other evidence of payment. 
  
 (c) Borrower, at its own expense, may contest any Taxes or Assessments, provided that the following conditions are met: 
  

(i) not less than 30 days prior to the Imposition Penalty Date, Borrower delivers to Lender notice of the proposed contest; 

 
 (ii) the contest is by a Proceeding promptly initiated
and conducted diligently and in good faith; 
  
 (iii) there is no Event of Default; 
  
 (iv) the Proceeding is permitted under and is conducted in accordance with the Leases and the Property Documents; 
  
 (v) the Proceeding precludes imposition of criminal or civil penalties and sale or forfeiture of the Property and Lender will not be
subject to any civil suit; and 
  
 (vi) Borrower
pays all of the contested Taxes or Assessments under protest in any event in accordance with the Laws of Illinois. 
  
 (d) Installment Payments. If any Assessment is payable in installments in accordance with its terms, Borrower may pay such Assessment in
installments. If the Assessment is only payable in installments following Borrower or a representative of Borrower successfully petitioning to pay the Assessments in installments, then notwithstanding such right, Borrower will nevertheless pay the
Assessment in its entirety on the day the first installment becomes due and payable or a lien, unless Lender, in its sole discretion, approves payment of the Assessment in installments. 
  

 10 

 Section 6.2. Accumulations. 
  
 (a) Borrower made an initial deposit with either Lender or a mortgage servicer or financial institution designated or
approved by Lender from time to time to receive, hold and disburse the Accumulations in accordance with this Section (the “Accumulations Depositary”). On the first day of each calendar month during the Term Borrower will
deposit with the Accumulations Depositary an amount equal to one-twelfth (1/12) of the annual Taxes and Assessments as determined by Lender or its designee based upon the last ascertainable tax bill, unless otherwise provided in an agreement among
Borrower, Lender and Accumulations Depository. At least 20 days before each Imposition Penalty Date, Borrower will deliver to the Accumulations Depositary any bills and other documents that are necessary to pay the Taxes and Assessments. 

 
 (b) The Accumulations will be applied to the payment of Taxes and
Assessments. Any excess Accumulations after payment of Taxes and Assessments will be returned to Borrower or credited against future payments of the Accumulations, at Lender’s election or as required by Law. If the Accumulations are not
sufficient to pay Taxes and Assessments, Borrower will pay the deficiency to the Accumulations Depositary within 5 days of demand. At any time after an Event of Default occurs, Lender may apply the Accumulations as a credit against any portion of
the Debt selected by Lender in its sole discretion. 
  
 (c) The
Accumulations Depositary will hold the Accumulations as security for the Obligations until applied in accordance with the provisions of this Mortgage. If Lender is not the Accumulations Depositary, the Accumulations Depositary will deliver the
Accumulations to Lender upon Lender’s demand at any time after an Event of Default. 
  
 (d) If the Property is sold or conveyed other than by foreclosure or transfer in lieu of foreclosure, all right, title and interest of Borrower to the Accumulations will automatically, and without necessity of further
assignment, be held for the account of the new owner, subject to the provisions of this Section and Borrower will have no further interest in the Accumulations. 
  

(e) The Accumulations Depositary has deposited the initial deposit and will deposit the monthly deposits into a separate interest bearing account with
Leader denominated as secured party, all in accordance with an agreement among Borrower, Lender and the Accumulations Depositary dated the date of this Mortgage. 
  
 (f) Lender has the right to pay, or to direct the Accumulations Depositary to pay, any Taxes or Assessments unless Borrower
is contesting the Taxes or Assessments in accordance with the provisions of this Mortgage, in which event any payment of the contested Taxes or Assessments will be made under protest in the manner prescribed by Law or, at Lender’s election,
will be withheld. 
  

 11 

 (g) If Lender assigns this Mortgage. Lender will pay, or cause the Accumulations Depositary to pay, the
unapplied balance of the Accumulations to or at the direction of the assignee. Simultaneously with the payment, Lender and the Accumulations Depositary will be released from all liability with respect to the Accumulations and Borrower will look
solely to the assignee with respect to the Accumulations. When the Obligations have been fully satisfied, any unapplied balance of the Accumulations will be returned to Borrower. 
  
 Section 6.3. Changes in Tax Laws. If a Law requires the deduction of the Debt from the value of the Property
for the purpose of taxation or imposes a tax, either directly or indirectly, on the Debt, any Loan Document or Lender’s interest in the Property, Borrower will pay the tax with interest and penalties, if any. If Lender determines that
Borrower’s payment of the tax may be unlawful, unenforceable, usurious or taxable to Lender, the Debt will become immediately due and payable on 60 days’ prior notice unless the tax must be paid within the 60-day period, in which case, the
Debt will be due and payable within the lesser period. 
  
 Section 6.4. Reserves. Borrower made an initial deposit of Nine Million Two Hundred Thousand and no/100 Dollars ($9,200,000.00) into an account established as security for the payment and performance of certain indemnification
obligations from Borrower to Lender, to be held and disbursed solely in accordance with a Reserve and Security Agreement dated the date of this Mortgage among Borrower, Lender and an escrow holder. Such deposit shall provide cash collateral to
protect Lender from any potential liability arising out of Borrower’s certain indemnification for taxes pursuant to that certain lease between Borrower and The Leo Burnett Company, Inc., dated December 15, 1997 (the “Burnett
Lease”). The deposited amount may be reduced from time to time in accordance with the Reserve and Security Agreement referenced above. 
  
 ARTICLE VII 
  
 INSURANCE, CASUALTY. CONDEMNATION 
 AND RESTORATION

  
 Section 7.1. Insurance Coverages.

  
 (a) Borrower will maintain such insurance coverages and
endorsements in form and substance and in amounts as Lender may require in its sole discretion, from time to time. Until Lender notifies Borrower of changes in Lender’s requirements, Borrower will maintain not less than the insurance coverages
and endorsements Lender required for closing of the Loan. 
  
 (b)
The insurance, including renewals, required under this Section will be issued on valid and enforceable policies and endorsements satisfactory to Lender (the “Policies”). Each Policy will contain a standard waiver of
subrogation and a replacement cost endorsement and will provide that Lender will receive not less than 30 days’ prior written notice of any cancellation, termination or non-renewal of a Policy or any material change other than an increase in
coverage and that Lender will be named under a standard mortgage endorsement as loss payee. 
  

 12 

 (c) The insurance companies issuing the Policies (the “Insurers”) must be
authorized to do business in the State or Commonwealth where the Property is located, must have been in business for at least 5 years, must carry an A.M. Best Company, Inc. policy holder rating of A or better and an A.M. Best Company, Inc. financial
category rating of Class X or better and must be otherwise satisfactory to Lender. Lender may select an alternative credit rating agency and may impose different credit rating standards for the Insurers. Notwithstanding Lender’s right to
approve the Insurers and to establish credit rating standards for the Insurers, Lender will not be responsible for the solvency of any Insurer. 
  
 (d) Notwithstanding Lender’s rights under this Article, Lender will not be liable for any loss, damage or injury resulting from the inadequacy or
lack of any insurance coverage. 
  
 (e) Borrower will comply with
the provisions of the Policies and with the requirements, notices and demands imposed by the Insurers and applicable to Borrower or the Property. 
  
 (f) Borrower will pay the Insurance Premiums for each Policy no later than the expiration date of the Policy being replaced or renewed and will deliver to
Lender an original or, if a blanket policy, a certified copy of each Policy marked “Paid” no later than 30 days following the inception date of the new Policy. 
  
 (g) Borrower will not carry separate insurance concurrent in kind or form or contributing in the event of loss with any
other insurance carried by Borrower. 
  
 (h) Borrower will not
carry any of the insurance required under this Section on a blanket or umbrella policy without in each instance Lender’s prior approval which may be withheld in Lender’s sole discretion. If Lender approves, Borrower will deliver to Lender
a certified copy of the blanket policy which will allocate to the Property the amount of coverage required under this Section and otherwise will provide the same coverage and protection as would a separate policy insuring only the Property.

  
 (i) Borrower will give the Insurers prompt notice of any
change in ownership or occupancy of the Property. This subsection does not abrogate the prohibitions on transfers set forth in this Mortgage. 
  
 Section 7.2 Casualty and Condemnation. 
  
 (a) Borrower will give Lender notice of any Casualty immediately after it occurs and will give Lender notice of any Condemnation Proceeding immediately
after Borrower receives notice of commencement or notice that such a Condemnation Proceeding will be commencing. 

  

 13 

 
Borrower immediately will deliver to Lender copies of all documents Borrower delivers or receives relating to the Casualty or the Condemnation Proceeding, as
the case may be. 
  
 (b) Borrower authorizes Lender, at
Lender’s option, to act on Borrower’s behalf to collect, adjust and compromise any claims for loss, damage or destruction under the Policies on such terms as Lender determines in Lender’s sole discretion. Borrower authorizes Lender to
act, at Lender’s option, on Borrower’s behalf in connection with any Condemnation Proceeding. Borrower will execute and deliver to Lender all documents requested by Lender and all documents as may be required by Law to confirm such
authorizations. Nothing in this Section will be construed to limit or prevent Lender from joining with Borrower either as a co-defendant or as a co-plaintiff in any Condemnation Proceeding. 
  
 (c) If Lender elects not to act on Borrower’s behalf as provided in this
Section, then Borrower promptly will file and prosecute all claims (including Lender’s claims) relating to the Casualty and will prosecute or defend (including defense of Lender’s interest) any Condemnation Proceeding. Borrower will have
the authority to settle or compromise the claims or Condemnation Proceeding, as the case may be, provided that Lender has approved in Lender’s sole discretion any compromise or settlement that exceeds $750,000.00. Any check for Insurance
Proceeds or Condemnation Awards, as the case may be (the “Proceeds”) will be made payable to Lender and Borrower. Borrower will endorse the check to Lender immediately upon Lender presenting the check to Borrower for
endorsement or if Borrower receives the check first, will endorse the check immediately upon receipt and forward it to Lender. If any Proceeds are paid to Borrower, Borrower immediately will deposit the Proceeds with Lender, to be applied or
disbursed in accordance with the provisions of this Mortgage. Lender will be responsible for only the Proceeds actually received by Lender. 
  
 Section 7.3. Application of Proceeds. After deducting the costs incurred by Lender in collecting the Proceeds, Lender may, in its sole
discretion, (i) apply the Proceeds as a credit against any portion of the Debt selected by Lender in its sole discretion which shall be applied without obligation by Borrower to pay any prepayment premium; (ii) apply the Proceeds to restore the
Improvements, provided that Lender will not be obligated to see to the proper application of the Proceeds and provided further that any amounts released for Restoration will not be deemed a payment on the Debt; or (iii) deliver
the Proceeds to Borrower. 
  
 Section 7.4. Conditions to
Availability of Proceeds for Restoration. Notwithstanding the preceding Section, after a Casualty or a Condemnation (a “Destruction Event”), Lender will make the Proceeds (less any reasonable out of pocket costs incurred
by Lender in collecting the Proceeds) available for Restoration in accordance with the conditions for disbursements set forth in the Section entitled “Restoration”, provided that the following conditions are met: 

 
 (i) 35 W. Wacker Venture L.L.C., a Delaware limited
liability company or the transferee under a Permitted Transfer, if any, continues to be Borrower at the time of the Destruction Event and at all times thereafter until the Proceeds have been fully disbursed; 
  

 14 

 (ii) No Event of Default under the Loan Documents exists at the time of the Destruction
Event and no Event of Default has occurred during the 12 months prior to the Destruction Event; 
  
 (iii) all Leases in effect immediately prior to the Destruction Event and all Property Documents in effect immediately prior to the
Destruction Event that are essential to the use and operation of the Property continue in full force and effect notwithstanding the Destruction Event; 
  
 (iv) if the Destruction Event is a Condemnation, Borrower delivers to Lender evidence satisfactory to Lender that the Improvements can be
restored to an economically and architecturally viable unit; 
  
 (v) Borrower delivers to Lender evidence satisfactory to Lender that the Proceeds are sufficient to complete Restoration or if the Proceeds are insufficient to complete Restoration, Borrower first deposits with Lender
funds (“Additional Funds”) that when added to the Proceeds will be sufficient to complete Restoration; 
  
 (vi) if the Destruction Event is a Casualty, Borrower delivers to Lender evidence satisfactory to Lender that the Insurer under each
affected Policy has not denied liability under the Policy as to Borrower or the insured under the Policy; 
  
 (vii) Lender is satisfied that the proceeds of any business interruption insurance in effect together with other available gross revenues
from the Property are sufficient to pay Debt Service Payments after paying the Impositions, Insurance Premiums, reasonable and customary operating expenses and capital expenditures until Restoration is complete; 
  
 (viii) Lender is satisfied that Restoration will be
completed on or before the date (the “Restoration Completion Date”) that is the earliest of (A) 12 months prior to the Maturity Date; (B) 18 months after the Destruction Event; (C) the earliest date required for completion of
Restoration under any Lease or any Property Document; or (D) any date required by Law; and 
  
 (ix) the annual Rents (excluding security deposits) under Leases in effect on the date of the Destruction Event are providing debt service
coverage for the annual Debt Service Payments of 1.35 after payment of annual Insurance Premiums, Impositions and operating expenses of the Property (including ground rent, if any), provided that, if the Rents do not provide such debt service
coverage, then Borrower expressly authorizes and directs Lender to apply an amount from the Proceeds to reduction of Principal in order to reduce the annual Debt Service Payments sufficiently for such debt service coverage to be 

  

 15 

 
achieved. The reduced debt service payments will be calculated using the Fixed Interest Rate and an amortization schedule that will achieve the same
proportionate amortization of the reduced Principal over the then remaining Term as would have been achieved if the Principal and the originally scheduled Debt Service Payments had not been reduced. Borrower will execute any documentation that
Lender deems reasonably necessary to evidence the reduced Principal and debt service payments. 
  
 Section 7.5. Restoration. 
  
 (a) If the total Proceeds for any Destruction Event are $750,000.00 or less and Lender elects or is obligated by Law or under this Article to make the Proceeds available for Restoration, Lender will disburse to
Borrower the entire amount received by Lender and Borrower will commence Restoration promptly after the Destruction Event and complete Restoration not later than the Restoration Completion Date. 
  
 (b) If the Proceeds for any Destruction Event exceed $750,000.00 and Lender
elects or is obligated by Law or under this Article to make the Proceeds available for Restoration, Lender will disburse the Proceeds and any Additional funds (the “Restoration Funds”) upon Borrower’s request as
Restoration progresses, generally in accordance with normal construction lending practices for disbursing funds for construction costs, provided that the following conditions are met: 
  
 (i) Borrower commences Restoration promptly after the
Destruction Event and completes Restoration on or before the Restoration Completion Date; 
  
 (ii) if Lender requests, Borrower delivers to Lender prior to commencing Restoration, for Lender’s approval, plans and specifications
and a detailed budget for the Restoration; 
  
 (iii) Borrower delivers to Lender satisfactory evidence of the costs of Restoration incurred prior to the date of the request, and such other documents as Lender may request including mechanics’ lien waivers and title insurance
endorsements; 
  
 (iv) Borrower pays all costs of
Restoration whether or not the Restoration Funds are sufficient and, if at any time during Restoration, Lender determines that the undisbursed balance of the Restoration Funds is insufficient to complete Restoration, Borrower deposits with Lender,
as part of the Restoration Funds, an amount equal to the deficiency within 30 days of receiving notice of the deficiency from Lender, and 
  
 (v) there is no default under the Loan Documents at the time Borrower requests funds or at the time Lender disburses funds. 
  
 (c) If an Event of Default occurs at any time after the Destruction
Event, then Lender will have no further obligation to make any remaining Proceeds available for Restoration and may apply any remaining Proceeds without any prepayment premium as a credit against any portion of the Debt selected by Lender in its
sole discretion. 
  

 16 

 (d) Lender may elect at any time prior to commencement of Restoration or while work is in progress to
retain, at Borrower’s expense, an independent engineer or other consultant to review the plans and specifications, to inspect the work as it progresses and to provide reports. If any matter included in a report by the engineer or consultant is
unsatisfactory to Lender, Lender may suspend disbursement of the Restoration Funds until the unsatisfactory matters contained in the report are resolved to Lender’s satisfaction. 
  
 (e) If Borrower fails to commence and complete Restoration in accordance with the terms of this Article, then in addition to
the Remedies, Lender may elect to restore the Improvements on Borrower’s behalf and reimburse itself out of the Restoration Funds for costs and expenses incurred by Lender in restoring the Improvements, or Lender may apply the Restoration Funds
as a credit against any portion of the Debt selected by Lender in its sole discretion. 
  
 (f) Lender may commingle the Restoration Funds with its general assets and will not be liable to pay any interest or other return on the Restoration Funds unless otherwise required by Law. Lender will not hold any
Restoration Funds in trust. If the Restoration Funds are equal to or greater than Five Million Dollars ($5,000,000), Lender will deposit the Restoration Funds with a depositary satisfactory to Lender under a disbursement and security agreement
satisfactory to Lender which shall provide that interest will accrue on such deposit. 
  
 (g) Borrower will pay all of Lender’s expenses incurred in connection with a Destruction Event or Restoration. If Borrower fails to do so, then in addition to the Remedies, Lender may from time to time reimburse
itself out of the Restoration Funds. 
  
 (h) If any excess
Proceeds remains after Restoration, Lender may elect, in its sole discretion either to apply the excess as a credit against any portion of the Debt as selected by Lender in its sole discretion or to deliver the excess to Borrower. 
  
 ARTICLE VIII 
  
 COMPLIANCE WITH LAW AND AGREEMENTS 
  
 Section 8.1. Compliance with Law. Borrower, the Property and
the use of the Property comply in all material respects and will continue to comply in all material respects with Law and with all agreements and conditions necessary to preserve and extend all rights, licenses, permits, privileges, franchises and
concessions (including zoning variances, special exceptions and nonconforming uses) relating to the Property or Borrower. Borrower will notify Lender of the commencement of any investigation or Proceeding relating to a possible violation of Law

  

 17 

 
immediately after Borrower receives notice thereof and will deliver promptly to Lender copies of all documents Borrower receives or delivers in connection
with the investigation or Proceeding. Borrower will not alter the Property in any manner that would materially increase Borrower’s responsibilities for compliance with Law except to the extent necessary to so comply with Law. 
  
 Section 8.2. Compliance with Agreements. There are no defaults,
events of defaults or events which, with the passage of time or the giving of notice, would constitute an event of default under the Property Documents. Borrower will pay and perform all of its obligations under the Property Documents as and when
required by the Property Documents. Borrower will cause all other parties to the Property Documents to pay and perform their obligations under the Property Documents as and when required by the Property Documents. Borrower will not amend or waive
any provisions of the Property Documents; exercise any options under the Property Documents; give any approval required or permitted under the Property Documents that would adversely affect the Property or Lender’s rights and interests under
the Loan Documents; cancel or surrender any of the Property Documents; or release or discharge or permit the release or discharge of any party to or entity bound by any of the Property Documents, without, in each instance, Lender’s prior
approval (excepting therefrom all service contracts or other agreements entered into in the normal course of business that are cancelable upon not more than 30 days notice). Borrower promptly will deliver to Lender copies of any notices of default
or of termination that Borrower receives or delivers relating to any Property Document. 
  
 Section 8.3. ERISA Compliance. 
  
 (a) Neither Borrower nor any member of Borrower is or will be an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974 (“ERISA”)
that is subject to Title I of ERISA or a “plan” as defined in Section 4975(e)(1) of the Code that is subject to Section 4975 of the Code, and neither the assets of Borrower or of Borrower’s members are or will constitute “plan
assets” of one or more such plans for purposes of Title I of ERISA or Section 4975 of the Code. 
  
 (b) Borrower is not and will continue not to be a “governmental plan” within the meaning of Section 3(32) of ERISA and
transactions by or with Borrower are not and will not be subject to any Laws regulating investments of and fiduciary obligations with respect to governmental plans. 
  
 (c) Borrower will not engage in any transaction which would cause any obligation or any action under the Loan Documents,
including Lender’s exercise of the Remedies, to be a non-exempt prohibited transaction under ERISA. 
  
 Section 8.4. Section 6045(e) Filing. Borrower will supply or cause to be supplied to Lender either (i) a copy of a completed Form 1099-B,
Statement for Recipients of Proceeds from Real Estate, Broker and Barter Exchange Proceeds prepared by Borrower’s attorney or other person responsible for the preparation of the form, together with a certificate from the person 

  

 18 

 
who prepared the form to the effect that the form has, to the best of the preparer’s knowledge, been accurately prepared and that the preparer will
timely file the form; or (ii) a certification from Borrower that the Loan is a refinancing of the Property or is otherwise not required to be reported to the Internal Revenue Service pursuant to Section 6045(e) of the Code. Under no circumstances
will Lender or Lender’s counsel be obligated to file the reports or returns. 
  
 ARTICLE IX 
  
 ENVIRONMENTAL 
  
 Section 9.1.
Environmental Representations and Warranties. 
  
 Except
as disclosed in the Environmental Report and to Borrower’s knowledge as of the date of this Mortgage: 
  
 (i) no Environmental Activity has occurred or is occurring on the Property other than the use, storage, and disposal of Hazardous
Materials which (A) is in the ordinary course of business consistent with the Permitted Use; (B) is in compliance with all Environmental Laws and (C) has not resulted in Material Environmental Contamination of the Property; and 
  
 (ii) no Environmental Activity has occurred or is occurring
on any property in the vicinity of the Property which has resulted in Material Environmental Contamination of the Property. 
  
 Section 9.2. Environmental Covenants. 
  
 (a) Borrower will not cause or permit any Material Environmental Contamination of the Property. 
  
 (b) No Environmental Activity will occur on the Property other than the use,
storage and disposal of Hazardous Materials which (A) is in the ordinary course of business consistent with the Permitted Use; (B) is in compliance with all Environmental Laws; and (C) does not create a risk of Material Environmental Contamination
of the Property. 
  
 (c) Borrower will notify Lender immediately
upon Borrower becoming aware of (i) any Material Environmental Contamination of the Property or (ii) any Environmental Activity with respect to the Property that is not in accordance with the preceding subsection (b). Borrower promptly will deliver
to Lender copies of all documents delivered to or received by Borrower regarding the matters set forth in this subsection, including notices of Proceedings or investigations concerning any Material Environmental Contamination of the Property or
Environmental Activity or concerning Borrower’s status as a potentially responsible party (as defined in the Environmental Laws). Borrower’s notification of Lender in accordance with the 

  

 19 

 
provisions of this subsection will not be deemed to excuse any default under the Loan Documents resulting from the violation of Environmental Laws or the
Material Environmental Contamination of the Property or Environmental Activity that is the subject of the notice. If Borrower receives notice of a suspected violation of Environmental Laws in the vicinity of the Property that poses a risk of
Material Environmental Contamination of the Property, Borrower will give Lender notice and copies of any documents received relating to such suspected violation. 
  
 (d) From time to time at Lender’s request, Borrower will deliver to Lender any information known and documents
available to Borrower relating to the environmental condition of the Property. 
  
 (e) Lender may perform or engage an independent consultant to perform an assessment of the environmental condition of the Property and of Borrower’s compliance with this Section on an annual basis or at any time
for reasonable cause or after an Event of Default. In connection with the assessment: (i) Lender or consultant may enter and inspect the Property and perform tests of the air, soil, ground water and building materials; (ii) Borrower will cooperate
and use diligent, good faith efforts to cause tenants and other occupants of the Property to cooperate with Lender or consultant; (iii) Borrower will receive a copy of any final report prepared after the assessment, to be delivered to Borrower not
more than 10 days after Borrower requests a copy and executes Lender’s standard confidentiality and waiver of liability letter, (iv) Borrower will accept custody of and arrange for lawful disposal of any Hazardous Materials required to be
disposed of as a result of the tests; (v) Lender will not have liability to Borrower with respect to the results of the assessment; and (vi) Lender will not be responsible for any damage to the Property resulting from the tests described in this
subsection and Borrower will look solely to the consultants to reimburse Borrower for any such damage. The consultant’s assessment and reports will be at Borrower’s expense (i) if the reports disclose any material adverse change in the
environmental condition of the Property from that disclosed in the Environmental Report; (ii) if Lender engaged the consultant when Lender had reasonable cause to believe Borrower was not in compliance with the terms of this Article and, after
written notice from Lender, Borrower failed to provide promptly reasonable evidence that Borrower is in compliance; or (iii) if Lender engaged the consultant after the occurrence of an Event of Default. Lender will make diligent, good faith efforts
to cause the consultant to retain (and not be released from) any liability related to the property, but in no event shall failure to achieve such result in liability for the Lender. 
  
 (f) If Lender has reasonable cause to believe that there is Environmental Activity at the Property, Lender may elect in its
sole discretion to release from the lien of this Mortgage any portion of the Property affected by the Environmental Activity and Borrower will accept the release. 
  

 20 

 ARTICLE X 
  

FINANCIAL REPORTING 
  
 Section 10.1. Financial Reporting. 
  
 (a) Borrower will deliver to Lender within 120 days after the close of each Fiscal Year an annual financial statement (the “Annual Financial
Statement”) for the Property for the Fiscal Year, which will include a comparative balance sheet, a cash flow statement, an income and expense statement, a detailed breakdown of all receipts and expenses and all supporting schedules.
The Annual Financial Statement will be: 
  
 (i)
audited by a CPA; 
  
 (ii) accompanied by an
opinion of the CPA that, in all material respects, the Annual Financial Statement fairly presents the financial position of the Property; and 
  
 (iii) separate and distinct from any consolidated statement or report for Borrower or any other entity or any other property. 

 
 (b) Borrower will keep full and accurate Financial Books and Records for
each Fiscal Year. Borrower will permit Lender or Lender’s accountants or auditors to inspect or audit the Financial Books and Records from time to time upon no less than twenty-four (24) hours notice. Borrower will maintain the Financial Books
and Records for each Fiscal Year for not less than 3 years after the date Borrower delivers to Lender the Annual Financial Statement and the other financial certificates, statements and information to be delivered to Lender for the Fiscal Year.
Financial Books and Records will be maintained at Borrower’s address set forth in the section entitled “Notices”, at the building office located at the Property or at any other location as may be approved by Lender.

  
 Section 10.2. Annual Budget. Not less than 45
days prior to the end of each Fiscal Year, Borrower will deliver to Lender a detailed comparative budget (the “Budget”) for the Property for the next succeeding Fiscal Year showing anticipated operating expenses, Insurance
Premiums, Impositions, leasing commissions, capital improvement costs, tenant improvement costs and any other information Lender requests. Unless Lender notifies Borrower within 45 days after Lender receives the Budget that Lender disputes
information in the Budget, the Budget as submitted will constitute the Budget for the next succeeding Fiscal Year. If Borrower concludes in good faith that a Budget needs revision, Borrower will submit a revised Budget to Lender, together with a
detailed explanation of the revisions. Unless Lender notifies Borrower within 45 days after Lender receives the revised Budget that Lender disputes information in the revised Budget, the revised Budget as submitted will constitute the Budget for the
remainder of the then Fiscal Year. Borrower and Lender will use reasonable efforts to resolve promptly any differences over a Budget or revised Budget. If Borrower and Lender fail to agree on a Budget 

  

 21 

 
or revised Budget, Borrower will continue to manage and operate the Property under the last undisputed Budget approved by Lender, allowing for line item
increases of up to 5% as compared to the last Budget. Borrower waives any defense or right of offset to the Obligations, and any claim or counterclaim against Lender, arising out of any discussions between Borrower and Lender regarding any Budget or
revised Budget delivered to Lender or the resolution of any disagreements relating to a Budget or revised Budget, including any defense, right of offset, claim or counterclaim alleging in substance, that by virtue of such delivery, discussions or
resolution, Lender has interfered with, influenced or controlled Borrower or the operations at the Property. 
  
 ARTICLE XI 
  
 EXPENSES AND DUTY TO DEFEND 
  
 Section
l l.1. Payment of Expenses. 
  
 (a) Subject to any
other provision of this Agreement to the contrary, Borrower is obligated to pay all reasonable out of pocket fees and expenses (the “Expenses”) incurred by Lender or that are otherwise payable in connection with the Loan, the
Property or Borrower, including attorneys’ fees and expenses and any fees and expenses relating to (i) the preparation, execution, acknowledgement, delivery and recording or filing of the Loan Documents; (ii) any Proceeding or other claim
asserted against Lender; (iii) any inspection, assessment, survey and test permitted under the Loan Documents; (iv) any Destruction Event; (v) the preservation of Lender’s security and the exercise of any rights or remedies available at Law, in
equity or otherwise, following the occurrence of an Event of Default and (vi) the Leases and the Property Documents. 
  
 (b) Borrower will pay the Expenses promptly following receipt of written demand, together with any applicable interest, premiums or penalties provided
herein. If Lender pays any of the Expenses, Borrower will reimburse Lender the amount paid by Lender immediately upon demand, together with interest on such amount at the Default Interest Rate from the date Lender makes such demand to Borrower
through and including the date Borrower reimburses Lender. The Expenses together with any applicable interest, premiums or penalties constitute a portion of the Debt secured by this Mortgage. 
  
 Section 11.2. Duty to Defend. If Lender or any of its trustees,
officers, participants, employees or affiliates is a party in any Proceeding relating to the Property, Borrower or the Loan, Borrower will indemnify and hold harmless the party and will defend the party with attorneys and other professionals
retained by Borrower and approved by Lender. Lender may elect to engage its own attorneys and other professionals, at Borrower’s expense, to defend or to assist in the defense of the party. In all events, case strategy will be determined by
Lender if Lender so elects and no Proceeding will be settled without Lender’s prior approval which may be withheld in its sole discretion. 
  

 22 

 ARTICLE XII 
  
 TRANSFERS, LIENS AND ENCUMBRANCES 
  
 Section 12.1. Prohibitions on Transfers, Liens and Encumbrances. 
  
 (a) Borrower acknowledges that in making the Loan, Lender is relying to a
material extent on the business expertise and net worth of Borrower and Borrower’s members and on the continuing interest that each of them has, directly or indirectly, in the Property. Accordingly, except as specifically set forth in this
Mortgage, Borrower (i) will not, and will not permit its members to, effect a Transfer without Lender’s prior approval, which may be withheld in Lender’s sole discretion and (ii) will keep the Property free from all liens and encumbrances
other than the lien of this Mortgage and the Permitted Exceptions. A “Transfer” is defined as any sale, grant, lease (other than bona fide third-party space leases with tenants), conveyance, assignment or other transfer of or
any encumbrance or pledge against, the Property, any interest in the Property, any interest of Borrower’s members in the Property, or any change in Borrower’s composition, in each instance whether voluntary or involuntary, direct or
indirect, by operation of law or otherwise and including the grant of an option or the execution of an agreement relating to any of the foregoing matters. 
  
 (b) Borrower represents, warrants and covenants that: 
  
 (i) Borrower is a Delaware limited liability company whose managing member is SOFI IV Arizona, Trust, a Maryland real estate investment
trust owning 86.78% of the of the interests in Borrower and whose remaining members own 13.22% of the interests in Borrower as follows: 
  
 Buck 35 Wacker L.L.C., a Delaware limited liability company - [9.64%] and The Leo Burnett Company, Inc., a Delaware corporation - [3.58%] 
  
 The managing member and the other members are referred to as the
“Existing Members”. 
  
 (ii) If Borrower’s members are in turn partnerships, corporations or limited liability companies, the general partners, principal or members thereof are as follows: 
  
 (x) SOFI IV Arizona Trust., a Maryland real estate investment trust whose stock is entirely owned by SOFI IV
Arizona, Inc., a Maryland corporation, over ninety percent (90%) of whose stock is owned by Starwood Opportunity Fund IV, L.P.; 
  
 (y) Buck 35 Wacker L.L.C., a Delaware limited liability company whose day to day operations are directly controlled and managed by John A.
Buck II and/or John Q. O’Donnell either as managers or as managing members; and 
  

 23 

 (z) The Leo Burnett Company, Inc., a Delaware corporation, which is privately held.

  
 Section 12.2. Permitted Transfers. 

 
 (a) Notwithstanding the prohibitions regarding Transfers, a Permitted
Transfer may occur without Lender’s prior consent, provided that the following conditions are met: 
  
 (i) at least 20 days prior to the proposed Permitted Transfer, Borrower delivers to Lender a notice that is sufficiently detailed to
enable Lender to determine that the proposed Permitted Transfer complies with the terms of this Section; 
  
 (ii) there is no default under the Loan Documents either when Lender receives the notice or when the proposed Permitted Transfer occurs;

  
 (iii) the proposed Permitted Transfer will
not result in a violation of any of the covenants contained in the Section entitled, “ERISA Compliance” and Borrower will deliver to Lender such documentation of compliance as Lender requests. 
  
 (iv) when Lender receives the notice and when the proposed
Permitted Transfer occurs, the transferee has never been an adverse party to Lender in any litigation to which Lender was a party; the transferee has never defaulted on a loan from Lender or on any contract or other agreement with Lender, and the
transferee has never threatened litigation against Lender (for purposes of this subsection, “transferee” includes the transferee’s constituent entities at all levels and “Lender” includes Lender’s subsidiaries);

  
 (v) Borrower pays all of Lender’s
expenses relating to the Transfer, including Lender’s attorneys’ fees; and 
  
 (vi) Lender is satisfied that the Property will continue to be managed by a property manager satisfactory to Lender. 
  
 (b) Upon compliance with the conditions set forth in the preceding
subsection, the following Transfers (the “Permitted Transfers”) may occur without Lender’s prior consent: 
  
 (i) Transfers of membership interests in Borrower among the Existing Members, provided that subsequent to the Transfer either SOFI IV Arizona Trust
or Buck 35 Wacker L.L.C., remains as managing member of Borrower, 

  

 24 

 (ii) Transfers by the shareholders/members of SOFI IV Arizona Trust and Buck 35 Wacker L.L.C.
respectively, provided that subsequent to such Transfer, SOFI IV Arizona Trust, continues to be controlled directly or indirectly by Starwood Opportunity Fund IV L.P., and Buck 35 Wacker L.L.C.’s day to day operations continue to be
directly controlled and managed by John A. Buck II and/or John Q. O’Donnell either as managers or as managing members. It is expressly recognized that, as of the date hereof, one hundred percent of the stock of SOFI IV Arizona Trust is owned by
SOFI IV Arizona, Inc. The Lender approves the merger of SOFI IV Arizona Trust and SOFI IV Arizona, Inc., after which over 90% of SOFI IV Arizona Trust stock shall be owned by Starwood Opportunity Fund IV, L.P.; 
  
 (iii) Transfers by the shareholders of The Leo Burnett Company, Inc.,
provided that subsequent to such Transfer either SOFI IV Arizona Trust, or Buck 35 Wacker, L.L.C. is the managing member of Borrower, 
  
 (iv) Intentionally Omitted; and 
  
 (v) a one-time direct or indirect sale of the Property to an unaffiliated bona fide purchaser, provided that the following conditions are met:

  
 (A) Prior to the Transfer the transferee and its affiliates
have a net worth of at least $60,000,000.00; 
  
 (B) the
transferee is an Institutional Investor or a developer or manager of first-class commercial office real estate comparable to the Property and having a reputation in good standing in the industry as an owner and operator/manager of not less than 5
million square feet of first class office properties of similar quality as the Property; 
  
 (C) the transferee has expressly assumed the obligations of Borrower under the Property Documents and under the Loan Documents; 
  

(D) subsequent to the Transfer, the Property is managed by a property manager satisfactory to Lender, 
  
 (E) Borrower delivers to Lender a substitute for the environmental indemnity
delivered to Lender in connection with the Loan and, if applicable, a substitute guaranty or surety instrument, satisfactory to Lender, executed by a substitute indemnitor, guarantor or surety, as the case may be, satisfactory to Lender in its sole
discretion; and 
  
 (F) Borrower pays to Lender a transfer fee of
not less than 1/2 of one percent (0.5%) of the then-outstanding Principal, such payment in addition to any other costs and expenses to be paid to Lender in accordance with this Article 12. 
  

 25 

 Upon the occurrence of each of (A) through (F), Borrower shall be released from any
obligations under the Loan Documents arising after such occurrence. 
  
 Section 12.3. Right to Contest Liens. Borrower, at its own expense, may contest the amount, validity or application, in whole or in part, of any mechanic’s, materialmen’s or environmental liens in which event Lender
will refrain from exercising any of the Remedies, provided that the following conditions are met: 
  
 (i) Borrower delivers to Lender notice of the proposed contest not more than 30 days after the lien is filed; 
  
 (ii) the contest is by a Proceeding promptly initiated and
conducted in good faith and with due diligence; 
  
 (iii) here is no Event of Default other than the Event of Default arising from the filing of the lien; 
  
 (iv) the Proceeding suspends enforcement of collection of the lien, imposition of criminal or civil penalties and sale or forfeiture of
the Property and Lender will not be subject to any civil suit; 
  
 (v) the Proceeding does not violate the terms and provisions of any of the Leases or the Property Documents; 
  
 (vi) Borrower sets aside reserves or furnishes a bond or other security satisfactory to Lender, in either case in an amount sufficient to
pay the claim giving rise to the lien, together with all interest and penalties, or Borrower pays the contested lien under protest; and 
  
 (vii) with respect to an environmental lien, Borrower is using diligent, good faith efforts to mitigate or prevent any deterioration of
the Property resulting from the alleged violation of any Environmental Laws or the alleged Environmental Activity. 
  
 ARTICLE XIII 
  
 ADDITIONAL REPRESENTATIONS, WARRANTIES AND COVENANTS 
  
 Section 13.1. Further Assurances. 
  
 (a) Borrower will execute, acknowledge and deliver to Lender, or to any other entity Lender designates, any additional or replacement documents and
perform any additional actions 

  

 26 

 
that Lender determines are reasonably necessary to evidence, perfect or protect Lender’s first lien on and prior security interest in the Property or to
carry out the intent or facilitate the performance of the provisions of the Loan Documents. 
  
 (b) Borrower appoints Lender as Borrower’s attorney-in-fact to perform, at Lender’s election, any actions and to execute and record any of the additional or replacement documents referred to in this Section,
in each instance only at Lender’s election and only to the extent Borrower has failed to comply with the terms of this Section. 
  
 Section 13.2. Estoppel Certificates. 
  
 (a) Within 10 days of Lender’s request, Borrower will deliver to Lender, or to any entity Lender designates, a certificate certifying (i) the
original principal amount of the Note; (ii) the unpaid principal amount of the Note; (iii) the Fixed Interest Rate; (iv) the amount of the then current Debt Service Payments; (v) the Maturity Date; (vi) the date a Debt Service Payment was last made;
(vii) that, except as may be disclosed in the statement, to Borrower’s knowledge, there are no defaults or events which, with the passage of time or the giving of notice, would constitute an Event of Default; and (viii) there are no offsets or
defenses against any portion of the Obligations except as may be disclosed in the statement. 
  
 (b) If Lender requests, Borrower will use diligent, good faith efforts to promptly deliver to Lender or to any entity Lender designates a certificate from each party to any Property Document, certifying that to such
party’s knowledge the Property Document is in full force and effect with no defaults or events which, with the passage of time or the giving of notice, would constitute an event of default under the Property Document and that there are no
defenses or offsets against the performance of its obligations under the Property Document. 
  
 (c) If Lender requests, Borrower promptly will deliver to Lender, or to any entity Lender designates, a certificate from each tenant under a Lease then affecting the Property, certifying to any facts regarding the
Lease as Lender may require, including that to such tenant’s knowledge the Lease is in full force and effect with no defaults or events which, with the passage of time or the giving of notice, would constitute an event of default under the
Lease by any party, that the rent has not been paid more than one month in advance and that the tenant claims no defense or offset against the performance of its obligations under the Lease. 
  
 ARTICLE XIV 
  
 DEFAULTS AND REMEDIES 
  
 Section 14.1. Events of Default. The term “Event of
Default” means the occurrence of any of the following events: 
  
 (i) if Borrower fails to pay any amount due, as and when required, under any Loan Document and the failure continues for a period of 5 days; 
  

 27 

 (ii) if Borrower makes a general assignment for the benefit of creditors or generally is
not paying, or is unable to pay, or admits in writing its inability to pay, its debts as they become due; or if Borrower or any other party commences any Proceeding (A) relating to bankruptcy, insolvency, reorganization, conservatorship or relief of
debtors, in each instance with respect to Borrower, (B) seeking to have an order for relief entered with respect to Borrower, (C) seeking attachment, distraint or execution of a judgment with respect to Borrower, (D) seeking to adjudicate Borrower
as bankrupt or insolvent; (E) seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other relief with respect to Borrower or Borrower’s debts; or (F) seeking appointment of a Receiver, trustee,
custodian, conservator or other similar official for Borrower or for all or any substantial part of Borrower’s assets, provided that if the Proceeding is commenced by a party other than Borrower or any of Borrower’s general partners
or members, Borrower will have 120 days to have the Proceeding dismissed or discharged before an Event of Default occurs; 
  
 (iii) if Borrower is in default beyond any applicable grace and cure period under any other mortgage, deed of trust, deed to secure debt
or other security agreement encumbering the Property whether junior or senior to the lien of this mortgage; 
  
 (iv) if a Transfer occurs except in accordance with the provisions of this Mortgage; 
  
 (v) if Borrower abandons the Property or ceases to conduct
its business at the Property; or 
  
 (vi) if
there is a default in the performance of any other provision of any Loan Document or if there is any inaccuracy or falsehood in any representation or warranty contained in any Loan Document which is not remedied within 30 days after Borrower
receives notice thereof, provided that if the default, inaccuracy or falsehood is of a nature that it cannot be cured within the 30-day period but is, in fact, susceptible to cure, and during that period Borrower commences to cure, and
thereafter diligently continues to cure, the default, inaccuracy or falsehood, then the 30-day period will be extended for a reasonable period not to exceed 120 days after the notice to Borrower. 
  
 Section 14.2. Remedies. 
  
 (a) If an Event of Default occurs, Lender may take any of the following
actions (the “Remedies”) without notice to Borrower. 
  

 28 

 (i) declare all or any portion of the Debt immediately due and payable
“Acceleration”); 
  
 (ii)
pay or perform any Obligation; 
  
 (iii)
institute a Proceeding for the specific performance of any Obligation; 
  
 (iv) apply for and obtain the appointment of a Receiver to be vested with the fullest powers permitted by Law, without bond being required, which appointment may be made ex parte, as a matter of right
and without regard to the value of the Property, the amount of the Debt or the solvency of Borrower or any other person liable for the payment or performance of any portion of the Obligations; 
  
 (v) directly, by its agents or representatives or through a
Receiver appointed by a court of competent jurisdiction, enter on the Land and Improvements, take possession of the Property, dispossess Borrower and exercise Borrower’s rights with respect to the Property, either in Borrower’s name or
otherwise; 
  
 (vi) institute a Proceeding for
the foreclosure of this Mortgage or, if applicable, sell by power of sale, all or any portion of the Property; 
  
 (vii) institute proceedings for the partial foreclosure of this Mortgage for the portion of the Debt then due and payable, subject to the
continuing lien of this Mortgage for the balance of the Debt not then due; 
  
 (viii) exercise any and all rights and remedies granted to a secured party under the Uniform Commercial Code; and 
  
 (ix) pursue any other right or remedy available to Lender at Law, in equity or otherwise. 
  
 (b) If an Event of Default occurs, the license granted to Borrower in the
Loan Documents to collect Rents will terminate automatically without any action required of Lender. 
  
 Section 143. General Provisions Pertaining to Remedies. 
  
 (a) The Remedies are cumulative and may be pursued concurrently or otherwise, at such time and in such order as Lender may
determine in its sole discretion and without presentment, demand, protest or further notice of any kind, all of which are expressly waived by Borrower. 
  
 (b) The enumeration in the Loan Documents of specific rights or powers will not be construed to limit any general rights or powers or impair Lender’s
rights with respect to the Remedies. 
  

 29 

 (c) If Lender exercises any of the Remedies, Lender will not be deemed a mortgagee-in-possession unless
Lender has elected affirmatively to be a mortgagee-in-possession. 
  
 (d) Lender will not be liable for any act or omission of Lender in connection with the exercise of the Remedies. 
  
 (e) Lender’s right to exercise any Remedy will not be impaired by any delay in exercising or failure to exercise the Remedy and the delay or failure
will not be construed as extending any cure period or constitute a waiver of the default or Event of Default. 
  
 (f) If an Event of Default occurs, Lender’s payment or performance or acceptance of payment or performance will not be deemed a waiver
or cure of the Event of Default. 
  
 (g) Lender’s acceptance
of partial payment or receipt of Rents will not extend or affect any grace period, constitute a waiver of a default or Event of Default or constitute a rescission of Acceleration. 
  
 Section 14.4. Intentionally Omitted. 
  
 Section 14.5. General Provisions Pertaining to Receiver and other Remedies. 
  
 (a) If an Event of Default occurs, any court of competent jurisdiction will,
upon application by Lender, appoint a Receiver as designated in the application and issue an injunction prohibiting Borrower from interfering with the Receiver, collecting Rents, disposing of any Rents or any part of the Property, committing waste
or doing any other act that will tend to affect the preservation of the Leases, the Rents and the Property and Borrower approves the appointment of the designated Receiver or any other Receiver appointed by the court. Borrower agrees that the
appointment may be made ex parte and as a matter of right to Lender, either before or after sale of the Property, without further notice, and without regard to the solvency or insolvency, at the time of application for the Receiver, of
the person or persons, if any, liable for the payment of any portion of the Debt and the performance of any portion of the Obligations and without regard to the value of the Property or whether the Property is occupied as a homestead and without
bond being required of the applicant 
  
 (b) The Receiver will be
vested with the fullest powers permitted by Law including all powers necessary or usual in similar cases for the protection, possession and operation of the Property and all the powers and duties of Lender as a mortgagee-in-possession as provided in
this Mortgage and may continue to exercise all the usual powers and duties until the Receiver is discharged by the court. 
  

 30 

 (c) In addition to the Remedies and all other available rights, Lender or the Receiver may take any of
the following actions: 
  
 (1) take exclusive
possession, custody and control of the Property and manage the Property so as to prevent waste; 
  
 (ii) require Borrower to deliver to Lender or the Receiver all keys, security deposits, operating accounts, prepaid Rents, past due Rents,
the Books and Records and all original counterparts of the Leases and the Property Documents; 
  
 (iii) collect, sue for and give receipts for the Rents and, after paying all expenses of collection, including reasonable receiver’s,
broker’s and attorney’s fees, apply the net collections to any portion of the Debt selected by Lender in its sole discretion; 
  
 (iv) enter into, modify, extend, enforce, terminate, renew or accept surrender of Leases and evict tenants except that in the case of a
Receiver, such actions may be taken only with the written consent of Lender as provided in this Mortgage and in the Assignment; 
  
 (v) enter into, modify, extend, enforce, terminate or renew Property Documents except that in the case of a Receiver, such actions may be
taken only with the written consent of Lender as provided in this Mortgage and in the Assignment; 
  
 (vi) appear in and defend any Proceeding brought in connection with the Property and bring any Proceeding to protect the Property as well
as Borrower’s and Lender’s respective interests in the Property (unless any such Proceeding has been assigned previously to Lender in the Assignment, or if so assigned, Lender has not expressly assigned such Proceeding to the Receiver and
consented to such appearance or defense by the Receiver); and 
  
 (vii) perform any act in the place of Borrower that Lender or the Receiver deems necessary (A) to preserve the value, marketability or rentability of the Property; (B) to increase the gross receipts from the Property;
or (C) otherwise to protect Borrower’s and Lender’s respective interests in the Property. 
  
 (d) Borrower appoints Lender as Borrower’s attorney-in-fact, at Lender’s election, to perform any actions and to execute and record any
instruments necessary to effectuate the actions described in this Section, in each instance only at Lender’s election and only to the extent Borrower has failed to comply with the provisions of this Section. 
  

 31 

 Section 14.6. General Provisions Pertaining to Foreclosures and the Power of Sale. The
following provisions will apply to any Proceeding to foreclose and to any sale of the Property by power of sale or pursuant to a judgment of foreclosure and sale: 
  
 (i) Lender’s right to institute a Proceeding to foreclose or to sell by power of sale will not be
exhausted by a Proceeding or a sale that is defective or not completed; 
  
 (ii) any sale may be postponed or adjourned by Lender by public announcement at the time and place appointed for the sale without further notice; 
  
 (iii) with respect to sale pursuant to a judgment of foreclosure and sale, the Property may be sold as an
entirety or in parcels, at one or more sales, at the time and place, on terms and in the order that Lender deems expedient in its sole discretion; 
  
 (iv) if a portion of the Property is sold pursuant to this Article, the Loan Documents will remain in full force and effect with respect
to any unmatured portion of the Debt and this Mortgage will continue as a valid and enforceable first lien on and security interest in the remaining portion of the Property, subject only to the Permitted Exceptions, without loss of priority and
without impairment of any of Lender’s rights and remedies with respect to the unmatured portion of the Debt; 
  
 (v) Lender may bid for and acquire the Property at a sale and, in lieu of paying cash, may credit the amount of Lender’s bid against
any portion of the Debt selected by Lender in its sole discretion after deducting from the amount of Lender’s bid the expenses of the sale, costs of enforcement and other amounts that Lender is authorized to deduct at Law, in equity or
otherwise; and 
  
 (vi) Lender’s receipt of
the proceeds of a sale will be sufficient consideration for the portion of the Property sold and Lender will apply the proceeds as set forth in this Mortgage. 
  

Section 14.7. Application of Proceeds. Lender may apply the proceeds of any sale of the Property by power of sale or pursuant to a
judgment of foreclosure and sale and any other amounts collected by Lender in connection with the exercise of the Remedies to payment of the Debt in such priority and proportions as Lender may determine in its sole discretion or in such priority and
proportions as required by Law. 
  
 Section 14.8. Power
of Attorney. Borrower appoints Lender as Borrower’s attorney-in-fact to perform any actions necessary and incidental to exercising the Remedies. 
  
 Section 14.9. Tenant at Sufferance. If Lender or a Receiver enters the Property in the exercise of the Remedies and Borrower is allowed to
remain in occupancy of the Property, Borrower will pay to Lender or the Receiver, as the case may be, in advance, a reasonable rent for the Property occupied by Borrower. If Borrower fails to pay the rent, Borrower may be dispossessed by the usual
Proceedings available against defaulting tenants. 
  

 32 

 Section 14.10. Illinois Mortgage Foreclosure and Remedies. 
  
 (1) All advances, disbursements and expenditures (collectively “advances”) made by
Lender before and during foreclosure, prior to sale, and where applicable, after sale, for the following purposes, including interest thereon at the Default Interest Rate, are hereinafter referred to as “Protective Advances”
and shall constitute additional indebtedness hereunder and shall be secured by the lien hereof: 
  
 (a) any amount for restoration or rebuilding in excess of the actual or estimated proceeds of insurance or condemnation award for the purpose of such
repair or replacement; 
  
 (b) advances in accordance with the
terms of this Mortgage to: (i) protect, preserve or restore the Property; (ii) preserve the lien of this Mortgage or the priority thereof; or (iii) enforce this Mortgage, as referred to in Subsection (b)(5) of Section 15-1302 of the Illinois
Mortgage Foreclosure Law, 735 ILCS 5/15-1101 et seq., as amended from time to time (“Act”); 
  
 (c) payments of (i) when due installments of principal, interest or other obligations in accordance with the terms of any Prior Encumbrance (as
hereinafter defined); (ii) when due installments of real estate taxes and other Impositions; (iii) other obligations authorized by this Mortgage; or (iv) with court approval any other amounts in connection with other liens, encumbrances or interests
reasonably necessary to preserve the status of title, all as referred to in Section 15-1505 of the Act; 
  
 (d) attorneys’ fees and other costs incurred in connection with the foreclosure of this Mortgage as referred to in Sections 1504(d)(2) and 15-1510 of
the Act and in connection with any other litigation or administrative proceeding to which the Lender may be or become or be threatened or contemplated to be a party, including probate and bankruptcy proceedings, or in the preparation for the
commencement or defense of any such suit or proceeding; including filing fees, appraisers’ fees, outlays for documents and expert evidence, witness fees, stenographer’s charges, publication costs, and costs (which may be estimated as to
items to be expended after entry of judgment) of procuring all such abstracts of title, title charges and examinations, foreclosure minutes, title insurance policies, appraisals, and similar data and assurances with respect to title and Value as
Lender may deem reasonably necessary either to prosecute or defend such suit or, in case of foreclosure, to evidence to bidders at any sale which may be had pursuant to the foreclosure judgment the true condition of the title to or the value of the
Property; 
  
 (e) Lender’s fees and costs arising between the
entry of judgment of foreclosure and the confirmation hearing as referred to in Subsection (b)(1) of Section 15-1508 of the Act; 
  
 (g) Lender’s advances of any amount required to make up a deficiency in deposits for installments of Impositions, as may be required of Borrower
under this Mortgage; 
  

 33 

 (h) expenses deductible from proceeds of sale referred to in Subsections (a) and (b) of Section 15-1512
of the Act; and 
  
 (i) expenses incurred and expenditures made by
Lender for any one or more of the following: (i) if any of the Property consists of an interest in a leasehold estate under a lease or sublease, rentals or other payments required to be made by the lessee under the terms of the lease or sublease;
(ii) premiums upon casualty and liability insurance made by Lender whether or not Lender or a receiver is in possession, if reasonably required, without regard to the limitation to maintaining of insurance in effect at the time any receiver or
mortgagee takes possession of the Property imposed by Subsection (c)(1) of Section 15-1704 of the Act; (iii) payments required or deemed by Lender to be for the benefit of the Property or required to be made by the owner of the Property under any
grant or declaration of easement, easement agreement, reciprocal easement agreement, agreement with any adjoining land owners or other instruments creating covenants or restrictions for the benefit of or affecting the Property, (iv) shared or common
expense assessments payable to any association or corporation in which the owner of the premises is a member in any way affecting the Property; (v) operating deficits incurred by Lender in possession or reimbursed by Lender to any receiver; (vi)
fees and costs incurred to obtain an environmental assessment report relating to the Property; and (vii) any monies expended in excess of the face amount of the Note. 
  
 (2) This Mortgage shall be a lien for all Protective Advances as to subsequent purchasers and judgment creditors from the time the Mortgage
is recorded, pursuant to Subsection (b)(5) of Section 15-1302 of the Act. 
  
 The Protective Advances shall, except to the extent, if any, that any of the same is clearly contrary to or inconsistent with the provisions of the Act, be included in: 
  
 (a) determination of the amount of indebtedness secured by this Mortgage at
any time; 
  
 (b) the indebtedness found due and owing to the
Lender in the judgment of foreclosure and any subsequent amendment of such judgment, supplemental judgments, orders, adjudications or findings by the court of any additional indebtedness becoming due after entry of such judgment, it being hereby
agreed that in any foreclosure judgment, the court may reserve jurisdiction for such purpose; 
  
 (c) determination of amounts deductible from sale proceeds pursuant to Section 15-1512 of the Act; 
  
 (d) determination of the application of income in the hands of any receiver or mortgagee in possession; and 
  
 (e) computation of any deficiency judgment pursuant to Subsections (b)(2) and
(e) of Section 15-1508 and Section 15-1511 of the Act. 
  

 34 

 All moneys paid for Protective Advances or any of the other purposes herein authorized and all expenses
paid or incurred in connection therewith, including attorneys’ fees, and any other moneys advanced by Lender to protect the Property and the lien hereof, shall be so much additional indebtedness secured hereby, and shall become immediately due
and payable without notice and with interest thereon at the Default Interest Rate. Inaction of Lender shall never be considered as a waiver of any right accruing to it on account of any default on the part of Mortgagor. 
  
 (3) Should the proceeds of the Note or any part thereof, or any amount paid out or advanced
hereunder by Lender, be used directly or indirectly to pay off, discharge or satisfy, in whole or in part, any senior mortgage (as described in Subsection (i) of Section 15-1505 of the Act) or any other lien or encumbrance upon the Property or any
part thereof on a parity with or prior or superior to the lien hereof “Prior Encumbrance”, then as additional security hereunder, the Lender shall be subrogated to any and all rights, equal or superior titles, liens and
equities, owned or claimed by any owner or holder of said outstanding liens, charges and indebtedness, however remote, regardless of whether said liens, charges and indebtedness are acquired by assignment or have been released of record by the
holder thereof upon payment. 
  
 (4) If an Event of Default has occurred
hereunder, or when the indebtedness hereby secured, or any part thereof, shall become due, whether by acceleration or otherwise, Lender shall have the right to foreclose the lien hereof for such indebtedness or part thereof and pursue all remedies
afforded to a mortgagee under and pursuant to the Act. 
  
 (5) The proceeds of any
foreclosure sale of the Property shall be distributed and applied in accordance with the provisions of Subsection (c) of Section 15-1512 of the Act. The judgment of foreclosure or order confirming the sale shall provide (after application pursuant
to Subsections (a) and (b) of said Section 15-1512) for application of sale proceeds in the following order of priority: first, all items not covered by the provisions of said Subsections (a) and (b), which under the terms hereof constitute secured
indebtedness additional to that evidenced by the Note, with interest thereon as herein provided; and second, all principal and interest remaining unpaid on the Note. 
  
 (6) Upon, or at any time after the filing of a complaint to foreclose this Mortgage, the court in which such complaint is filed shall
appoint a receiver of the Property whenever Lender, when entitled to possession, so requests pursuant to Section 15-1702(a) of the Act or when such appointment is otherwise authorized by operation of law. Such receiver shall have all powers and
duties prescribed by Section 15-1704 of the Act, including, the power to make leases to be binding upon all parties; including the Borrower after redemption, the purchaser at a sale pursuant to a judgment of foreclosure and any person acquiring an
interest in the Property after entry of a judgment of foreclosure, all as provided in Subsection (g) of Section 15-1701 of the Act. In addition, such receiver shall also have the following powers: (a) to extend or modify any then existing leases,
which extensions and modifications may provide for terms to expire, or for options to lessees to extend or renew terms to expire, beyond the maturity date of the indebtedness hereunder and beyond the date of the issuance of a deed or deeds to a
purchaser or purchasers at a foreclosure sale, it being understood and agreed that any such leases, and the options or other such 

  

 35 

 
provisions to be contained therein, shall be binding upon Borrower and all persons whose interests in the Property are subject to the lien hereof and upon
the purchaser or purchasers at any foreclosure sale, notwithstanding any redemption, discharge of the mortgage indebtedness, satisfaction of any foreclosure judgment, or issuance of any certificate of sale or deed to any purchaser, and (b) all other
powers which may be necessary or are usual in such cases for the protection, possession, control, management and operation of the Property during the whole of the period of receivership. The court from time to time, either before or after entry of
judgment of foreclosure, may authorize the receiver to apply the net income in his hands in payment in whole or in part of (a) the indebtedness secured hereby, or by or included in any judgment of foreclosure or supplemental judgment or other item
for which Lender is authorized to make a Protective Advance; and (b) the deficiency in case of a sale and deficiency. 
  
 (7) In any case in which under the provisions of this Mortgage Lender has a right to institute foreclosure proceedings, whether before or after the whole principal sum
secured hereby is declared to be immediately due as aforesaid, or whether before or after the institution of legal proceedings to foreclose the lien hereof or before or after judgment thereunder, and at all times until confirmation of sale, Borrower
shall forthwith, upon demand of Lender, surrender to Lender and Lender shall be entitled to take and upon Lender’s request to the court to be placed in actual possession of, Lender shall be placed in possession of the Property or any part
thereof; personally, or by its agent or attorneys as provided in Subsections (b)(2) and (c) of Section 1701 of the Act. In such event Lender in its discretion may, with or without force and with or without process of law, enter upon and take and
maintain or may apply to the court in which a foreclosure is pending to be placed in possession of all or any part of said Property, together with all documents, books, records, papers and accounts of Borrower or then owner of the Property relating
thereto, and may exclude Borrower, its agents or servants, wholly therefrom and may, as attorney in fact or agent of Borrower, or in its own name as Lender and under the powers herein granted, hold, operate, manage and control the Property and
conduct the business, if any, thereof, either personally or by its agents, and with full power to use such measures, legal or equitable, as in its discretion or in the discretion of its successors or assigns may be deemed proper or necessary to
enforce the payment or security of the avails, rents, issues, and profits of the Property, including actions for the recovery of rent, actions in forcible detainer and actions in distress for rent, and with full power. (a) to cancel or terminate any
lease or sublease for any cause or on any ground which would entitle Borrower to cancel the same; (b) to elect to disaffirm any lease or sublease which is then subordinate to the lien hereof; (c) to extend or modify any then existing leases
and to make new leases, which extensions, modifications and new leases may provide for terms to expire, or for options to lessees to extend or renew terms to expire, beyond the maturity date of the indebtedness hereunder and beyond the date of the
issuance of a deed or deeds to a purchaser or purchasers at a foreclosure sale, it being understood and agreed that any such leases, and the options or other such provisions to be contained therein, shall be binding upon Borrower and all persons
whose interests in the Property are subject to the lien hereof and upon the purchaser or purchasers at any foreclosure sale, notwithstanding any redemption from sale, discharge of the Mortgage indebtedness, satisfaction of any foreclosure decree, or
issuance of any certificate of sale or deed to any purchaser, (d) to enter into any management, leasing or brokerage agreements covering the Property; (e) to make all 

  

 36 

 
necessary or proper repairs, decorating, renewals, replacements, alterations, additions, betterments and improvements to the Property as to it may seem
judicious; (f) to insure and reinsure the same and all risks incidental to Lender’s possession, operation and management thereof; and (g) to receive all of such avails, rents, issues and profits; hereby granting full power and authority to
exercise each and every of the rights, privileges and powers herein granted at any and all times hereafter, without notice to Borrower. Without limiting the generality of the foregoing provisions of this Section, Lender shall also have all power,
authority and duties as provided in Section 15-1703 of the Act. 
  
 (8) Borrower
acknowledges that the Property does not constitute agricultural real estate, as said term is defined in Section 15-1201 of the Act or residential real estate as defined in Section 15-1219 of the Act. Borrower hereby waives any and all rights of
redemption from sale under any judgment of foreclosure of this Mortgage on behalf of Borrower and on behalf of each and every person acquiring any interest in or title to the Property of any nature whatsoever, subsequent to the date of this
Mortgage. The foregoing waiver of right of redemption is made pursuant to the provisions of Section 15-1601(b) of the Act. 
  
 (9) At all times, regardless of whether any Loan proceeds have been disbursed, this Mortgage secures (in addition to the amounts secured hereby) the payment of any and
all Loan commissions, service charges, liquidated damages, expenses and advances due to or incurred by Lender in connection with the Loan; provided, however, that in no event shall the total amount secured hereby exceed two hundred percent (200%) of
the face amount of the Note. 
  
 (10) At the option of Lender, this Mortgage shall
become subject and subordinate, in whole or in part (but not with respect to priority of entitlement to insurance proceeds or any Condemnation Awards), to any and all leases of all or any part of the Property upon the execution by Lender and
recording thereof, at any time hereafter in the appropriate official records of the County wherein the Property are situated, of a unilateral declaration to that effect. 
  
 ARTICLE XV 
  
 LIMITATION OF LIABILITY 
  
 (a) Notwithstanding any provision in the Loan Documents to the contrary, except as set forth in subsections (b) and (c), if Lender seeks to enforce the
collection of the Debt, Lender will foreclose this Mortgage instead of instituting an independent suit against the Borrower to collect the Debt. If a lesser sum is realized from a foreclosure of this Mortgage and sale of the Property than the then
outstanding Debt, Lender will not institute any Proceeding against Borrower, for or on account of the deficiency, except as set forth in subsections (b) and (c). 
  

 37 

 (b) The limitation of liability in subsection (a) will not affect or impair (i) the lien of this Mortgage
or Lender’s other rights under the Loan Documents, including Lender’s right as mortgagee or secured party to commence an action to foreclose any lien or security interest Lender has under the Loan Documents; (ii) the validity of the Loan
Documents or the Obligations; (iii) Lender’s rights under any Loan Document that are not expressly non-recourse; or (iv) Lender’s right to present and collect on any letter of credit or other credit enhancement document held by Lender in
connection with the Obligations. 
  
 (c) The following are
excluded and excepted from the limitation of liability in subsection (a) and Lender may recover personally against Borrower for the following: 
  
 (i) all losses suffered and liabilities and expenses incurred by Lender relating to any fraud or intentional and material
misrepresentation or omission by Borrower or any of Borrower’s members, officers, or principals in connection with (A) the performance of any of the conditions to Lender making the Loan; (B) any inducements to Lender to make the Loan; (C) the
execution and delivery of the Loan Documents; (D) any certificates, representations or warranties given in connection with the Loan; or (E) Borrower’s performance of the Obligations. Notwithstanding the foregoing, the Borrower shall not be
personally liable for damages arising from such actions of Borrower’s member if such member was The Leo Burnett Company, Inc. and if Borrower provides evidence to the satisfaction of Lender, in its sole discretion, that the actions giving rise
to such losses, liabilities and expenses taken by The Leo Burnett Company, Inc. were solely in its capacity as tenant under the Burnett Lease and not in its capacity as a member of Borrower, 
  
 (ii) all Rents derived from the Property after a default
under the Loan Documents which default is a basis of a Proceeding by Lender to enforce collection of both the Debt and all moneys that, on the date such a default occurs, are on deposit in one or more accounts used by or on behalf of Borrower
relating to the operation of the Property, except to the extent properly applied to payment of Debt Service Payments, Impositions, Insurance Premiums and any reasonable and customary expenses incurred by Borrower in the operation, maintenance and
leasing of the Property or delivered to Lender, 
  
 (iii) the cost of remediation of any Environmental Activity affecting the Property, any diminution in the value of the Property arising from any Environmental Activity affecting the Property and any other losses suffered and liabilities and
expenses incurred by Lender relating to a default under the Article entitled “Environmental”; 
  
 (iv) all security deposits collected by Borrower or any of Borrower’s predecessors and not refunded to Tenants in accordance with
their respective Leases, applied in accordance with the Leases or Law or delivered to Lender, and all advance rents collected by Borrower or any of Borrower’s predecessors and not applied in accordance with the Leases or delivered to Lender,

  

 38 

 (v) the replacement cost of any Fixtures or Personal Property removed from the Property
after a default occurs; 
  
 (vi) all losses
suffered and liabilities and expenses incurred by Lender relating to any acts or omissions by Borrower that result in physical waste on the Property; 
  
 (vii) all protective advances and other payments made by Lender pursuant to express provisions of the Loan Documents to protect
Lender’s security interest in the Property or to protect the assignment of the property described in and effected by the Assignment, but only to the extent that the Rents would have been sufficient to permit Borrower to make the payment prior
to Lender making such protective advance or other payment and Borrower failed to make such payment after request from Lender, 
  
 (viii) all mechanics’ or similar liens relating to work performed on or materials delivered to the Property prior to Lender
exercising its Remedies, but only to the extent Lender had advanced funds to pay for the work or materials after Borrower either has failed to pay for such work or materials or has failed to provide adequate security to Lender in accordance with the
provisions of this Mortgage; 
  
 (ix) all
Proceeds that are not applied in accordance with this Mortgage or not paid to Lender as required under this Mortgage; 
  
 (x) all losses suffered and liabilities and expenses incurred by Lender relating to a Transfer that is not permitted under the Section
entitled “Permitted Transfers”. 
  
 (xi) all losses suffered and liabilities and expenses incurred by Lender relating to forfeiture or threatened forfeiture of the Property to the Government due to intentional acts of Borrower, and 
  
 (xii) all losses suffered and liabilities and expenses
incurred by Lender relating to any default by Borrower under any of the provisions of this Mortgage relating to ERISA, including the prohibition on any Transfer that results in a violation of ERISA. 
  
 (d) Nothing under subparagraph (a) above will be deemed to be a waiver of any
right which Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy Code or under any other Law relating to bankruptcy or insolvency to file a claim for the full amount of the Debt or to require that all
collateral will continue to secure all of the Obligations in accordance with the Loan Documents. 
  

 39 

 ARTICLE XVI  
  
 WAIVERS 
  
 SECTION 16.1. WAIVER OF STATUTE OF LIMITATIONS. BORROWER WAIVES THE RIGHT TO CLAIM ANY STATUTE OF LIMITATIONS AS A DEFENSE TO
BORROWER’S PAYMENT AND PERFORMANCE OF THE OBLIGATIONS. 
  
 SECTION 16.1. WAIVER OF NOTICE. BORROWER WAIVES THE RIGHT TO RECEIVE ANY NOTICE FROM LENDER WITH RESPECT TO THE LOAN DOCUMENTS EXCEPT FOR THOSE NOTICES THAT LENDER IS EXPRESSLY REQUIRED TO DELIVER PURSUANT TO THE LOAN
DOCUMENTS. 
  
 SECTION 16.3. WAIVER OF
MARSHALLING AND OTHER MATTERS. BORROWER WAIVES THE BENEFIT OF ANY RIGHTS OF MARSHALLING OR ANY OTHER RIGHT TO DIRECT THE ORDER IN WHICH ANY OF THE PROPERTY WILL BE (i) SOLD; OR (ii) MADE AVAILABLE TO ANY ENTITY IF THE PROPERTY IS SOLD BY POWER
OF SALE OR PURSUANT TO A JUDGMENT OF FORECLOSURE AND SALE. BORROWER ALSO WAIVES THE BENEFIT OF ANY LAWS RELATING TO APPRAISEMENT, VALUATION, STAY, EXTENSION, REINSTATEMENT, MORATORIUM, HOMESTEAD AND EXEMPTION RIGHTS OR A SALE IN INVERSE ORDER OF
ALIENATION. 
  
 SECTION 16.4. WAIVER OF TRIAL BY
JURY. BORROWER AND LENDER WAIVE TRIAL BY JURY IN ANY PROCEEDING BROUGHT BY OR AGAINST, OR COUNTERCLAIM OR CROSS-COMPLAINT ASSERTED BY OR AGAINST, LENDER OR BORROWER RELATING TO THE LOAN, THE PROPERTY DOCUMENTS OR THE LEASES. 
  
 SECTION 16.5. WAIVER OF COUNTERCLAIM. BORROWER WAIVES THE
RIGHT TO ASSERT A COUNTERCLAIM OR CROSS-COMPLAINT, OTHER THAN COMPULSORY OR MANDATORY COUNTERCLAIMS OR CROSS-COMPLAINTS, IN ANY PROCEEDING LENDER BRINGS AGAINST BORROWER RELATING TO THE LOAN, INCLUDING ANY PROCEEDING TO ENFORCE REMEDIES.

  
 SECTION 16.6. WAIVER OF JUDICIAL NOTICE AND
HEARING. BORROWER WAIVES ANY RIGHT BORROWER MAY HAVE UNDER LAW TO NOTICE OR TO A JUDICIAL HEARING PRIOR TO THE EXERCISE OF ANY RIGHT OR REMEDY PROVIDED BY THE LOAN DOCUMENTS TO LENDER AND BORROWER WAIVES THE RIGHTS, IF ANY, TO SET ASIDE OR
INVALIDATE ANY SALE DULY CONSUMMATED IN ACCORDANCE WITH THE PROVISIONS OF THE LOAN DOCUMENTS ON THE GROUND (IF SUCH BE THE CASE) THAT THE SALE WAS CONSUMMATED WITHOUT A PRIOR JUDICIAL HEARING. 
  

 40 

 SECTION 16.7. WAIVER OF SUBROGATION. BORROWER WAIVES ALL RIGHTS OF SUBROGATION TO
LENDER’S RIGHTS OR CLAIMS RELATED TO OR AFFECTING THE PROPERTY OR ANY OTHER SECURITY FOR THE LOAN UNTIL THE LOAN IS PAID IN FULL AND ALL FUNDING OBLIGATIONS UNDER THE LOAN DOCUMENTS HAVE BEEN TERMINATED. 
  
 SECTION 16.8. GENERAL WAIVER. BORROWER ACKNOWLEDGES THAT (A)
BORROWER AND BORROWER’S PARTNERS, MEMBERS OR PRINCIPALS, AS THE CASE MAY BE, ARE KNOWLEDGEABLE BORROWERS OF COMMERCIAL FUNDS AND EXPERIENCED REAL ESTATE DEVELOPERS OR INVESTORS WHO UNDERSTAND FULLY THE EFFECT OF THE ABOVE PROVISIONS; (B) LENDER
WOULD NOT MAKE THE LOAN WITHOUT THE PROVISIONS OF THIS ARTICLE; (C) THE LOAN IS A COMMERCIAL OR BUSINESS LOAN UNDER THE LAWS OF THE STATE OR COMMONWEALTH WHERE THE PROPERTY IS LOCATED, NEGOTIATED BY LENDER AND BORROWER AND THEIR RESPECTIVE ATTORNEYS
AT ARMS LENGTH; AND (D) ALL WAIVERS BY BORROWER IN THIS ARTICLE HAVE BEEN MADE VOLUNTARILY, INTELLIGENTLY AND KNOWINGLY, AFTER BORROWER FIRST HAS BEEN INFORMED BY COUNSEL OF BORROWER’S OWN CHOOSING AS TO POSSIBLE ALTERNATIVE RIGHTS, AND HAVE
BEEN MADE AS AN INTENTIONAL RELINQUISHMENT AND ABANDONMENT OF A KNOWN RIGHT AND PRIVILEGE. THE FOREGOING ACKNOWLEDGEMENT IS MADE WITH THE INTENT THAT LENDER AND ANY SUBSEQUENT HOLDER OF THE NOTE WILL RELY ON THE ACKNOWLEDGEMENT. 
  

 41 

 ARTICLE XVII 
  
 NOTICES: RELIANCE ON TIAA 
  
 Section 17.1. Notices. All acceptances, approvals, consents, demands, notices, requests, waivers and other
communications (the “yes”) required or permitted to be given under the Loan Documents must be in writing and (a) delivered personally by a process server providing a sworn declaration evidencing the date of service, the individual
served, and the address where the service was made; (b) sent by certified mail, return receipt requested; or (c) delivered by nationally recognized overnight delivery service that provides evidence of the date of delivery, with all charges prepaid
(for next morning delivery if sent by overnight delivery service), addressed to the appropriate party at its address listed below: 
  

	 If to Lender.
	  	 Teachers Insurance and Annuity

	 	  	 Association of America
 730 Third Avenue

	 	  	 New York, New York 10017

	 	  	 Attention:        Director Portfolio Management

	 	  	 For Mortgage and Real Estate Division
 Application #IL-724

	 	  	 Mortgage #000445300

		
	 with a courtesy
 copy to:
	  	 Teachers Insurance and Annuity Association of America
 730 Third Avenue

	 	  	 New York, New York 10017

	 	  	 Attention:        Vice President and Chief Counsel

	 	  	 Mortgage and Real Estate Law
 Application #IL-724

	 	  	 Mortgage #000445300

		
	 and a Copy to:
	  	 New York Life Insurance Company

	 	  	 51 Madison Avenue

	 	  	 New York, New York 10010

	 	  	 Attn:    Mortgage Loan Administration

	 	  	 Real Estate Department

		
	 and:
	  	 New York Life Insurance Company

	 	  	 51 Madison Avenue

	 	  	 New York, New York 10010

	 	  	 Attn:    Office of the General Counsel-Real Estate

	 	  	 Steven Tuttle, Esq.

  

 42 

	 and:
	  	 Sonnenschein Nath & Rosenthal

	 	  	 8000 Sears Tower

	 	  	 Chicago, Illinois 60606

	 	  	 Attn: Eric M. Schiller, Esq.

		
	 If to Borrower:
	  	 35 W. Wacker Venture, L.L.C.

	 	  	 c/o Starwood Capital Group

	 	  	 Three Pickwick Plaza Suite 250

	 	  	 Greenwich, CT 06830

	 	  	 Attn: Jerome C. Silvey

		
	 	  	 Starwood Asset Management, L.L.C.

	 	  	 320 Interstate North Parkway Suite 220

	 	  	 Atlanta, GA 30339

	 	  	 Attn: Michael Casey

		
	 With a courtesy
 copy to:
	  	 Buck 35 Wacker L.L.C.

	 	  	 c/o the John Buck Company

	 	  	 233 South Wacker Drive Suite 550

	 	  	 Chicago, Illinois 60606-6300

	 	  	 Attn: Kent A. Swanson

		
	 and:
	  	 Katten Muchin and Zavis

	 	  	 525 West Monroe Street Suite 1600

	 	  	 Chicago, Illinois 60661-3693

	 	  	 Attn: Seth R. Madorsky, Esq.

		
	 and:
	  	 Rinaldi & Associates

	 	  	 Three Pickwick Plaza Suite 250

	 	  	 Greenwich, CT 06830

	 	  	 Attn: Ellis F. Rinaldi, Esq.

	 	  	 Eric W. Franklin, Esq.

  

 43 

 Lender and Borrower each may change from time to time the address to which Notices must be sent, by notice given in
accordance with the provisions of this Section. All Notices given in accordance with the provisions of this Section will be deemed to have been received on the earliest of (i) actual receipt; (ii) Borrower’s rejection of delivery; or (iii) 3
Business Days after having been deposited in any mail depository regularly maintained by the United States postal service, if sent by certified mail, or 1 Business Day after having been deposited with a nationally recognized overnight delivery
service, if sent by overnight delivery or on the date of personal service, if served by a process server. 
  
 Section 17.2. Change in Borrower’s Name or Place of Business. Borrower will immediately notify Lender in writing of any change in
Borrower’s name or the place of business set forth in the beginning of this Mortgage. 
  
 Section 17.3. Reliance on TIAA. All acts of and communications relating to the loan secured hereby by TIAA shall be deemed to be made as agent for Lender, and shall be legally conclusive and binding; and
Borrower or any third party (including any court) may and shall rely only on any and all communications or acts of TIAA with respect to the exercise of any rights or the granting of any consent, waiver or approval on behalf of Lender in all
circumstances where an action by Lender is required or permitted pursuant to this Agreement or the provisions of any other Loan Document or by applicable Law without the right or necessity of making any inquiry of NYL as to the authority of TIAA
with respect to such matter. In no event shall any of the foregoing limit the rights or obligations of TIAA or NYL with respect to each other pursuant to this Agreement or any other agreement between TIAA and NYL. 
  
 ARTICLE XVIII  
  
 MISCELLANEOUS 
  
 Section 18.1. Applicable Law. The Loan Documents are governed
by and will be construed in accordance with the Laws of the State of Illinois without regard to conflict of law provisions. 
  
 Section 18.2. Usury Limitations. Borrower and Lender intend to comply with all Laws with respect to the charging and receiving of interest.
Any amounts charged or received by Lender for the use or forbearance of the Principal to the extent permitted by Law, will be amortized and spread throughout the Term until payment in full so that the rate or amount of interest charged or received
by Lender on account of the Principal does not exceed the Maximum Interest Rate. If any amount charged or received under the Loan Documents that is deemed to be interest is determined to be in excess of the amount permitted to be charged or received
at the Maximum Interest Rate, the excess will be deemed to be a prepayment of Principal when paid, without premium, and any portion of the excess not capable of being so applied will be refunded to Borrower. If during the Term the Maximum Interest
Rate, if any, is eliminated, then for the purposes of the Loan, there will be no Maximum Interest Rate. 
  

 44 

 Section 183. Lender’s Discretion. Wherever under the Loan Documents any matter is
required to be satisfactory to Lender, Lender has the right to approve or determine any matter or Lender has an election, Lender’s approval, determination or election will be made in Lender’s reasonable discretion unless expressly provided
to the contrary. 
  
 Section 18.4. Unenforceable
Provisions. If any provision in the Loan Documents is found to be illegal or unenforceable or would operate to invalidate any of the Loan Documents, then the provision will be deemed expunged and the Loan Documents will be construed as though
the provision was not contained in the Loan Documents and the remainder of the Loan Documents will remain in full force and effect. 
  
 Section 18.5. Survival of Borrower’s Obligations. Borrower’s representations, warranties and covenants contained in the Loan
Documents will continue in full force and effect and survive (i) satisfaction of the Obligations; (ii) release of the lien of this Mortgage; (iii) assignment or other transfer of all or any portion of Lender’s interest in the Loan Documents or
the Property; (iv) Lender’s exercise of any of the Remedies or any of Lender’s other rights under the Loan Documents; (v) a Transfer; (vi) amendments to the Loan Documents; and (vii) any other act or omission that might otherwise be
construed as a release or discharge of Borrower, provided that in the case of (i) or (ii) above, such representations, warranties and covenants shall not survive longer than 18 months after such satisfaction or release. 
  
 Section 18.6. Relationship Between Borrower and Lender: No Third
Party Beneficiaries. 
  
 (a) Lender is not a partner of or
joint venturer with Borrower or any other entity as a result of the Loan or Lender’s rights under the Loan Documents; the relationship between Lender and Borrower is strictly that of creditor and debtor. Each Loan Document is an agreement
between the parties to that Loan Document for the mutual benefit of the parties and no entities other than the parties to that Loan Document will be a third party beneficiary or will have any claim against Lender or Borrower by virtue of the Loan
Document. As between Lender and Borrower, any actions taken by Lender under the Loan Documents will be taken for Lender’s protection only, and Lender has not and will not be deemed to have assumed any responsibility to Borrower or to any other
entity by virtue of Lender’s actions. 
  
 (b) All
conditions to Lender’s performance of its obligations under the Loan Documents are imposed solely for the benefit of Lender. No entity other than Lender will have standing to require satisfaction of the conditions in accordance with their
provisions or will be entitled to assume that Lender will refuse to perform its obligations in the absence of strict compliance with any of the conditions. 
  

 45 

 Section 18.7. Partial Releases: Extensions: Waivers. Lender may: (i) release any part of
the Property or any entity obligated for any of the Obligations; (ii) extend the time for payment or performance of any of the Obligations or otherwise amend the provisions for payment or performance by agreement with any entity that is obligated
for the Obligations or that has an interest in the Property; (iii) accept additional security for the payment and performance of the Obligations; and (iv) waive any entity’s performance of an Obligation, release any entity or individual now or
in the future liable for the performance of the Obligation or waive the exercise of any Remedy or option. Lender may exercise any of the foregoing rights without notice, without regard to the amount of any consideration given, without affecting the
priority of the Loan Documents, without releasing any entity not specifically released from its obligations under the Loan Documents, without releasing any guarantor(s) or surety(ies) of any of the Obligations, without effecting a novation of the
Loan Documents and, with respect to a waiver, without waiving future performance of the Obligation or exercise of the Remedy waived. 
  
 Section 18.8. Service of Process. Borrower irrevocably consents to service of process by registered or certified mail, postage prepaid,
return receipt requested, to Borrower at its address set forth in the Article entitled “Notices”. 
  
 Section 18.9. Entire Agreement. Oral agreements or commitments between Borrower and Lender to lend money, to extend credit or to forbear
from enforcing repayment of a debt, including promises to extend or renew the debt, are not enforceable. Any agreements between Borrower and Lender relating to the Loan are contained in the Loan Documents, which contain the complete and exclusive
statement of the agreements between Borrower and Lender, except as Borrower and Lender may later agree in writing to amend the Loan Documents. The language of each Loan Document will be construed as a whole according to its fair meaning and will not
be construed against the draftsman. 
  
 Section 18.10.
No Oral Amendment. The Loan Documents may not be amended, waived or terminated orally or by any act or omission made individually by Borrower or Lender but may be amended, waived or terminated only by a written document signed by the party
against which enforcement of the amendment, waiver or termination is sought. 
  
 Section 18.11. Severability. The invalidity, illegality or unenforceability of any provision of any of the Loan Documents will not affect any other provisions of the Loan Documents, which will be
construed as if the invalid, illegal or unenforceable provision never had been included. 
  
 Section 18.12. Covenants Run with the Land. Subject to the restrictions on transfer contained in the Article entitled “TRANSFERS, LIENS AND ENCUMBRANCES”, all of the
covenants of this Mortgage and the Assignment run with the Land, will bind all parties hereto and all tenants and subtenants of the Land or the Improvements and their respective heirs, executors, administrators, successors and assigns, and all
occupants and subsequent owners of the Property, and will inure to the benefit of Lender and all subsequent holders of the Note and this Mortgage. 
  

 46 

 Section 18.13. Time of the Essence. Time is of the essence with respect to Borrower’s
payment and performance of the Obligations. 
  
 Section
18.14. Subrogation. If the Principal or any other amount advanced by Lender is used directly or indirectly to pay off, discharge or satisfy all or any part of an encumbrance affecting the Property, then Lender is subrogated to the
encumbrance and to any security held by the holder of the encumbrance, all of which will continue in full force and effect in favor of Lender as additional security for the Obligations. 
  
 Section 18.15. Joint and Several Liability. If Borrower consists of more than one person or entity, the
obligations and liabilities of each such person or entity under this Mortgage are joint and several. 
  
 Section 18.16. Successors and Assign. The Loan Documents bind the parties to the Loan Documents and their respective successors, assigns,
heirs, administrators, executors, agents and representatives and inure to the benefit of Lender and its successors, assigns, heirs, administrators, executors, agents and representatives. 
  
 Section 18.17. Duplicates and Counterparts. Duplicate counterparts of any Loan Documents, other than the Note,
may be executed and together will constitute a single original document. 
  

 47 

 Section 18.18. Exculpation. It is agreed that SOFI IV Arizona Trust is a Maryland real
estate investment trust and that the name “SOFI IV Arizona Trust” is a designation of SOFI IV Arizona Trust and its trustees, as trustees and not personally, under SOFI IV Arizona Trust’s Declaration of Trust, and all persons dealing
with SOFI IV Arizona Trust shall look solely to SOFI IV Arizona Trust’s assets for the enforcement of any claims against SOFI IV Arizona Trust. The trustees, officers, agents and security holders of SOFI IV Arizona Trust assume no personal
liability for obligations entered into on behalf of SOFI IV Arizona Trust, and their respective individual assets shall not be subject to the claims of any person. 
  
 IN WITNESS WHEREOF, Borrower has executed and delivered this Mortgage as of the date first set forth above. 
  

	 35 W. WACKER VENTURE L.L.C.,

	 a Delaware limited liability company

		
	 By:
	 	 SOFI IV Arizona Trust,

	 	 	 a Maryland real estate investment trust

		
	     By:
	 	 /s/    Jerome C.
Silvery        

	     Name:
	 	 Jerome C. Silvey

	     Title:
	 	 Executive Vice President

  

 48 

	 STATE OF Connecticut
	  	)	  	 
	 	  	)	  	ss
	 COUNTY OF Fairfield
	  	)	  	 

  
 I, Costas
Thanasoulis, a notary public in and for said. County, in the State aforesaid, DO HEREBY CERTIFY that
Jerome C. Silvey, the Executive Vice President of SOFI IV Arizona Trust, personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in
person and acknowledged that he/she signed, sealed and delivered the said instrument in his/her capacity as Executive Vice President of such SOFI IV Arizona Trust as his/her free and voluntary act, for the uses and purposes
therein set forth. 
  
 GIVEN under my hand and official seal,
this 17th day of February, 1999. 
  

	 /s/    Costas Thanasoulis

	 Notary Public

  
 My commission expires:

  
 COSTAS THANASOUUS 
 NOTARY PUBLIC 
 MY COMMISSION
EXPIRES FEB. 28. 2002 
  

 49Lease Agreement with Leo Burnett USA

 EXHIBIT 10.112 
  
 LEASE AGREEMENT WITH LEO BURNETT USA, INC. FOR A PORTION 
 OF LEO BURNETT CHICAGO BUILDING 

 AMENDED AND RESTATED LEASE 
  
 THIS AMENDED AND RESTATED LEASE (the “Lease”) is made as of the 15th day of December, 1997 between 35 W. Wacker
Venture, L.L.C., a Delaware limited liability company (“Landlord”), and LEO BURNETT COMPANY, INC., a Delaware corporation (“Tenant”); 
  
 WITNESSETH 
  
 WHEREAS, Landlord’s predecessor in interest, Harris Trust and Savings Bank, not individually but solely as Trustee under Trust Agreement dated
September 24, 1986 and known as Trust No. 43770 (“Trustee”), and Tenant entered into: (i) a certain Lease dated as of January 22, 1987; (ii) a certain First Amendment to Lease dated as of February 13, 1991, and (iii) a certain Second
Amendment to Lease dated as of January 8, 1993 (said Lease, as amended by the First Amendment to Lease and Second Amendment to Lease is called the “Existing Lease”), pursuant to which Trustee leased to Tenant and Tenant leased from Trustee
certain Premises (hereinafter defined) currently occupied by Tenant in the Land and Building (each hereinafter defined) commonly known as 35 W. Wacker Drive, Chicago, Illinois; 
  
 WHEREAS, pursuant to a certain Agreement Regarding Acquisition of Limited Liability Company Interest dated as of October 3,
1997 (the “Contribution Agreement”), Tenant has agreed to cause Trustee to convey unto Landlord, all of Trustee’s right, title and interest in and to the Land and Building (the “Contribution”); 
  
 WHEREAS, the Contribution Agreement provides for the termination of the
Existing Lease upon the closing of the Contribution, and the entering into by Landlord and Tenant of this Lease pursuant to which Landlord will lease to Tenant, and Tenant will lease from Landlord, the Premises for a term beginning on the closing
date of the Contribution and ending on the date(s) set forth herein; 
  
 NOW, THEREFORE, in consideration of these premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 
  
 1. TERMINATION OF LEASE. The Existing Lease shall terminate as of
11:59 p.m. on December 14, 1997 (the “Existing Lease Termination Date”), which is the day immediately preceding the Commencement Date (hereinafter defined) of this Tease as if such Existing Lease Termination Date were set forth in the
Existing Lease as the expiration date of the term of the Existing Lease; except that Tenant and Landlord shall remain liable for all obligations of such party accruing under the Existing Lease prior to such Existing Lease Termination Date.

  
 2. LEASING AGREEMENT. Landlord hereby leases to Tenant,
and Tenant hereby leases from Landlord, the premises described in Paragraph 2.A. of this Lease (the “Premises”) in the building commonly known as 35 West Wacker Drive, Chicago, Illinois (the “Building”) located on the land,
legally described in Exhibit A hereto, on the west one half of the block bounded by State Street, Wacker Drive, Dearborn Street and Lake Street, all in the City of Chicago, Cook County, Illinois (together with all present and future easements and
other rights appurtenant thereto, the “Land”), subject to the covenants, terms, provisions and conditions of 

 
this Lease. The Building is comprised of a fifty (50) story office tower (the “Office Tower”) and a three (3) story retail bustle (the “Retail
Space”). Tenant accepts the Premises in its “as is” condition as of the date hereof. During the Term of this Lease, Tenant shall have the right to use the one Building docking office (and adjoining storage area) on lower Wacker Drive
used by Tenant as of the date hereof for the continued use of Tenant’s loading dock personnel in the same manner as used by Tenant as of the date hereof for shipping and receiving of materials. No agreement of Landlord to alter, remodel,
decorate, clean or improve the Premises or Building (or to provide Tenant with any credit or allowance for the same), and no representation regarding the condition of the Premises or Building, have been made by or on behalf of Landlord or relied
upon by Tenant, except as may be expressly stated herein. 
  
 Except as otherwise provided herein, Landlord specifically excepts and reserves to itself the use of any roof decks, the exterior portions of the Premises, and such areas within the Premises required for installation of utility lines and
other installations required to service other occupants of the Building and to maintain and repair same, and no rights are conferred upon Tenant, and Landlord specifically excepts and reserves to itself, unless otherwise specifically provided, all
rights to the land and improvements below the lowest floor level of the Premises, to the improvements and air rights above the Premises and to the land and improvements located outside the demising walls of the Premises. 
  
 A. The “Premises” means and includes the Office Tower Premises and
the Retail Space Premises (both, as hereinafter defined). The “Office Tower Premises” means and includes: (i) floors two through twenty-nine, inclusive, in the Office Tower which the parties hereto acknowledge and agree contain 608,656
RSF; (ii) Suite 3401 in the Office Tower which the parties hereto acknowledge and agree contains 25,000 RSF; and (iii) Suite 3740 in the Office Tower, which the parties hereto acknowledge and agree Contains 1,278 RSP. The “Retail Space
Premises” means and includes Suite R-9 in the Retail Space, which the parties hereto acknowledge and agree contains 8,889 RSP. 
  
 B. “RSF” shall mean, as the context requires, one square foot or a number of square feet of Rentable Area in any given space. 
  
 C. “Rentable Area” shall be computed by measuring to the inside
finished surface of the dominant portion (50% or more of the vertical floor-to-ceiling dimension) of the permanent outer building wall (including windows or glass panels; if the windows are thermal pane windows, the inside finished surface shall be
deemed to be the center line of the air space between such thermal panes) without deduction for any columns or projections necessary to the Building and shall include all areas within such inside finished surface other than public stairs (stairs
shall be deemed public if they constitute part of the Building’s public stair system even if used by Tenant for access between floors of the Premises to the extent permitted by law and barred to other tenants except in cases of emergency),
interior balconies, if any, elevator shafts, flues, stacks, pipe shafts and other major vertical penetrations of the floor, 
  
 Rentable Area shall include: 
  
 (1) With respect to each single tenancy floor, toilets, air conditioning rooms, fan rooms, janitor closets, lobbi elevator lobbies,
electrical closets and telephone and other telecommunication closets within and serving only such floor (or only floors occupied by the same tenant); and 
  

 2 

 (2) With respect to each multiple tenancy floor, for each particular premises on that
floor, its share of the areas described in the preceding clause (1), together with the particular premises’ share of all public corridors and other public areas on such floor, as they may be adjusted from time to time. The tenant spaces on a
multiple tenancy floor shall share 100% of the Rentable Area of that full floor. The share of each tenant’s space shall be based upon the usable area contained in that tenant’s space (which shall be measured to the center of partitions
that separate such space from other tenant spaces or public areas) compared to the total usable area on that full floor. 
  
 (3) With respect to each single or multiple tenancy floor, such floor’s proportionate share (based on such floor’s Rentable Area
without such added factor compared to the Building’s Rentable Area without such added factor) of the public lobby area in the Building; provided, however, that, as of the Commencement Date, the ratio of Tenant’s Rentable Area with such
added factor to Tenant’s usable area (such usable area to be measured on the basis of standards established by BOMA) shall not exceed 1.12 to 1.00. 
  
 The parties hereto acknowledge and agree that, as of the date hereof: (1) the Rentable Area of the Building contains 1,117,978 RSF with the Office Tower
cont 1,075,876 RSF and the Retail Space containing 42,102 RSP; and (ii) the aggregate Rentable Area of the Premises contains 643,823 RSF. Landlord shall not increase Tenant’s Proportionate Share Taxes - Office Tower, Tenant’s Proportionate
Share Taxes - Retail Space, Tenant’s Proportionate Share Operating Expenses - Office Tower or Tenant’s Proportionate Share Operating Expenses - Retail Space (all, as hereinafter defined) except for additions to the RSF of the Premises due
to expansions of the Premises by Tenant pursuant to Paragraphs 30 and 32 hereof. If the Rentable Area of either the Premises or the Building (or any above described portion thereof) changes in any Calendar Year during the Term of this Lease, or any
renewal thereof, such Rentable Area shall be recomputed as aforesaid by Architect (as hereinafter defined) and all applicable adjustments hereunder shall be made as of the date of each such change. In the event of any dispute over Rentable Areas,
Tenant shall make payments based on the Rentable Areas determined by Landlord until resolution of such dispute at which time any necessary adjustments shall be made and any amounts due to Landlord or Tenant as a result shall be paid within thirty
(30) days after demand together with interest on such adjusted amount at 2% over the Prime Rate. 
  

 3 

 3. TERM. The term of this Lease (the “Term”) shall begin on December 15, 1997 (the
“Commencement Date”). Unless sooner terminated as provided herein, the Term shall end with the last day of the one hundred eightieth (180th) full calendar month subsequent to the Commencement Date (for example, December 31, 2012, if the
Commencement Date were to be December 18, 1997), as such date may be extended by the exercise of any one or more of the options conferred upon Tenant under this Lease (the “Termination Date”). Notwithstanding the foregoing, the Termination
Date for Suite 3401 of the Premises shall be December 31, 2004. 
  
 4. BASE RENT. Tenant shall pay to Landlord or Landlord’s agent at the office of Landlord’s agent at 35 W. Wacker Drive, Suite 3860, Chicago, Illinois 60606, or at such other place as Landlord may from time to time designate
in writing, in coin or currency which, at the time of payment, is legal tender for private or public debts in the United States of America, “Base Rent” at annual rate which is e to the number of RSF within the Premises (excluding, however,
the 1,278 RSF of Suite 3740, for which Base Rent shall at no time accrue or be payable during the Term of this Lease or any Extension Term) times $14.55, net of Operating Expenses and Taxes. Such annual rate shall be paid in monthly installments of
one-twelfth of the then-current annual rate in advance on or before the first day of each and every month during the Term, without any set-off, abatement, counterclaim or deduction whatsoever, except as otherwise provided herein. If the Term
commences other than on the fist day of a month, the Base Rent for such month shall be prorated. The prorated Base Rent for the portion of the month in which the Term commences shall be paid on the first day of the Term. The Base Rent for the
initial Space and any other space added to the Premises pursuant to Paragraph 30 hereof, shall be increased on each anniversary of the Commencement Date by multiplying the then applicable Base Rent by the decimal equivalent of 2.5 % (i.e. .025). A
schedule of Base Rent for the Premises for the initial Term of this lease is attached herewith as Exhibit B. 
  
 5. ADDITIONAL RENT. In addition to paying the Base Rent specified in Paragraph 4 hereof, Tenant shall pay as “Additional Rent” for the
Term an amount equal to “Tenant’s Expense Participation Amount” determined from time to time during the Term pursuant to this Paragraph 5. The Base Rent and the Additional Rent are sometimes herein collectively referred to as the
“Rent.” Tenant’s obligation to pay rent is an independent covenant and is a separate obligation, except as otherwise set forth herein. Except as otherwise provided in this Paragraph 5, all amounts due under this Paragraph 5 as
Additional Rent shall be payable for the same periods and to the same party and at the same place as the Base Rent. Without limitation on other obligations of Tenant which shall survive the expiration of the Term, the obligations of Tenant to pay
the Additional Rent provided for in this Paragraph S with respect to periods during the Term shall survive the expiration of the Term. For any partial Calendar Year, Tenant shall be obligated to pay only a pro rata share of the Additional Rent,
based on the number of the days of the Term falling within such Calendar Year. 
  
 A. Definitions As used in this Paragraph 5, the terms: 
  
 (1) “Calendar Year” shall mean each calendar year in which any part of the Term falls. 
  

 4 

 (2) “Tenant’s Proportionate Share” at any time during the Term shall mean
the percentage calculated by dividing the number of RSF contained in the Premises by the number of RSF contained in the Building. 
  
 (3) “Tenant’s Proportionate Share Taxes - Office Tower” at any time during the Term shall mean the percentage calculated by
dividing the number of RSF contained in the Office Tower Premises by the number of RSF contained in the Office Tower. 
  
 (4) “Tenant’s Proportionate Share Taxes - Retail Space” at any time during the Term shall mean the percentage calculated by
dividing the number of RSF contained in the Retail Space Premises by the number of RSF contained in the Retail Space. 
  
 (5) “Tenant’s Proportionate Share Operating Expenses - Office Tower” at any time during the Term shall mean the percentage
calculated by dividing the number of RSF contained in the Office Tower Premises by 1,065,926 RSF. 
  
 (6) “Tenant’s Proportionate Share Operating Expenses - Retail Space” at any time during the Term shall mean the percentage
calculated by dividing the number of RSF contained in the Retail Space Premises by 26,344 RSF. 
  
 (7) “Taxes” shall mean in any Calendar Year all real estate taxes and assessments, special or otherwise, sewer rents, rates,
charges, water taxes or transit taxes, upon or with respect to the Land and/or Building and ad valorem taxes for any personal property used in connection therewith, which are paid or payable during such Calendar Year (but shall not include any such
taxes or assessments which are a lien but are not payable during such Calendar Year). Should the State of Illinois, or any political subdivision thereof, or any other governmental authority having jurisdiction over the Land and/or the Building, (a)
impose or increase a tax, assessment, charge or fee which Landlord shall be required to pay, by way of substitution in whole or in part for such real estate taxes and ad valorem personal property taxes or an increase therein, or (b) impose or
increase an income or franchise tax or a tax on rents in substitution in whole or in part for a tax levied against the Land and/or the Building and/or the personal property used in connection with the Land or Building, or an increase therein, all
such taxes, assessments, fees or charges (hereinafter defined as “in lieu of taxes”) shall, to the extent they do constitute such a substitution, be deemed to constitute Taxes hereunder if paid or payable during a Calendar Year Taxes shall
also include, in the year paid, all fees and costs reasonably incurred by Landlord in seeking to obtain a reduction of, or a limit on the increase in, any Taxes (and landlord shall seek to obtain such a reduction of or a limit on the increase in
Taxes each and every year), but only to the extent of any reduction or limitation so obtained. Except as hereinafter provided with regard to “in lieu of taxes,” Taxes shall not include any inheritance, estate, succession, transfer, gift,
franchise, net income or capital stock tax, or any penalties for the late payment by Landlord of any Taxes. 
  
 “In lieu of taxes” shall also mean leasehold taxes imposed upon the Landlord in connection with the leasing and operation of the
Building or the Land, except to the extent such taxes constitute income or other taxes imposed upon or measured by the general net income or profits of the Landlord. 
  

 5 

 In the event that landlord is required by federal, state or local statute or ordinance to
collect taxes imposed upon Tenant in connection with this Lease, Tenant shall cooperate with Landlord in the collection and payment of same, shall execute and deliver such forms and other documents as shall be reasonably required to enable Landlord
to collect and ay such taxes and shall remit to Landlord all required payments, including interest and penalties prior to the date said taxes are due and payable. In the event that such taxes may be paid directly by Tenant, Tenant shall cooperate
with Landlord in making any requests or applications to enable Tenant, rather than landlord, to pay such tax, and Tenant shall pay such tax directly to the appropriate governmental authorities after the required approvals are obtained. 

 
 (8) “Operating Expenses” shall mean all
expenses, costs and d (other than Taxes) of every kind and nature paid or accrued (with any appropriate accounting adjustments if the manner of accounting for any item is changed during the Term) by Landlord in any Calendar Year in connection with
the management, operation, leasing and repair of the Land and Building and personal, property used solely in connection therewith (specifically including the provision of any of the future services described in Paragraph 7A(9)), except the
following: 
  
 (a) Costs of alterations of any
tenant’s premises, including, but not limited to, preparing tenantable space for a tenant’s initial occupancy or lease renewal or extension; 
  
 (b) Principal or interest payments on loans secured by mortgages or trust deeds on the Building and/or the Land (including any
refinancings of the Building and/or the Land), or lease rentals paid or payable on any ground or underlying lease; 
  
 (c) Costs of capital improvements, except that Operating Expenses shall include: (i) the cost of any capital improvements completed after
the Commencement Date which are not a part of the initial construction of the Building and which are reasonably estimated by Landlord to reduce Operating Expenses, provided (v) such cost must be evenly amortized by Landlord over the useful life of
the capital improvement, with interest on the unamortized amount at the prime or base rate of interest announced from time to time by The First National Bank of Chicago, or another major national bank selected by Landlord if The First National Bank
of Chicago shall not at anytime be in existence or be announcing a prime or base rate (“Prime Rate”), (w) such amortized costs (including interest as aforesaid) shall only be included in Operating Expenses under this Lease for that portion
of the useful life of the capital improvement which fails within the Term, (x) that portion of the annual amortized costs (including interest as aforesaid) to be included in Operating Expenses shall be the lesser of such annual costs or the
projected annual reduction in Operating Expenses for that portion of the useful life of the capital improvement which falls within the Term, as reasonably estimated by Landlord and certified by a qualified 

  

 6 

 
engineer in detail by expense category prior to making such capital improvement, (y) all elements of such projection shall be completed in accordance with
generally accepted accounting principles and practices in effect at the time the capital improvement is proposed to be made; and (z) a copy of such projection of the underlying calculations shall be furnished to Tenant prior to Landlord’s
including the cost of any such capital improvement in Operating Expenses; and (ii) provided that conditions (i)(v) and (i)(w) above are satisfied, the cost of any capital improvement made by Landlord to keep the Land or Building in compliance with
all governmental rules and regulations enacted after the Commencement Date; 
  
 (d) All expenses for which Landlord has received any reimbursement to the extent of such reimbursement, other than indirect reimbursement by the payment by any tenant of base rent or its share of Operating Expenses;

  
 (e) Attorneys’ fees, costs and
disbursements and other expenses incurred in connection with tenant leases, including, without limitation, negotiations with prospective tenants or disputes with any tenant but excluding any expenses incurred in the performance of any of
Landlord’s obligations under such tenant leases which are reimbursed by tenant payment of Operating Expenses; 
  
 (f) Expenses for repairs or other work occasioned by a casualty, except that Operating Expenses shall include the deductible amount
permitted in Paragraph 1l.C.; 
  
 (g)
Depreciation; 
  
 (h) Real estate brokers’
commissions or compensation and other expenses (including, without limitation, architectural, space planning or engineering services) incurred in leasing or procuring tenants; 
  
 (i) The cost of any electric current furnished for lighting and equipment (other than for the operation of
fan moms, telephone closets and other elements of the Building’s shared systems) located in the Premises or in premises occupied by any other tenant in the Building; 
  
 (j) The cost of correcting defects in the construction of the Building or in the Building equipment provided
that this shall not exclude the cost of normal repair, maintenance and replacement expected with the construction materials and equipment installed in the Building in light of their specifications; 
  
 (k) The cost of any repair made by Landlord pursuant to or
as a result of condemnation; 
  
 (l) The cost of
installing, operating and maintaining any specialty facility, such as an observatory, broadcasting facilities, luncheon club, athletic or recreational club, cafeteria or dining facility; 
  

 7 

 (m) The cost of any repairs, alterations, additions, charges, replacements and other
items not specifically referred to in this Paragraph 5 and which, under generally accepted accounting principles, are properly classified as capital expenditures; 
  
 (n) Any management or other fees and expenses paid to an agent which is related to Landlord or its
beneficiary to the extent such fees are in excess of the customary amounts which would be paid in the absence of such relationship; 
  
 (o) Executive salaries or fringe benefits of personnel above the grade of Building Manager; 
  
 (p) Expenses incurred in connection with services or other
benefits of a type which are not available generally to all office tenants of the Building; 
  
 (q) Any penalty charges incurred by Landlord due to the violation of any law, order or regulation of any authority; 
  
 (r) Any compensation paid to clerks, attendants or other
persons in commercial concessions operated by Landlord; 
  
 (s) Advertising and promotional expenditures; 
  
 (t) Costs for sculptures, paintings and other objects of art located within the Building, except only for the costs of maintaining such objects in the public areas of the Building; 
  
 (u) Expenses incurred by Landlord, if any, in connection
with the operation, cleaning, repair, safety, management, security, maintenance or other services of any kind provided to the portions of the Building which are leased for retail purposes, if retail tenants do not participate in paying such costs
and expenses as a separate component of their rent. If the foregoing is the case, then the calculation of RSF in the Building shall exclude the retail space. If they do participate in paying for such costs and expenses, then only that portion of
such costs and expenses that reflects a higher cost and expense due to greater usage by retail tenants shall be excluded from Operating Expenses; 
  
 (v) Expenses incurred by Landlord, if any, in connection with the operation of the parking garage in the Building; 
  
 (w) Any management fee in excess of 1.5% of the annual Gross
Revenue (as hereinafter defined) of the Building; 
  
 (x) Costs of relocating tenants of the Building; 
  
 (y) Taxes; 
  

 8 

 (z) Interest or penalties for late payment for fuel, gas steam, electricity, water, sewer
or other utilities; 
  
 (aa) Costs incurred in
connection with a transfer or disposal of all or any part of the Building or Land or any interest therein or in Landlord or any entity comprising Landlord; and 
  

(bb) Expenses incurred by Landlord in connection with night cleaning of the Retail Space, provided, however, that Tenant shall pay
Landlord directly (as opposed to as an Operating Expense pass-thru) for Landlord’s actual costs incurred in connection with the night cleaning of the Retail Space Premises. 
  
 (9) “Tenant’s Expense Participation Amount” with respect to each Calendar Year, shall equal
the sum of: (i) Tenant’s Proportionate Share Taxes - Office Tower of the Taxes for the Office Tower for such Calendar Year, (ii) Tenant’s Proportionate Share Taxes - Retail Space of the Taxes for the Retail Space for such Calendar Year,
(iii) Tenant’s Proportionate Share Operating Expenses - Office Tower of Operating Expenses for the Office Tower for such Calendar Year, and (iv) Tenant’s Proportionate Share Operating Expenses - Retail Space of Operating Expenses for the
Retail Space for such Calendar Year, as such Proportionate Shares may be adjusted from time to time during such Calendar Year. Notwithstanding the foregoing, prior to calculating Tenant’s Proportionate Share Operating Expenses - Office Tower
for each Calendar Year, the total amount of Operating Expenses for the Office Tower for each Calendar Year shall be reduced by $50,000.00. 
  
 (10) “ Gross Revenue” as used herein shall mean the aggregate of all rents, income and receipts of every kind and description
actually received by or for the account of Landlord in connection with or arising from the use, occupancy or operation of the Building, including, without limitation, (a) base or fixed rent, percentage and other amounts payable as rent, other
charges, fees and payments received from tenants including, without limitation, operating expenses and real estate taxes payable by any tenant pursuant to any leases; and (b) proceeds of business interruption and rent loss insurance to the extent
received by Landlord in lieu of the receipts described in (i) above; provided, however, that Gross Revenues shall not include: (1) any security deposits received until applied to rent; (ii) any income amount received which is considered an
extraordinary financial item, or an amount not received in the ordinary course of business under any lease; (iii) any loan repayments by tenants for above standard tenant improvements (other than loan repayments, including principal and interest,
made by Winston & Strawn pursuant to its lease for space in the Building); (iv) any net income collected in connection with the provision of any extra services by Landlord to a tenant; and (v) interest or other investment income. 
  
 (11) If the Building is not 95% or more occupied during all
or any portion of a Calendar Year then Landlord may elect to make an appropriate adjustment of the Operating Expenses that vary according to the occupancy level of the Building for such Calendar Year to determine the amount of such Operating
Expenses that would have been paid or incurred had the Building been 95% occupied and the amount so determined shall, be deemed to have been the amount of such Operating Expenses for such Calendar Year. 
  

 9 

 B. Payment of Additional Rent. Landlord shall furnish Tenant, at least thirty (30) days prior to
the commencement of each Calendar Year and from time to time (but not more than twice) during each such Calendar Year, written statements setting forth Landlord’s then-current reasonable estimate of Tenant’s Expense Participation Amount
for such Calendar Year. Tenant shall pay to Landlord as Additional Rent on the first thy of each month during each Calendar Year, together with the payment of Base Rent, if any, an amount equal to one-twelfth (1/12th) of Landlord’s then-current
reasonable estimate of Tenant’s Proportionate Share Operating Expenses - Office Tower of Operating Expenses for the Office Tower for such Calendar Year and one-twelfth (1/12th) of Landlord’s then-current reasonable estimate of
Tenant’s Proportionate Share Operating Expenses - Retail Space of Operating Expenses for the Retail Space for such Calendar Year, plus any amounts that would have been paid for months prior to the current month if Landlord’s current
estimate had been in effect during those months. Tenant shall pay to Landlord not later than fifteen (15) days prior to the date on which Taxes are required to be paid by Landlord, Tenant’s Proportionate Share Taxes - Office Tower of Taxes
payable for the Office Tower and Tenant’s Proportionate Share Taxes - Retail Space of Taxes payable for the Retail Space for each Calendar Year. Landlord shall provide Tenant with a copy of the most recent Tax bills for the Office Tower and
Retail Space and a statement indicating Tenant’s Proportionate Share Taxes - Office Tower of Taxes for the Office Tower and Tenant’s Proportionate Share Taxes - Retail Space of Taxes for the Retail Space at least forty (40) days prior to
the date such Taxes are due. In addition to the foregoing, for the first twelve (12) months of the Term, on the first day of each such month, Tenant shall pay to Landlord an amount equal to the sum of (1) one twenty-fourth (1/24th) of Tenant’s
Proportionate Share Taxes - Office Tower of Taxes for the Office Tower which were paid for Calendar Year 1996 and (ii) one-twenty fourth (1124th) of Tenant’s Proportionate Share Taxes - Retail Space of Taxes for the Retail Space which were paid
for Calendar Year 1996 (said sum, the “Tax Escrow”). Landlord shall place the Tax Escrow in a separate account, invest such payments in reasonable and liquid securities at the direction of Tenant and at Tenant’s expense. Following the
final payment of Taxes payable for the Calendar Year 1997 and each subsequent Calendar Year, Landlord shall notify Tenant of any Increases in Taxes from the prior Calendar Year and shall apply for Tenant’s benefit any interest earned on the
amount held in the Tax Escrow during the prior Calendar Year, and shall remit any excess interest to Tenant, or request Tenant to fund any shortfall into the Tax Escrow, so that at all times the Tax Escrow shall contain at lease one half of the
amount of Tenant’s Proportionate Share Taxes - Office Tower of Taxes for the Office Tower and Tenant’s Proportionate Share Taxes - Retail Space of Taxes for the Retail Space paid for the then most recent Calendar Year. Tenant shall deposit
into the Tax Escrow any such shortfall amount within thirty (30) days of Landlord’s request. If Tenant fails to pay to Landlord Tenant’s Proportionate Share - Office Tower of Taxes for the Office Tower and Tenant’s Proportionate Share
Taxes - Retail Space of Taxes for the Retail Space for the Calendar Year when due as provided herein, Landlord may apply the Tax Escrow to the amount of Taxes owed by Tenant. If any portion of the Tax Escrow is applied to the payment of Taxes,
Tenant shall, within thirty (30) days after the written request of Landlord, pay to l an amount sufficient to replenish the Tax Escrow to its original level. On the Termination Date, Tenant shall pay into the Tax Escrow an amount necessary to
increase the Tax Escrow to the amount of Tenant’s Proportionate Share Taxes - Office Tower of Taxes for the Office Tower and Tenant’s 

  

 10 

 
Proportionate Share Taxes - Retail Space of Taxes for the Retail Space for Taxes which have accrued in the Calendar Year in which the Termination Date occurs
through the Termination Date. Landlord shall use the Tax Escrow for the payment of Tenant’s share of Taxes for the final Calendar Year of the Term and shall pay any excess remaining in the Tax Escrow (and any interest earned thereon) to Tenant
within thirty (30) days. If Tenant’s share of Taxes for the final Calendar Year of the Term exceeds the amount held in the Tax Escrow, Tenant shall, within thirty (30) days after the written request of landlord, pay such excess to Landlord.
Notwithstanding anything to the contrary contained herein, Tenant shall pay Tenant’s Proportionate Share Taxes - Office Tower of 1997 Taxes for the Office Tower and Tenant’s Proportionate Share Taxes - Retail Space of 1997 Taxes for the
Retail Space for the entire Calendar Year 1997, regardless of when the Commencement Date of this Lease actually occurs. Tenant also agrees that it shall remain responsible for Tenant’s Proportionate Share Taxes - Office Tower and Tenant’s
Proportionate Share Taxes - Retail Space for any Contraction Space with respect to which Tenant has exercised its option under Section 31 for the Calendar Year in which such Contraction Space is vacated by Tenant through the applicable Contraction
Date, although payable in the subsequent Calendar Year. 
  
 Landlord agrees to keep true and accurate records of all Operating Expenses. Prior to May 1 of each Calendar Year, Landlord shall submit to Tenant a detailed statement certified by a certified public accountant (the TM Statement”)
setting faith (A) the actual amount of Operating Expenses and Taxes for the previous Calendar Year, (B) the amount of Tenant’s Expense Participation Amount on account of such previous Calendar Year and (C) the payments made by Tenant on account
thereof. If the installments made on account of such previous Calendar Year exceed Tenant’s Expense Participation Amount due on account of such Calendar Year, as shown on the Operating Statement, such excess shall be credited by Landlord
against the next succeeding installment(s) of Tenant’s Expense Participation Amount; provided if Tenant is not in default under this Lease, Landlord shall at Tenant’s request refund such excess to Tenant within thirty (30) days of such
request. If, however, said installment(s) are less than Tenant’s Expense Participant Amount due on account of such Calendar Year, as shown on the Operating Statement, then Tenant agrees to pay to Landlord the amount necessary to make up any
deficiency within thirty (30) days after the delivery of the Operating Statement to Tenant. 
  
 C. Miscellaneous re Additional Rent. If the date the Term commences is not the first day of a Calendar Year, or if the date of expiration or termination of this Lease is not the last day of a Calendar Year, the
Tenant’s Expense Participation Amount shall be prorated based upon the number of days of the applicable partial Calendar Year within the Term. 
  
 Every Operating Statement given by Landlord pursuant to Paragraph 5.B shall be conclusive and binding upon Tenant unless (i) Tenant shall notify Landlord
that it disputes the correctness of the then current Operating Statement or Operating Statements from the previous two (2) years, specifying the particular respects in which the Operating Statement is claimed to be incorrect, and (ii) if such
dispute shall not have been settled by agreement, it shall be settled by submission of such dispute to a national public accounting firm acceptable to Landlord and Tenant, at the expense of Tenant, except as hereinafter provided, for a final and
binding determination. Pending the determination of such dispute, Tenant shall within thirty (30) days after receipt of such Operating Statement, pay any deficiency in Tenant’s Expense Participation Amount payment if due in accordance with the
Operating Statement, and such payment shall be 

  

 11 

 
without prejudice to Tenant’s position. If the dispute shall be determined in Tenant’s favor, Landlord shall, on demand, pay Tenant the amount of
Tenant’s overpayment of Tenant’s Expense Participation Amount, if any, resulting from compliance with the Operating Statement. If the discrepancy was greater than two percent (2%) of the correct Operating Statement, Landlord shall pay to
Tenant interest on such overpayment at the rate of two percent (2%) per annum over the Prime Rate. Landlord agrees to grant Tenant reasonable access to Landlord’s books and records, during normal business hours, at Landlord’s office, for
the purpose of verifying Operating Expenses incurred by Landlord, and to make copies of any and all bills and vouchers relating thereto, subject to reimbursement by Tenant for the cost of such copies. 
  
 In the event that a review of landlord’s books and records pursuant to
this Paragraph 5 reveals that Landlord his overstated its Operating Expenses for the applicable Calendar Year by 3% or more of the actual Operating Expenses incurred for such Calendar Year, Landlord shall also reimburse Tenant for the reasonable
expenses incurred by Tenant in conducting such review of Landlord’s books and records and for the amounts paid to the public accounting firm. In the event that there is an error of less than 3% in Landlord’s statement of the Operating
Expenses, then Tenant shall pay the cost of the public accounting firm. 
  
 Tenant shall pay, in addition to Tenant’s Expense Participation Amount, all actual and reasonable expenses, costs and disbursements incurred by Landlord and not included in Operating Expenses and which solely are attributable to the
operation and maintenance of equipment installed in the Premises at Tenant’s request for the exclusive use of Tenant, and which is not generally available to other tenants of the Building. 
  
 6. USE OF THE PREMISES. The Premises may be used and occupied for any
lawful purpose consistent with the operation of a first-class office building in Chicago, Illinois, provided that any such use and occupancy complies with all applicable building and zoning laws, codes and ordinances and such use is not dangerous to
person or property, does not invalidate or increase Landlord’s insurance premiums, does not create a nuisance or unreasonably disturb any other tenant of the Building and does not injure the reputation of the Building. Tenant may, if Tenant so
elects, install and operate vending machines for the exclusive use of Tenant’s employees and invitees to dispense hot and cold beverages, ice cream, candy, food and cigarettes, provided that such machines shall be maintained in a neat and
sanitary condition and shall comply with all applicable laws and ordinances. In addition, Tenant may, if Tenant so elects, install, equip and operate one or more cafeterias or dining rooms in the Premises and serve alcoholic beverages therein for
the exclusive use of Tenant’s employees and invitees, subject to compliance with all applicable codes and ordinances and provided (a) Tenant has delivered to Landlord certificates evidencing satisfactory insurance against any liability of
Landlord arising from such serving of alcoholic beverages in the Premises; and (b) Tenant has made all appropriate utility modifications at its expense and subject to Landlord’s reasonable approval and implemented appropriate pest control
measures. 
  
 Subject to Landlord’s reasonable approval,
Tenant shall have the right from time to time to the use of the Building lobby for Tenant sponsored presentations (a “Presentation”) for up to a total of ten (10) days during each Calendar Year. Tenant shall provide Landlord with at least
fourteen (14) days prior notice of a Presentation (the “Presentation Notice”). Landlord shall be deemed to have approved a Presentation if Landlord does not object in writing to Tenant within seven (7) days after receipt of a Presentation
Notice. 
  

 12 

 7. SERVICES. 
  
 A. List of Services. Landlord shall provide the following services at all times during the Term, subject to the
following: 
  
 (1) Heating, ventilating and
air-conditioning on all business days in accordance with the performance condition standards set forth in Exhibit C hereto. The term “business day” means Monday through Friday during the period from 8 am, to 6 p.m. and on Saturday during
the period from 8 a.m. to 1 p.m., legal holidays excluded. The term legal holiday” means New Year’s Day, Memorial Day, the 4th of July, Labor Day, Thanksgiving Day and Christmas Day. If Tenant shall require heating, ventilating or air
conditioning service at any other time (“after-hours”), Landlord shall furnish such after-hours service upon advance notice from Tenant given prior to 5:00 p.m. on any business day (noon on Saturdays) and on the previous business day with
respect to after-hours service on Sunday or any legal holiday. Tenant shall pay for such after-hours service at Landlord’s reasonable actual cost (including overhead but not profit) of furnishing same. In the event the after-hours service is
requested and shared by other tenants on the same floor, Tenant’s share of such costs shall be appropriately reduced. 
  
 Use of the Premises, or any part thereof, in a manner exceeding the performance conditions (including occupancy and connected electrical load) specified
in Exhibit C or rearrangement of partitioning which interferes with normal operation of the heating, ventilation and air-conditioning in the Premises, may require change in the heating, ventilation and air-conditioning system servicing the Premises.
Such changes, so occasioned, shall be made if feasible by Landlord at Tenant’s expense upon Landlord’s or Tenant’s request therefor. 
  
 (2) Subject to the Building performance standards specified in Exhibit C, sufficient electrical capacity to operate typewriters,
calculating machines, photocopying machines, data processing equipment, personal computers, laptop computers, and other equipment and accessories customarily used by means of standard floor, ceiling or wall outlets within the Premises. If any
electrical equipment requires air-conditioning in excess of Building standard, the same shall be installed at Tenant’s expense and Tenant shall pay all operating costs relating thereto. 
  
 If Tenant’s requirements for electricity are in excess of those set
forth in this clause (2) the Landlord reserves the right to require Tenant to pay the cost of installation, operation and maintenance of the conduit, wiring and other equipment necessary to supply electricity for such excess use requirements at the
Tenant’s expense by arrangement with Commonwealth Edison Company or another approved local utility. 
  
 Tenant shall bear the responsibility of replacement of all lamps and tubes for lighting fixtures, which Tenant may purchase from its own suppliers and
install by its own maintenance persons. The brand and type of such lamps and tubes shall be reasonably approved by Landlord, such approval to be based solely upon Landlord’s desire to maintain a substantially uniform color and intensity of the
interior lighting in the Building. 
  

 13 

 (3) Adequate hot and cold City water from the regular Building outlets for drinking,
lavatory and toilet purposes. The water pressure must be a minimum of 35 to 40 pounds per square inch and the hot water temperature must be 100°. Tenant shall pay the cost of installation, maintenance and replacement of any additional water
requirements and equipment for any kitchen purposes in connection with the permitted dining rooms or cafeterias. 
  
 (4) Janitorial services as specified in Exhibit D attached hereto and identified as “Janitorial Services.” Landlord will supply
all necessary janitorial products in its performance of Janitorial Services. Subject to Landlord’s reasonable approval and for so long as it does not cause any problems or disputes with any unions representing other workers in the Building,
Tenant may contract with its own janitor to provide supplementary janitorial services to the Premises. Landlord shall have no liability whatsoever for any losses or damages resulting from the acts or omissions of Tenant’s own janitor and Tenant
hereby indemnities and holds Landlord harmless from any such losses or damages. In contracting with such janitor, Tenant will not knowingly take any action which will directly result in picketing of the Building or the conceited withholding of
services by any employees of Landlord or Landlord’s beneficiary and should any such action occur Tenant will take any reasonable steps available to bring such action to an end. 
  
 (5) Window washing for the inside and outside of windows in the Building’s perimeter walls as may be
situated in the Premises at intervals to be determined by Landlord, but not less than four times per year. 
  
 (6) Adequate automatic passenger elevator service available 24 hours a day, seven days a week. 
  
 (7) Freight elevator services subject to reasonable
scheduling by Landlord and appropriate charges for night and weekend use. 
  
 (8) Building Directory for Tenant with one line for Tenant for every 400 RSF in the Premises from time to time but not to exceed 1,500 lines. Landlord’s design and placement of all Building Directories shall be
subject to Tenant’s reasonable approval. 
  
 (9) Landlord agrees to furnish such other services as are customarily furnished by landlords of other first-class office buildings in the City of Chicago, to the extent such service can be provided without additional capital improvements
and provided the cost of such services can be included in the Operating Expenses. Notwithstanding the foregoing, Landlord shall not decrease the level of quality of services provided to Tenant as of the date hereof. 
  
 B. Billing for Electricity. Tenant shall pay for the use of all
electrical service to the Premises. Provided that Landlord can make satisfactory arrangements with the utility company supplying electricity to the Premises for separate metering and billing, Tenant shall be 

  

 14 

 
billed directly by such utility company. In the event that for any reason the Premises are metered, but Tenant cannot be billed directly, Landlord shall
forward each bill received by it with respect to the Premises to Tenant and Tenant shall pay it promptly in accordance with its terms. 
  
 Landlord has advised Tenant that presently Commonwealth Edison (the “Electric Service Provider”) provides electricity service to the Building.
Notwithstanding the foregoing, if permitted by law, Landlord shall have the right at any time and from time to time during the Term of this Lease to either contract for electricity service from a different company or companies providing electricity
service (each such company, an “Alternate Service Provider”) or continue to contract for electricity service from the Electric Service Provider; provided, however, that all Alternate Service Providers selected by Landlord shall provide
electricity service to the Building and Premises at a level which is identical or better than the electricity service provided by the Electric Service Provider and such new electricity service will not increase Tenant’s electricity costs.

  
 C. Interruption of Services. Unless repairs, renewals
or improvements for services can be made during business hours without material interference with Tenant’s business operations, Landlord shall make such repairs, alterations, or replacements during nonbusiness hours except in the event of an
emergency. Landlord further agrees, where practical, to notify Tenant in advance prior to the cessation of such service, and to estimate the duration of such cessation. Tenant also agrees to notify Landlord of any interruption of services that
Tenant discovers. 
  
 If the Landlord ceases to furnish any of the
services referred to in this Paragraph 7 and if (i) as a result of such cessation, the Premises, or any floor within the Premises, is rendered untenantable (meaning Tenant’s inability to use any or all of the floor(s) (or any part thereof)
within the Premises in the normal course of its business) and (II) such cessation continues for a period of three (3) business days, then, the Rent payable hereunder shall be equitably abated based upon the percentage of the space in the Premises so
rendered untenantable and not then being used by Tenant in the ordinary course of Its business operations. The foregoing abatement shall become effective as of the first business day following the day the affected floor(s) become(s) untenantable.
Landlord agrees to use all commercially reasonable efforts to cure the cessation of service(s) as promptly as reasonably practicable. Tenant agrees to cooperate with Landlord in abiding by all reasonable rules and regulations that Landlord
prescribes for proper functioning of utilities and Building services. Tenant agrees not to tamper or adjust any utilities or associated equipment unless authorized in writing by Landlord. 
  
 D. Charges for Services. Except as otherwise provided in this Paragraph 7 or in Paragraph 5, all services shall be
provided by Landlord and the cost of providing such services shall be included in Operating Expenses. Charges for any service for which Tenant is required to pay directly, rather than by Tenant’s Expense Participation Amount, shall be due and
payable at the same time as the installment of Rent with which they are billed, or if billed separately, shall be due and payable within thirty (30) days after such billing. 
  
 E. Energy Conservation. Notwithstanding anything to the contrary in this Paragraph 7 or elsewhere in this Lease, if
the federal government, the State of Illinois or the City 

  

 15 

 
of Chicago requires that temperature conditions be maintained other than as set forth in Exhibit C, then landlord shall be deemed to be performing its
obligation to furnish heating, ventilating and cooling pursuant to the requirements of this Lease if it furnishes such heating, ventilating and cooling as so required. Landlord shall give Tenant notice of such requirements as soon as reasonably
possible after Landlord’s receipt of notice of such requirements. 
  
 8. REPAIRS. Except to the extent that Landlord has the obligation to rebuild pursuant to Paragraph 12 hereof, Tenant will, subject to Paragraph l1.A., at Tenant’s own expense, perform any maintenance, repairs and replacements of
the Premises that are (i) caused by the neglect or misuse of Tenant, its employees, contractors, agents, invitees or licensees, or (ii) required to keep the floors, ceilings, walls, partitions, and other interior portions of the Premises which are
not a part of the Building’s shared systems in good repair and tenantable condition, reasonable wear and tear excepted. If the Tenant does not commence any such required maintenance, repair or replacement within ten (10) days of the request of
Landlord to do so, or if after such commencement, Tenant does not thereafter diligently pursue same to completion, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof. 
  
 Landlord, as an Operating Expense (except as otherwise provided in Paragraph
5), shall keep and maintain the Building and its fixtures, appurtenances, systems and facilities serving the Premises, in good working order, condition and repair and shall make all repairs, structural and otherwise, interior and exterior, as and
when needed in or about the Building and the Premises, except for those repairs for which Tenant is responsible pursuant to any other provisions of this Lease. Without limiting the generality of the foregoing, Landlord shall repair and maintain, and
if necessary, replace (1) building structure, foundation, roof, gutters, exterior wails, window coverings, windows, and all other exterior and structural parts of the Building, (ii) hails, stairways and entry ways, elevators and common passageways
and all other common areas of the Building, (iii) elevator lobbies and restrooms on each floor of the Premises (provided Tenant has not hired its own janitorial contractor to perform such repair and maintenance), and (iv) all elements of the
plumbing system, the sprinkler system, the light fixtures and electrical distribution system, the heating, ventilating and air conditioning system and any other of the Building’s shared systems located within the Premises. Nothing contained in
this Paragraph 8 shall require Landlord to paint or decorate the Premises. If the Landlord does not commence any required maintenance, repair or replacement within thirty (30) days of the request of Tenant to do so (or in cases of emergency within
twenty-four (24) hours after notice), or if after such commencement, Landlord does not thereafter diligently pursue same to completion, Tenant may, but need not, make such repairs and replacements, and Landlord shall pay Tenant the cost thereof
within ten (10) days after notice given from Tenant to Landlord specifying such costs. 
  
 Except as expressly otherwise provided in this Lease, Landlord shall have no liability to Tenant by reason of any inconvenience, annoyance, interruption or injury to business arising from Landlord’s making any
repairs or changes which Landlord is required or permitted by this Lease, or required by law, to make in or to any portion of the Building or the Premises, or in or to the fixtures, equipment or appurtenances of the Building or the Premises,
provided that Landlord shall use due diligence with respect thereto. In case of repairs or changes which are made within the Premises, unless such repairs, renewals or improvements can be made during business hours without material interference with
Tenant’s business operations, Landlord shall make such repairs, alterations, or replacements during non-business hours, except in the event of an emergency. 
  

 16 

 9. ADDITIONS AND ALTERATIONS. 
  
 A. (i) Tenant may, at its discretion and its expense, carpet and decorate (i.e., paint, carpet, cover walls or ceilings,
change furnishings, change or move non-demising walls provided same does not affect any building systems) and, if and as permitted by law, install an alarm and public address system (provided such public address system does not create excessive
noise affecting other tenants and it is in compliance with all applicable codes) in such portion of the “public stairways” as run between the floors comprising the Premises and a door or other device barring access to such floors from
lower floors except in emergency. Tenant may from time to time during the Term, at its expense, make other alterations, additions, inst substitutions, and improvements (herein collectively called TM in and to the Premises, excluding Structural
Changes (as hereinafter defined), subject to the provisions of this Paragraph 9. If any changes performed by Tenant pursuant to this Paragraph 9 require that a City of Chicago Building Permit be issued and that drawings of such changes must be
submitted to the City of Chicago for the issuance of the Building Permit, Tenant will provide Landlord with notice of such changes and supply Landlord with a copy of the drawings for such changes and the Building Permit. Notwithstanding anything to
the contrary contained herein, Landlord’s approval is not required for any changes pursuant to this Paragraph 9A(i). 
  
 (ii) If the change involves any work which: (1) involves a penetration or other alteration of the structural components of the Building, including, but
not limited to, floor slabs (other than electrical outlets), load bearing walls or columns or demising walls, or (2) alters a primary Building system which serves other premises within the Building (collectively, “Structural Changes”),
then Tenant shall, at least thirty (30) days prior to commencing any Structural Changes, notify Landlord of the nature and extent of such change and shall also submit reasonably detailed plans and specifications with such notice showing all the
planned changes. Tenant shall not make any Structural Change without Landlord’s prior consent, which consent shall not be unreasonably withheld, and Landlord may Impose reasonable conditions with respect to Structural Changes, including,
without limit requiring Tenant to furnish Landlord with an itemization and security for the payment of all costs to be incurred with such changes, insurance against liabilities which may arise out of such Structural Changes, plans and specifications
plus permits necessary for such changes and Landlord may require that all contractors and subcontractors be approved in advance by Landlord, which approval shall not be unreasonably withheld. The work necessary to make any Structural Changes shall
be done at Tenant’s expense by Tenant’s contractors. Tenant shall reimburse Landlord for Landlord’s reasonable and actual costs in reviewing and approving work done by Tenant’s contractors. Upon completion of such work Tenant
shall deliver to Landlord, if payment is made directly to contractors, evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services or materials all in form reasonably satisfactory to Landlord. Tenant
shall defend and bold Landlord and the Land and Building harmless from all costs, damages, liens and expenses related to changes made by Tenant or its contractors, and relating to non-payment by Tenant of the cost of such changes. All work done by
Tenant or its contractors pursuant to Paragraphs 8 or 9 shall be done in a first-class workmanlike manner using only good grades of materials and shall comply with all insurance requirements and all applicable laws and 

  

 17 

 
ordinances and rules and regulations of governmental departments or agencies. In luring such contractors, Tenant will not knowingly take any action which
will directly result in picketing of the Building or the concerted withholding of services by any employees of Landlord or Landlord’s beneficiary and should any such action occur Tenant will take any reasonable steps available to bring such
action to an end. 
  
 B. All changes, whether temporary (to the
extent then existing) or permanent in character, made or paid for by Landlord or Tenant, shall without compensation to Tenant become Landlord’s property at the termination of this Lease by lapse of time or otherwise. Tenant shall remove any
Structural Changes and restore the Premises to their condition existing prior to such Structural Changes on or before the termination of this Lease if Landlord notified Tenant at the time Landlord approved the making of such Structural Changes that
Landlord required such removal. Except for the aforementioned limited obligation of Tenant to remove certain Structural Changes, upon termination of this Lease, Tenant shall have no obligation to remove any changes and to restore the Premises to
their condition prior to such changes. 
  
 10. COVENANT AGAINST
LIENS. Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether Created by act of Tenant, operation of law or otherwise, to attach to or be placed upon Landlord’s title or interest in the
Land, Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against
the Land, Building or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or to the Premises by contractors retained by Tenant, and, in case of any such lien
attaching, or claim thereof being asserted, Tenant covenants and agrees within thirty (30) days of learning thereof to cause it to be released and removed of record or to be bonded over by a title insurer or surety reasonably satisfactory to
Landlord. In the event that any such lien is not so released and removed or bonded over, landlord, at its sole option, may take all action necessary, and to investigate the validity thereof, to release and remove such lien, and Tenant shall
promptly, upon notice, reimburse Landlord for all reasonable sums, costs and expenses (including reasonable attorneys’ fees) incurred by Landlord in connection with the release and removal of such lien. 
  
 11. INSURANCE. 
  
 A. Waiver of Subrogation. Subject to the limitations set forth below
in this Paragraph 1l.A., Landlord and Tenant each hereby waive any and every claim for recovery from the other for any and ali loss or damage to the Building or Premises or to the contents thereof, which loss or damage is covered by the provisions
of any insurance policy carried, or insurance evidencing the coverages required in (BXL) and (B)(2) hereof in form reasonably satisfactory to Landlord, which certificates shall in each case state that such insurance may not be canceled without at
least thirty (30) days’ prior written notice to Landlord. 
  
 B. [Insert Page 20 which seems to be missing from this scan] 
  
 C. Landlord’s Coverage. Landlord hereby agrees to insure the Building and all portions of the Premises not required to be insured by Tenant during the Term on an “all 

  

 18 

 
risks’ of physical loss or damage basic including boiler and machinery coverage, in an amount that meets any coinsurance clauses of the policy and is
equal to one hundred percent (100%) of the full replacement cost of the Building (excluding the cost of foundation, excavation and footings below the lowest basement floor) subject to a reasonable deductible. Landlord shall carry rent loss insurance
in an amount equal to not less than twelve (12) months of gross Building rents and earthquake/flood insurance in an amount customary for first-class office buildings in Chicago, Illinois. Landlord shall also carry Commercial General Liability
Insurance with at least the same coverages and amounts as required of Tenant above. All insurance policies shall include cross liability and severability of interest endorsements. Landlord shall deliver to Tenant, certificates of such insurance in
form reasonably satisfactory to Tenant, which certificates shall in each case state that such insurance may not be canceled or materially changed without at least thirty (30) days’ prior written notice to Tenant, and said insurance policies
shall be endorsed so that such insurance policies may not be canceled or materially changed without at least thirty (30) days’ prior written notice to Tenant. All insurance policies shall be with an insurance company having an AM Best Rating of
A- X or better or an insurance company of equivalent financial standing. 
  
 D. Workmen’s Compensation Coverage. Both Landlord and Tenant shall carry Workmen’s Compensation coverage at such times and in such amounts as may be required by applicable statutes, and at the request
of the other party, shall supply a certificate evidencing such coverage. 
  
 E. Avoid Action Increasing Rates. Tenant shall comply with all applicable laws and ordinances, all orders and decrees of court and all requirements of other governmental authorities, and shall not, directly or
indirectly, make any use of the Premises which may thereby be prohibited or be dangerous to person or property or which may jeopardize any insurance coverage or may increase the cost of insurance or require additional insurance coverage. If by
reason of the failure of Tenant to comply with the provisions of this Paragraph 11 .B., any insurance coverage is jeopardized or insurance premiums are increased, Landlord shall have the option, if the insurance coverage is jeopardized, to enjoin
the use which jeopardizes the coverage, and if the insurance premium is increased, to require Tenant to make immediate payment of the increase. 
  
 12. FIRE OR CASUALTY. 
  
 If the Building or the Premises shall be partially or totally damaged or destroyed or rendered untenantable by fire or other cause at airy time during the
first ten (10) Calendar Years of the Term, Landlord shall be obligated and shall proceed with reasonable diligence to repair the damage and restore and rebuild the Building and the Premises at its expense as promptly as reasonably practicable;
provided, however, that Landlord shall not be required to repair or replace any property required to be insured by Tenant pursuant to Paragraph 11 B.(2). 
  
 In the event Landlord is obligated pursuant hereto to restore and rebuild the Premises, or any portion thereof, as a result of a fire or other cause,
Landlord shall be obligated to restore or rebuild those portions of the improvements in the Premises or the affected portion thereof, which would be L property upon termination of the Lease to the condition they were in immediately prior to such d
or destruction, except that the replacement items shall be new rather than used. 
  

 19 

 If the Premises, or any portion thereof, shall be rendered untenantable as a result of fire or other
cause, all Rents payable hereunder shall be equitably abated to the extent that the Premises shall have been rendered untenantable, such abatement to be for the period from the date of such damage or destruction to the Premises to the date the
Premises are no longer untenantable. 
  
 If, at any lime after the
first ten (10) years Calendar Years of the Term, less than 50% of the Building shall be rendered untenantable by fire or other casualty, Landlord shall be obligated and shall proceed with reasonable diligence to repair the damage and restore and
rebuild the Building and the Premises at its expense; provided, however, that Landlord shall not be required to repair or replace any property required to be insured by Tenant pursuant to Paragraph 11 .B.(2). 
  
 If, at any time after the first ten (10) Calendar Years of the Term, 50% or
more of the Premises or the Building shall be rendered untenantable or inaccessible by fire or other casualty, Landlord shall notify Tenant within one hundred twenty (120) days after the date of such fire or other casualty of Landlord’s
reasonable estimate for the amount of time from the date of such fire or other casualty necessary to make the required repairs and tender the Premises to Tenant (the “Rebuild Notice”). Provided Tenant is not in default hereunder (beyond
any applicable cure period), Tenant may, upon notice to Landlord within thirty (30) days after Tenant’s receipt of the Rebuild Notice, obligate Landlord to repair the damage and restore the Premises at Landlord’s e (the “Obligation
Notice”) as promptly as reasonably practicable; provided, however, that Tenant’s Obligation Notice shall be effective only if at the time of service of such notice, the following conditions (the Rebuild Conditions”) shall be
satisfied: 
  

 20 

 A. Tenant shall exercise its option on the first Extension Term as provided in Paragraph 34 of this
Lease; provided, however, that the term of such first Extension Term shall be increased to the extent necessary to extend the Term of this Lease so that there shall be a total of ten (10) years remaining in the Term of the Lease (measured from the
date Landlord delivers the restored Premises to Tenant); and 
  
 B. Tenant shall waive its contraction options under Paragraph 31 of this Lease. Provided the Obligation Notice is effective, Landlord shall be obligated and shall proceed with reasonable diligence to repair the damage and restore and
rebuild the Building and the Premises at Landlord’s expense; provided, however, that Landlord shall not be required to repair or replace any property required to be insured by Tenant pursuant to Paragraph l1.B.(2). If Tenant does not provide
Landlord with the Obligation Notice within thirty (30) days of Tenant’s receipt of the Rebuild Notice, Landlord shall have no obligation to rebuild the Premises, and Landlord may, at its option, terminate this Lease by giving written notice
thereof to Tenant. In the event that such notice of termination shall be given, this Lease shall terminate as of the date provided in such notice of termination with the same effect as if that date were the expiration date of the Term. 

 
 Any dispute which may arise between the parties with respect to the
meaning or application of any of the provisions of this Paragraph 12 shall be determined by a partner at an architectural firm acceptable to Landlord and Tenant whose fees and expenses shall be borne equally by Landlord and Tenant
(“Architect”). If Landlord and Tenant cannot agree on an Architect, then each shall select an architect and the two architects shall select a third architect whose decision shall be binding on the parties. 
  
 13. WAIVER OF CLAIMS. Neither Landlord nor Landlord’s
beneficiaries, nor the agents, officers, directors, shareholders, partners or principals (disclosed or undisclosed) of either of them shall be liable to Tenant or Tenant’s shareholders, agents, employees, invitees, licensees or other occupants
of the Premises, for any injury or damage to, or loss (by theft or otherwise) of any of Tenant’s property or of the property of any other person, irrespective of the cause of such injury, damage or loss (including the acts or negligence of any
tenant or of any owners or occupants of adjacent or neighboring property or caused by operations in construction of any private, public or quasi-public work) unless due to the negligence of Landlord, or Landlord’s beneficiaries or the agents,
officers, directors, partners, principals (disclosed or undisclosed) or employees of either of them as to matters required to be insured by Landlord under this Lease, or due to the negligence of Landlord, or Landlord’s beneficiaries or the
agents, officers, directors, partners, principals (disclosed or undisclosed) or employees of either of them as to all other matters. Neither Tenant, nor Tenant’s shareholders, agents, employees, invitees, licensees or other occupants of the
Premises shall be liable to Landlord, Landlord’s beneficiaries, or the agents, officers, directors, shareholders, partners or principals (disclosed or undisclosed) of either of them for injury or damage to, or loss (by theft or otherwise) of
any of the property of any other person, irrespective of the cause of such injury, damage or loss (including the acts of negligence of any tenant or any owners or occupants of the adjacent or neighboring property or caused by operations in
construction of any private, public or quasi-public work) unless due to the negligence of Tenant or Tenant’s shareholders, agents or employees, as to matters required to be insured by Tenant or due to the negligence of Tenant or Tenant’s
shareholders or agents, as to all other matters. Landlord, Landlord’s beneficiaries, and the agents, officers, directors, partners or 

  

 21 

 
principals (disclosed or undisclosed) of either of them shall not be liable, to the extent of Tenant’s recovery under any insurance carried by it,
whether or not required to be carried by the terms of this Lease, for any loss or damage to any person or property even if due to the negligence of Landlord, Landlord’s beneficiaries or the agents, officers, directors, partners or principals
(disclosed or undisclosed) of either of them. Similarly, Tenant and Tenant’s shareholders, agents, employees, invitees, licensees or other occupants of the Premises shall not be liable to Landlord, or Landlord’s beneficiaries to the extent
of Landlord’s or Landlord’s beneficiaries’ recovery under any insurance carried by it, whether or not required to be carried by the terms of this Lease, for any loss or damage to any person or property even if due to the negligence of
Tenant or Tenant’s shareholders, agents, employees, invitees, licensees or other occupants of the premises. Landlord and Tenant shall each make all reasonable efforts to recover from its insurers any claim which may provide a recovery to the
other. 
  
 14. NONWAIVER. No waiver of any provision of
this Lease shall be implied by any failure of Landlord or Tenant to enforce any remedy on account of the violation of such provision, even if such violation be continued or repeated subsequently, and no express waiver shall affect any provision
other than the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Term or of
Tenant’s right of possession hereunder or after giving of notice shall reinstate, continue or extend the Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the
commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of such Rent shall not waiver or affect such notice, suit or judgment. 
  
 15. CONDEMNATION. If all or substantially all of the Land and the
Building (herein in this Paragraph 15 sometimes collectively called the “Project”) is taken by condemnation permanently, or for a period in excess of one (1) year, this Lease shall terminate automatically. 
  
 If the taking is of less than substantially all of the Projector is for a
period of less than the aforesaid year, and if this Lease is for any reason not terminated pursuant to the following grammatical paragraph, Landlord shall as soon as possible (but in no event longer than one (1) year) restore the Project as nearly
as can practicably be clone (including the Premises) using all of the award received by Landlord (but not in excess thereof) so as to provide to the extent reasonably possible comparable space and amenities to those enjoyed by Tenant under this
Lease prior to the taking (or Tenant’s Proportionate Share thereof in case of the application of subparagraph B below); in such event this Lease shall continue in force at the square foot rental rates and adjustment herein provided for the
Premises applied to the RSF of the Premises existing in the Project as restored (or Tenant’s Proportionate Share thereof in case of the application of subparagraph B below), but rent shall abate as to periods when the Premises is not available
for normal use by Tenant as a result of such taking and work of restoration. 
  
 If the taking is of less than substantially all of the Project or is for a period of less than the aforesaid year, then notwithstanding the foregoing grammatical paragraph, Landlord and Tenant shall have the right to
terminate this lease in the following circumstances: 
  

 22 

 A. Landlord may terminate if in Landlord’s reasonable business judgment restoration of the Project
to substantially the same size and quality is not economically justified; 
  
 B. Tenant may terminate if (1) more than twenty-five percent (25%) of the Premises is so taken by eminent domain and (2) within sixty (60) days after such taking Landlord has not been able to provide other comparable
space in the Building to temporarily add to the Premises to restore the size of the Premises to at least eighty-five percent (85%) of its Rentable Area prior to such taking and Landlord will not, based on Landlord’s estimate of the Rentable
Area of the restored Building (such estimate to be delivered to Tenant not more than forty-five (45) days after such taking), be able to restore the Premises to 100% of their Rentable Area prior to such taking by a date not more than one year after
the date of such taking. Landlord shall not be bound to offer Tenant more than Tenant’s Proportionate Share (based on the Premises compared to the Building prior to such taking) of the restored Building, and if Tenant fails to terminate this
Lease as provided herein, the size of the Premises and the Rent shall be reduced to such share of the restored Building; 
  
 C. Either Landlord or Tenant may terminate if the taking occurs within twenty-four (24) months prior to the then effective termination date of the Term,
as it may have been extended. 
  
 In any of the above termination
cases, such termination notice must be given not more than sixty (60) days after the taking (the taking for purposes of this Paragraph shall be the date when the taking authority requires possession) and termination must be effective for the portion
not taken not less than thirty (30) or more than ninety (90) days after such notice is given. For the portion taken, the termination shall be effective as of the date of the taking. No money or other consideration shall be payable by the Landlord to
the Tenant in the case of termination under any of the above provisions, and Tenant shall have no right to share in the condemnation award except that Tenant shall have the right to recover out of the award all costs and expense incurred by Tenant
in moving to other space and the amount of the unamortized cost of all improvements and additions located in the Premises (not including the Allowance contributed by Landlord). 
  
 16. ASSIGNMENT AND SUBLETTING. 
  
 A. Except as provided below, Tenant shall not, without the prior written approval of landlord, which approval shall not be
unreasonably withheld, (i) assign, convey or mortgage this Lease or any interest hereunder, ii) permit to occur or permit to exist any assignment of this Lease or (unless bonded or insured over as provided in Paragraph 10 hereof) any lien upon
Tenant’s interest, voluntarily or by operation of law; (iii) sublet space in the Premises; or (iv) except in the case of (iii) above, permit the use of the Premises by any parties other than (a) Tenant and any Affiliate (as hereinafter defined)
of Tenant, and (b) shareholders, employees and invitees of any of the foregoing. There shall be no partial assignment of Tenant’s interest in this Lease. Any assignment of 100% thereof shall be governed by Paragraph 16.E. Except as provided in
Paragraph 16.B., the word “assignment” in this Paragraph shall mean a 100% assignment. The term “sublease” and all words derived therefrom, as used in this Paragraph 16, shall include any subsequent sublease or assignment under
such sublease. Notwithstanding anything to the contrary contained herein, Landlord’s approval of any sublease 

  

 23 

 
by Tenant pursuant to (iii) above shall be limited to Landlord’s reasonable approval of the identity of the proposed subtenant, and the approval
conditions listed in the final sentence of the following paragraph. 
  
 Landlord’s election to accept any assignee or subtenant as the tenant hereunder and to collect rent from such assignee or subtenant shall not release Tenant or any subsequent tenant from any covenant or obligation under this Lease
except as may be expressly provided in Landlord’s written consent Landlord’s consent to any assignment, subletting or transfer shall not constitute a waiver of Landlord’s right to withhold its consent to any future assignment,
subletting or transfer, including assignment, subletting or transfer by any subtenant. Landlord may condition its consent upon execution by the subtenant or assignee of an instrument confirming such restrictions on further subleasing or assignment
and joining in the waivers and indemnities made by Tenant hereunder. To obtain the consent of Landlord to an assignment or subletting, Tenant shall submit to Landlord at least thirty (30) days prior to the proposed effective date of the assignment
or sublease a written notice thereof. Landlord shall not be deemed to have unreasonably withheld its consent to a proposed sublease or assignment if its consent is withheld because: (1) Tenant is then in default hereunder (beyond any applicable cure
period); (2) any notice of termination of this Lease or termination of Tenant’s possession shall have been given pursuant hereto and the matter or occurrence giving rise to such notice has not been cured; (3) the proposed sublease or assignment
will, as proposed, violate any city, stare or federal law, ordinance or regulation; (4) the proposed use of the Premises by the subtenant or assignee does not conform to the use set forth in Paragraph 6 hereof; or (5) the proposed subtenant or
assignee is engaged in a business that would be deleterious to the reputation of the Building. 
  

 24 

 B. Landlord shall be deemed to approve of any assignment or sublease (however Tenant shall notify
Landlord of such assignment or sublease) to: (1) any party resulting from a merger or consolidation with Tenant so long as Tenant or any Affiliate (as hereinafter defined) is the surviving dominant party after such merger (ii) any party succeeding
to the business and assets of Tenant; or (iii) any Affiliate of Tenant. For purposes of this Lease, an “Affiliate” shall mean any firm, person, corporation or entity now or hereafter controlling, controlled by or under common control with
Tenant and such control is exercised via the ability to direct or cause the direction of, the management and policies of the other, whether through the ownership of voting securities, common directors or officers, or otherwise. At any time during
the Term of this tease if Tenant transfers all or a part of Tenant’s United States business operations as of October 1, 1997 (the “U.S. Business”) to an Affiliate or any other firm, person, corporation or entity (collectively, a
“Successor Entity”), such Successor Entity shall be made a party to this Lease and shall be jointly responsible with Tenant for all obligations under this Lease. The previous sentence shall apply to any transferee of any such Successor
Entity, unless Tenant or any Successor Entity provides Landlord with reasonably acceptable credit documentation evidencing Tenant’s and any Successor Entity’s financial capacity to perform their obligations under this Lease. 
  
 C. If at any time Tenant subleases (each sublease, a “Tenant
Sublease”) to a total of 200,000 square feet of space in the Premises, “Sublease Profits” (as defined in Paragraph 16.1).) shall be allocated in the following manner: 
  
 (i) If there is 150,000 or more RSP then available for lease in the Building at the time of execution of a
Tenant Sublease, Landlord and Tenant shall divide Sublease Profits between them equally. 
  
 (ii) If there is less than 150,000 RSF then available for lease in the Building at the time of execution of a Tenant Sublease, Tenant
shall retain 100% of all Sublease Profits. 
  
 Notwithstanding the foregoing, if
Tenant subleases more than 200,000 square feet of space in the Premises, the Sublease Profits for the portion of such space above 200,000 square feet shall be equally divided between Landlord and Tenant, regardless of the amount of vacant space in
the Building at the time of the sublease. Calculations of Sublease Profits and sublease RSF percentage limitations shall be made on a monthly basis throughout the Term. 
  
 D. “Sublease Profits” shall mean the entire excess, after deduction of all reasonable costs of subletting
(including, without limitation, marketing costs, rent concessions, reasonable attorneys’ fees, commissions and tenant improvement allowances), of revenues generated by the subleasing of the Premises or portions thereof over the Rent applicable
thereto. All such revenues shall be applied first to reimbursement of such costs of subletting until they are paid in full. Not more than thirty (30) days after the commencement date of a sublease which will produce Sublease Profits and annually
thereafter, Tenant shall furnish Landlord with a sworn statement setting forth in detail the computation of the Sublease Profits on such sublease (which computation shall be based upon generally accepted accounting principles). 
  
 Every such statement shall be conclusive and binding upon Landlord as to the
Sublease Profits paid prior to the date of such statement unless within thirty (30) days after the 

  

 25 

 
receipt of such statement, Landlord shall notify Tenant that it disputes the correctness of the statement, specifying the particular respects in which the
statement is claimed to be incorrect. If such dispute shall not have been settled by agreement within thirty (30) days after delivery of Landlord’s dispute notice, it shall be settled by submission of such dispute to a national public
accounting firm acceptable to Landlord and Tenant, at the expense of Landlord, except as hereinafter provided, for a final and binding determination. Upon determination of auth dispute, such Sublease Profits shall be recalculated and any overpayment
shall be returned, or underpayment promptly made, on demand plus interest on such overpayment or underpayment at the rate of two percent (2%) per annum over the Prime Rate. Tenant agrees to grant Landlord reasonable access to Tenant’s office
for the purpose of verifying Sublease Profits and to make copies of any and all bills, vouchers and other documents relating thereto, subject to reimbursement by Landlord for the cost of such copies. In the event that a review of Tenant’s books
and records pursuant to this Paragraph reveals that Tenant has understated Sublease Profits by in excess of five percent (5%) of the actual Sublease Profits payable to Landlord, Tenant shall also reimburse Landlord for the reasonable expenses
incurred by Landlord in conducting such review of Tenant’s books and records and the accounting firm costs. If a part of the consideration for any subletting shall be payable other than in cash, the payment to Landlord shall be payable in cash
based on the cash value of the other non cash considerations. Tenant shall pay Landlord its share of the Sublease Profits promptly upon Tenant’s receipt from time to time of periodic payments from a subtenant or at such other time as Tenant
shall realize the Sublease Profits from such sublease. Landlord shall not be responsible for any deficiency in amounts received for a sublease in relation to the Rent due hereunder. 
  
 E. In case Tenant proposes to Landlord an assignment of 100% of its interest in this Lease by the notice described in
Paragraph 16.A hereof, Landlord shall have the option to terminate this Lease, If Landlord wishes to exercise its option to terminate, Landlord shall, within fifteen (15) days after Landlord’s receipt of the notice from Tenant described in
Paragraph 16.A., send to Tenant a notice of termination. The date on which such termination will be effective shall be the proposed commencement date of the assignment. Tenant shall automatically be released from all obligations under this Lease to
be performed after the effective date of such termination. Landlord shall have no option to terminate this Lease for assignments or sublets pursuant to Paragraph 16.B hereof. 
  
 If Landlord approves such assignment but does not so terminate this Lease, Tenant may proceed with the proposed assignment.
Landlord and Tenant shall share in the ratio of 50% to 50% the profits from said assignment calculated and verified in the same fashion as described in Paragraph 16.D. above. 
  
 17. SURRENDER OF POSSESSION. On the last day of the Term, or upon any earlier termination of this Lease, or upon any
re-entry by Landlord upon the Premises, Tenant shall quit and surrender the Premises to Landlord. Tenant shall remove all of Tenant’s trade fixtures, furniture and other personal property therefrom, shall restore the Premises wherever such
removal results in damage thereto and shall otherwise generally leave the Premises in a reasonably tenantable condition. Any interest of Tenant in the alterations, improvements and additions to the Premises shall, without compensation to Tenant,
become Landlord’s property at the termination of this lease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord. Tenant shall remove alterations, additions and improvements and make
such restorations to the Premises as are required pursuant to Paragraph 9.B herein. 
  

 26 

 If Tenant shall fail or refuse to remove any of Tenant’s property from the Premises, Tenant shall be
conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by setoff, credit, allowance or otherwise. 
  
 18. HOLDING OVER. Tenant shall pay to Landlord Rent at an annual rate equal to the greater of (1) Current Market Rate
for the Premises, determined, if necessary, in accordance with Paragraph 30.G. hereof, or (ii) one hundred fifty percent (150%) of then current Base Rent for the Premises, plus one hundred fifty percent (150%) of the Additional Rent paid by Tenant
during the previous Calendar Year herein provided, payable in monthly installments on the first day of each month or portion thereof for which Tenant shall retain possession of the Premises or any part thereof after the expiration or termination of
the Term or of Tenant’s right of possession, whether by lapse of time or otherwise. Tenant shall also pay all damages sustained by Landlord by reason of such retention if such retention shall continue for thirty (30) or more days. 

 
 19. ESTOPPEL CERTIFICATE. Landlord and Tenant each agree, from time
to time upon not less than tea (10) days’ prior request by the other party, to execute, acknowledge and deliver to the other party a statement in writing certifying (i) that this Lease is unmodified and in full force and effect (or if there
have been modifications, a description of such modifications and that the Lease as modified is in full force and effect); (ii) whether the Term has commenced and the dates to which Rent and other charges have been paid; (iii) that the other party is
not in default under any provision of this Lease, to the knowledge of the party furnishing the certificate, or i in default, the nature thereof in detail (and in case of certificates requested of Tenant, that, to the best knowledge of Tenant, Tenant
has no existing defenses, set-offs, or claims hereunder, or, if any, specifying same); and (iv) such further matters as reasonably may be requested, it being intended that any such statement may be relied upon by any prospective assignee or
sublessee of any tenant (including Tenant) of the Building, any mortgagees or prospective mortgagees thereof, any lender to Tenant, or any prospective and/or subsequent purchaser or transferee of all or part of Landlord’s interest in the Land
and/or Building or of Tenant’s interest in the Premises. 
  
 20. SUBORDINATION. This Lease shall be prior to any mortgage or ground or underlying lease; provided, however, Tenant agrees to subordinate its rights hereunder at all times to (i) the lien of any mortgage or mortgages designated by
Landlord and to all advances made or thereafter made upon the security thereof, and (ii) to all future ground leases or underlying leases of the Land and the Building designated by Landlord and to execute any such reasonable agreements evidencing
such subordination as may be reasonably required by the mortgagee, trustee or ground or underlying lessor, as the case may be, and to attorn to and to recognize, as Landlord, the purchaser at a foreclosure sale or the mortgagee, trustee or its
nominee in the event the mortgagee, trustee or such nominee accepts a deed in lieu of foreclosure, or the ground or underlying lessor in the event of the termination of such underlying or ground lease in return for and upon delivery to Tenant by
such mortgagee, trustee or ground or underlying lessor, as the case may be (each being referred to as a “Lender”), of an agreement in a form reasonably satisfactory to Lender and Tenant providing that in the event of a foreclosure of

  

 27 

 
such mortgage or the giving of a deed in lieu of foreclosure or termination of such ground or underlying lease, this Lease shall not be terminated and Tenant
may remain in possession of the Premises pursuant to the terms of this Lease and retain all of the rights, options and privileges granted to it hereunder as long as Tenant continues to perform its obligations hereunder and further providing that the
purchaser at a foreclosure sale or transferee in the case of a deed in lieu of foreclosure or ground or underlying lessor, as the case may be, will assume all of the obligations of Landlord in such case; provided, however, that the holder of any
mortgage, or purchaser at any foreclosure sale, as the case may be, shall not be bound by any prepayment of Base Rent or Additional Rent which Tenant may have paid in excess of the amounts then due for the current month (the “SNDA”).
Tenant agrees to enter into an SNDA with any future Lender whose terms are no less favorable to Lender than those contained in the SNDA entered into between Tenant and Citicorp Real Estate, Inc. concurrently herewith. 
  
 Tenant also agrees to give any holder of any first mortgage, by registered or
certified mail, a copy of any notice or claim of default served upon the Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing (by way of service on Tenant of a copy of an assignment of Landlord’s interests
in leases, or otherwise) of the address of such first mortgage holder. 
  
 21. CERTAIN RIGHTS RESERVED BY LANDLORD. 
  
 A.
Landlord shall have the following rights without liability to Tenant for damage or injury to property, person or business on account of the exercise thereof, and the exercise of any such rights shall not be deemed to constitute an eviction or
disturbance of Tenant’s use or possession of the Premises and shall not give rise to any claim for set off or abatement of rent or any other claims: 
  
 (1) To install, affix and maintain any and all signs on the exterior and on the interior of the Building; except that there shall be no
signs for retail or commercial tenants in the lobby of the office portion of the Building and, other than for a tenant then having 400,000 RSF or more under lease (“Large Tenant”), there shall be no sign on the exterior of the Building
indicating the occupancy of any tenant in the Building without the approval of Tenant which it may reasonably withhold. If there shall be a sign proposed for a Large Tenant, Tenant shall have the right to approve: (i) the installation of the sign
and (ii) the text, location, size and style of such sign, such approvals not to be unreasonably withheld or delayed, and Tenant shall also have the right to equivalent signage. All Tenant’s tights to approve under this subparagraph shall exist
only so long as Tenant (including any Affiliate or Successor Entity) is not in default hereunder (beyond any applicable cure period) and occupies at least 400,000 RSF in the Building. Landlord hereby approves all Tenant signage existing as of the
date hereof. Landlord shall have the right to approve (which approval not to be unreasonably withheld) all additional lobby or exterior signage proposed by Tenant and not existing as of the date hereof. 
  
 (2) To decorate or to make repairs, alterations, additions,
or improvements, whether structural or otherwise, in and about the Building, or any part thereof, and for such purposes to enter upon the Premises, and during the continuance of any of such 

  

 28 

 
work, to temporarily close doors, entryways, public space and corridors in the Building and to interrupt or temporarily suspend services or use of
facilities, all without affecting any of Tenant’s obligations hereunder, so long as the Premises are accessible and usable and provided that Landlord shall use due diligence with respect thereto. Unless such repairs, renewals or improvements
can be made during business hours without material interference with Tenant’s business operations and, except in the case of an emergency, Landlord shall make such repairs, alterations, or replacements during non-business hours; 
  
 (3) To furnish door keys or magnetic cards for the entry
door(s) in the Premises at the commencement of the Lease and to retain at all times, and to use in appropriate instances, keys or magnetic cards to all doors within and into the Premises; provided that such system will permit the Landlord upon
request of Tenant to cancel the effectiveness of the card held by any shareholder or employee or invitee of Tenant upon such person’s departure from Tenant or for any other reason. Tenant agrees to purchase only from Landlord additional
duplicate keys or magnetic cards as required (at Landlord’s actual cost for such keys or magnetic cards), to change no locks or magnetic card readers, and not to affix locks or magnetic card readers on doors without the prior written consent of
the Landlord not to be unreasonably withheld; provided that Landlord shall respond to Tenant’s request for such consent with reasonable promptness. Upon the expiration of the Term or Tenant’s right to possession, Tenant shall return all
keys or magnetic cards to Landlord and shall disclose to Landlord the combination of any safes, cabinets or vaults left in the Premises; 
  
 (4) To designate a building standard window covering for exclusive use throughout the Building; 
  
 (5) To approve the weight, size and location of safes,
vaults, library shelving, file storage e and other heavy equipment and articles in and about the Premises and the Building so as not to exceed the legal live load per square foot designated by the structural engineers for the Building, and to
require all such items and furniture and similar items to be moved into or out of the Building and Premises only at such times and in such manner as Landlord shall reasonably direct in writing. Tenant shall not install or operate machinery or any
mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises without the prior written consent of Landlord, not to be unreasonably withheld; 
  
 (6) To establish reasonable controls for the purpose of regulating all property and packages, both personal
and otherwise, to be moved into or out of the Building and Premises and all persons using the Building after normal office hours; 
  
 (7) To reasonably regulate delivery and service of supplies and the usage of the loading docks, receiving areas and freight elevators;

  
 (8) To show the Premises to prospective
tenants within the final twelve (12) months of the Term (as the same may be extended), at reasonable times, and in a manner not to interfere with Tenant’s use and enjoyment of the Premises and, if vacated or abandoned, to show the Premises at
any time and to prepare the Premises for reoccupancy; 
  

 29 

 (9) To erect, use and maintain pipes, ducts, wiring and conduits, and appurtenances
thereto, in and through the Premises at reasonable locations that do not unreasonably interfere with Tenant’s business; 
  
 (10) To enter the Premises at any reasonable time upon reasonable prior notice (except no notice shall be required in the case of
emergency) to inspect the Premises; 
  
 (11) Only
Landlord or one or more persons approved by Landlord will be permitted to furnish bootblacking and barbering. Landlord may fix the hours during which, and the regulations under which, such supplies and services are to be furnished. Landlord
expressly reserves the right to act as, or to designate, at any time and from time to time, an exclusive supplier of all or any one or more of said supplies and services, provided all such supplies and services shall be furnished on a basis which is
reasonably competitive to that which would otherwise be directly available to Tenant; and Landlord furthermore expressly reserves the right to exclude from the Building any person attempting to furnish any of said supplies or services but not so
designated by Landlord. Notwithstanding the foregoing, Tenant shall have the right to specify the vendors for other supplies and services for the Premises, subject to Landlord’s approval, which approval shall not be unreasonably withheld or
delayed; 
  
 (12) To close the Building after
hours and on any day which is not a business day, subject, however, to Tenant’s right to admittance to the Premises at any time under such reasonable regulations as Landlord may prescribe from time to time, which may include but shall not be
limited to, a requirement that persons entering or leaving the Building identify themselves to a watchman by registration or otherwise and establish their right to enter or leave the Building. 
  
 22. RULES AND REGULATIONS. Tenant agrees to observe the Rules and
Regulations for Tenant attached hereto as Exhibit B and made a part hereof. L shall have the right from time to time to prescribe additional rules and regulations which, in its reasonable judgment, may be desirable for the use, entry, operation and
management of the Premises and Building, each of which rules and regulations and any amendments thereto shall become a part of this Lease. Tenant shall comply with all such ivies and regulations, provided such ivies and regulations are uniformly
enforced against all Building tenants and except to the extent that such rules and regulations unreasonably contradict or abrogate any right or privilege herein expressly granted to Tenant. Landlord will provide Tenant with a written copy of any
modifications to the Rules and Regulations. 
  
 23.
REMEDIES. If default shall be made in the payment of the Rent or any installment thereof or in the payment of any other sum required to be paid by Tenant under this Lease and such default shall continue for ten (10) days after written notice
to Tenant; or if default shall be made in the observance or performance of any of the other covenants or conditions in this Lease which Tenant is required to observe and perform and such default shall continue for thirty (30) days after written
notice to Tenant, unless with respect to any non 

  

 30 

 
monetary default which cannot be cured within thirty (30) days, Tenant, in good faith, promptly after receipt of such notice, shall have commenced and
thereafter shall continue diligently to reasonably prosecute and complete all action necessary to cure such default within an additional forty-five (45) days; or if a default which involves a hazardous condition is not cured by Tenant as promptly as
reasonably possible upon written notice to Tenant; or if any involuntary petition in bankruptcy shall be filed against Tenant under any federal or state bankruptcy or insolvency act and shall not have been dismissed within ninety (90) days from the
filing thereof, or if a receiver shall not have been dismissed within ninety (90) days from the date of his appointment, or if Tenant shall make an assignment for the benefit of creditors, or if Tenant shall admit in writing Tenant’s inability
to meet Tenant’s debts as they mature, the levy upon execution or the attachment by legal process of the leasehold interest of Tenant or the filing or creation of a lien in respect of such leasehold interest, which lien shall not be released or
discharged within thirty (30) days after the date of filing, bankruptcy, reorganization, insolvency or liquidation proceedings, or other proceedings for relief under any bankruptcy law are instituted by or against Tenant and not dismissed within
ninety (90) days after institution, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease, and thereupon at its option may, with or without any additional notice or demand of any kind to Tenant
or any other person, have any one or more of the following described remedies in addition to all other rights and remedies provided at law or in equity or elsewhere herein: 
  
 (1) Landlord may terminate this Lease and the Term created hereby, in which event Landlord may forthwith
repossess the Premises and be entitled to recover forthwith, as damages a sum of money equal to all sums due and owing Landlord hereunder to said date, all reasonable costs and expenses incurred by Landlord as a result of Tenant’s default,
including reasonable attorneys’ fees, the excess of the then present value of the Rent provided to be paid by Tenant for the balance of the Term over the fair market rental value (discounted to present value) of the Premises, after deduction of
all anticipated expenses or reletting, for such period, and the unamortized portion of the Allowance given Tenant hereunder (assuming an amortization of such amount over the shortest period allowable under the Internal Revenue Code for the type of
Improvements installed in the Premises). In computing present value, a discount rate equal to the rate of interest on the most recently issued 10 Year U.S. Treasury bonds shall be used. Should the fair market rental value of the Premises, after
deduction of a reasonable estimate expenses of reletting, for the balance of the Term exceed the present value of the Rent provided to be paid by Tenant for the balance of the Term, Landlord shall have no obligation to pay to Tenant the excess of
any part thereof; and 
  
 (2) Landlord may
terminate Tenant’s right of possession and may repossess the Premises by forcible entry and detainer suit, by taking peaceful possession or otherwise, without terminating this Lease or Tenant’s obligation to pay Rent hereunder, in which
event Landlord shall attempt to relet the same for the account of Tenant, for such rent and upon such terms as shall be reasonably satisfactory to Landlord. For the purpose of such reletting, Landlord is authorized to decorate, repair, remodel or
alter the Premises If Landlord shall fall to relet the Premises, Tenant shall pay to Landlord as damages a sum equal to the amount of the Rent reserved in this Lease for the balance of the Term, as and when payable pursuant to this Lease. If the
Premises are relet and a sufficient sum shall not be realized from such reletting after paying all of the reasonable 

  

 31 

 
costs and expenses of all decoration, repairs, remodeling, alterations and additions and the expenses of such reletting and of the collection of the rent
accruing therefrom to satisfy the Rent provided for in this Lease, Tenant shall satisfy and pay the same upon demand therefor from time to time. Tenant shall not be entitled to any rents received by Landlord in excess of the Rent provided for in
this Lease. Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this Paragraph 23 from time to time and that no suit for or recovery of any portion due Landlord hereunder shall be any defense to any
subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord or otherwise recovered by Landlord. 
  
 In the event Landlord defaults in the performance of any of its obligations to Tenant hereunder, or breaches any representation, express or implied, to
Tenant in connection with this Lease, and such default or breach continues for a period of thirty (30) days following written notice thereof from Tenant to Landlord unless with respect to a default or breach which cannot be cured within thirty (30)
days, Landlord, in good faith, promptly after receipt of such notice, shall have commenced and thereafter shall continue diligently to reasonably prosecute and complete all action necessary to cure such default within an additional forty-five (45)
days, then Tenant may (i) take such action as is reasonably necessary to cure Landlord’s default, (ii) bring suit against Landlord for damages, and/or c bring suit to specifically enforce Landlord’s obligations under this Lease. In the
event Tenant cures such default by Landlord as provided In item (1), Landlord will reimburse Tenant for all reasonable costs and expenses incurred by Tenant in curing Landlord’s default within ten (10) days after notice from Tenant given from
time to time as costs are incurred. Notwithstanding the foregoing, in cases of emergency, Tenant may cure Landlord’s obligations if Landlord fails to commence the cure thereof as soon as reasonably possible following Tenant’s notice to
Landlord. 
  

 32 

 24. EXPENSES OF ENFORCEMENT. 
  
 A. Tenant shall pay upon demand all Landlord’s reasonable costs, charges and expenses, including the reasonable fees
and cut-of-pocket expenses of counsel, agents and others retained by Landlord incurred in successfully enforcing Tenant’s obligations hereunder or incurred by Landlord in any litigation, negotiation or transaction in which Tenant causes
Landlord without Landlord’s fault to become involved or concerned. 
  
 B. Landlord shall pay upon demand all Tenant’s reasonable costs, charges and expenses, including the reasonable fees and out-of-pocket expenses of counsel, agents and others retained by Tenant incurred in successfully enforcing
Landlord’s obligations hereunder or incurred by Tenant in any litigation, negotiation or transaction in which Landlord causes Tenant without Tenant’s fault to become involved or concerned. 
  
 25. COVENANT OF OUIET ENJOYMENT. Landlord covenants that Tenant, on
paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and
performed, shall, during the Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof and Landlord shall defend, at Landlord’s sole cost and expense,
Tenant’s right of quiet enjoyment. 
  
 26. REAL ESTATE
BROKER. Landlord and Tenant represent to each other that neither has dealt with any real estate broker with respect to this Lease except for LaSalle Partners Limited, which is a consultant to Tenant and is to be paid by Tenant at its sole cost
and expense, and The John Buck Company, which is a consultant to Landlord and is to be paid by Landlord at its sole cost and expense. To each party’s knowledge, except for the aforementioned brokers, no other broker initiated or participated in
the negotiation of this Lease, submitted or showed the Premises to Tenant or is entitled to any commission in connection with this Lease, and each agrees to indemnify, defend and hold the other harmless from all claims from any other real estate
broker for commission or fees in connection with this Lease claiming through such representing party. 
  
 27. MISCELLANEOUS. 
  
 A. Building Name. Provided Tenant (including any Affiliate or Successor Entity) occupies at least 400,000 RSF in the Building and is not in default
hereunder (beyond any applicable cure period), the Building shall be named “The Leo Burnett Building at 35 West Wacker Drive”, and Tenant shall have the sole right, from time to time, to change said name, subject to the written approval of
Landlord, which approval shall not unreasonably be withheld or delayed. 
  
 B. Approval of Tenants. Provided Tenant is not in default hereunder (beyond any applicable cure period) and so long as Tenant (including any Affiliate or Successor Entity) shall occupy at least 400,000 RSF within the Building, Tenant
shall have the right to approve any lease first entered into after the date hereof (excluding renewals or expansions of existing tenants) to (1) any advertising agency (a “Restricted Tenant”) and (ii) to any tenant in which the 

  

 33 

 
name “Burnett” or any confusingly similar name is a part. Such approval may be arbitrarily withheld. Landlord shall request such approval in
writing and if Tenant does not object in writing within ten (10) days of receipt of Landlord’s notice, then Tenant shall be deemed to have approved the proposed lease. Notwithstanding the foregoing, Landlord may lease up to 25,000 RSF on one
(1) floor above the 34th floor of the Building to one (1) Restricted Tenant without Tenant’s approval, provided, however, that Landlord may not lease any space in the Building to any of the following companies (including any firm, person,
corporation or entity now or hereafter controlling, controlled by or under common control with said companies and such control is exercised via the ability to direct or cause the direction of, the management and policies of the other, whether
through the ownership of voting securities, common directors or officers, or otherwise) or any successor entity or any other party who succeeds to a material portion of said companies’ business which portion competes with the business then
being conducted by Tenant: (i) Interpublic Group Cos Inc., (ii) Omnicom Group Inc., (iii) True North Communications, (iv) Cordiant ADS, (v) Grey Advertising, (vi) WPP Group, and (vii) Young & Rubicam. 
  
 C. Rights Cumulative. All rights and remedies of Landlord and Tenant
under this Lease shall be cumulative, and none shall exclude any other rights and remedies allowed by law. 
  
 D. Interest. All payments becoming due under this Lease and remaining unpaid when due shall bear interest until paid at the rate of two percent per
annum above the Prime Rate (but in no event at a rate which is more than the highest rate which is at the time lawful in the State of Illinois). 
  
 E. Terms. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men
or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. 
  
 F. Successors and Assigns. Any reference in this Lease to Landlord or Tenant shall extend also to its respective successors and assigns, unless
expressly provided to the contrary. Each of the provisions of this Lease shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this Paragraph
27.F. shall not permit any assignment by Tenant contrary to the provisions of Paragraph 16 hereof. 
  
 G. Lease Contains All Terms. All of the representations and obligations of Landlord and Tenant are contained herein and in the Exhibits attached
hereto, and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord or Tenant unless in writing signed by Landlord or Tenant, as the case may be, or by a duly authorized agent
of Landlord or Tenant, as the case may be, empowered by a written authority signed by Landlord or Tenant, as the case may be. 
  
 H. Delivery for Examination. Submission of the Lease for examination shall not bind either party in any manner, and no Lease or obligations by
either party shall arise until this instrument is signed by both Landlord and Tenant and delivery is made to each. 
  

 34 

 I. Transfer of Landlord’s Interest. Tenant acknowledges that Landlord and any of its
successors and assigns may assign its interest in this Lease to a mortgage lender as additional security on condition that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to
Landlord for the performance of its obligations hereunder. Notwithstanding aforesaid, Tenant agrees that the then Landlord shall not be liable for any acts or omissions on the part of any successor, assignee or transferee of Landlord after Landlord
has made a bona fide conveyance of ownership of the Land and Building. 
  
 J. Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to commit or engage in any act which can, shall or may encumber the title of
Landlord. 
  
 K. Recording. This Lease may be recorded by
Tenant, and Tenant may record a memorandum thereof in form and substance reasonably approved by Landlord. 
  
 L. Captions. The captions of Paragraphs and subparagraphs are for convenience only and shall not be deemed to limit, construe, affect or alter the
meaning of such paragraphs or subparagraphs. 
  
 M. Only
Landlord/Tenant Relationship. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between
Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of
landlord and tenant. 
  
 N. Application of Payments.
Landlord shall have the right to apply payments received from Tenant pursuant to this Lease (regardless of Tenant’s designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its
reasonable discretion, may elect. 
  
 O. Time of Essence.
Time is of the essence of this Lease and each of its provisions. 
  
 P. Governing Law. Interpretation of this Lease shall be governed by the law of the State of Illinois. 
  
 Q. Partial Invalidity. If any term, provision, or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the
remainder of this Lease (or the application of such term, provision or condition to persons or circumstances other than those in respect of which it is invalid or unenforceable) shall not be affected thereby, and each and every other term, provision
and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law. 
  
 R. Sculptures. As long as Tenant (including any Affiliate and Successor Entity) occupies at least 400,000 RSF in the Building, Landlord hereby
agrees to keep all sculptures located in the Building lobby as of the date hereof in the Building lobby. 
  

 35 

 28. LANDLORD’S SPECIAL COVBNANTS. Landlord covenants and agrees with Tenant that: 

 
 A. Parking. Tenant shall have the right to lease for the initial
fifteen (15) years of the Term up to 75 parking spaces in the Building’s underground garage at the rate of $250.00 per space, per month (inclusive of all taxes), which amount shall not be subject to escalation; except that in addition to, and
concurrently with, the payment of the foregoing $250 parking charge, Tenant shall pay to Landlord for each of its parking spaces, the $30.00 per month tax/fee imposed by the City of Chicago upon Landlord for each vehicle parked in the garage.
Landlord and Tenant acknowledge and agree that Tenant shall not be responsible for any increases to the foregoing City of Chicago tax/fee or any new parking taxes or fees, but said $30.00 per month tax/fee shall be reduced by the amount of any
reduction, if any, to the foregoing tax/fee levied by the City of Chicago. Such spaces shall be for the exclusive use by Tenant and shall be in locations designated by Tenant, such rights to extend through the term of this Lease and any extensions
thereof, and to include the right to sublease such spaces. In addition, Tenant shall be entitled, at regular annual Building rates therefor, to any parking spaces which were rented by the immediately preceding tenants in space added to the Premises
after the Commencement Date. Tenant may release such parking spaces, or any thereof, so leased at any time(s) on not less than thirty (30) days’ notice and shall not have any rights for the number of spaces so released at any time thereafter,
Tenant may request additional parking spaces over and above the 75 space allocation which, subject to availability, shall be provided at the monthly rate then prevailing in similar parking structures in downtown Chicago. Landlord shall provide
reduced parking rates for bikes and motorcycles consistent with rates for bikes and motorcycles charged by similar parking structures in downtown Chicago. Landlord shall continue to provide the amount, type and quality of parking services which
Landlord provides as of the date hereof, including, but not limited to, car washes. If in the future Landlord provides reserved parking spaces to other tenants In the Building, landlord shall also provide Tenant with the same right to have reserved
parking as provided to such other tenant. 
  
 Landlord
acknowledges that Tenant has a storage and workshop space on level P-2 of the Building’s parking garage (the “Storage and Workshop Space”), which the parties acknowledge and agree contains approxim2tely 1,500 RSP and occupies six (6)
parking spaces. With respect to the Storage and Workshop Space, on or before the Commencement Date, Tenant shall, in Tenant’s sole discretion, either (i) vacate the Storage and Workshop Space and remove all of Tenant’s belongings from the
Storage and Workshop Space, (ii) elect to have the six (6) spaces of the Storage and Workshop Space included as part of the aforementioned 75 parking spaces allocated to Tenant or (iii) elect to lease the six (6) spaces of the Storage and Workshop
Space for the Term and to pay for such six (6) spaces at the monthly rate for parking spaces charged by Landlord for spaces in the Building parking garage other than Tenant’s 75 spaces. 
  
 B. Communication System. Tenant shall have the right to maintain any
satellite, microwave, or other communication systems, if any, belonging to Tenant and installed upon the Building’s roof as of the Commencement Date hereof. In addition, Tenant shall have the right at any time during the Term (or any extension
thereof) to lease from Landlord up to 400 contiguous square feet of additional space on the roof of the Building at no cost to Tenant for a satellite, microwave or other communications system, so long as such system does not impair the use by other
tenants of their space in the Building or other satellite, microwave or other 

  

 36 

 
communication systems then installed, or in Landlord’s reasonable judgment, compromise the aesthetics of the Building. Once Tenant installs any of the
foregoing systems, Landlord shall not enter into any new agreements with any other tenants for the installation of a satellite, microwave or other communications system which impairs the use by Tenant of: (1) its space in the Building, or (II) any
satellite, microwave or other communication systems then installed by Tenant. Tenant shall submit plans for such system and the names of the contractors who will be installing such system, all of which shall be subject to Landlord’s reasonable
approval. Tenant shall pay all costs related to the installation, operation and maintenance of such system, including without limitation, the cost of any structural modifications to the Building made by Landlord and necessary, in the opinion of
Landlord’s structural engineer, to accommodate the system. Tenant shall, at Landlord’s option, remove any system(s) at the expiration of the Term, unless the Term is extended, in which case Tenant shall, at Landlord’s option, remove
the system(s) at the expiration of the Term as extended. In each case, Tenant shall restore the Building to the condition existing prior to the installation of any such system(s). Tenant shall secure all zoning and regulatory approvals necessary for
the system, at its expense. 
  
 C. Right of First Refusal for
Roof Space. In addition to the above rights to rent space on the roof, Landlord hereby grants Tenant a right of first refusal for any proposed leasing of space on the roof of the Building to any other party. At such time as Landlord desires to
enter into a lease of any part or portion of the space on the roof of the Building with a bonafide tenant, Landlord shall give Tenant written notice of the terms and conditions of the proposed lease. Tenant shall have ten (10) business days from the
receipt of such notice to notify Landlord in writing that Tenant elects to lease said space on the same terms and condition as contained in Landlord’s notice, and in such case, Landlord and Tenant shall then enter into a lease of said space. If
Tenant exercises this right, Tenant shall in fact use said roof apace for satellite, microwave or communications purposes. In the event Tenant does not exercise such election within said ten (1.0) day period, then Tenant shall be deemed to have
waived this right of first refusal for the proposed lease, but such waiver shall be only for the lease proposed in Landlord’s notice and not for any subsequent proposed lease of space on the roof. If the proposed lease does not become effective
within ninety (90) days after Landlord’s notice, then Tenant shall again have this right of first refusal with respect to that proposed lease. 
  
 In no event shall Landlord allow any roof space to be used in a manner that unreasonably interferes with Tenant’s satellite, microwave or other
communications system on the roof. 
  
 D. Landlord’s
Alterations After Construction. Other than as is specifically allowed under the paragraphs of this Lease, so long as Tenant (including any Affiliate or Successor Entity) occupies at least 400,000 RSF of the Building and is not in default
hereunder (beyond any applicable cure period), then the Landlord shall not, without in each case obtaining the prior written consent of Tenant, construct, install or make any major alteration to, or change in, the exterior or facade of the Building,
elevator lobby design or signage, elevator cab upgrades, bathroom upgrades or corework, unless such major alterations or changes are approved by Tenant, such approval not to be unreasonably withheld or delayed. 
  

 37 

 29. NOTICES. All notices to be given under this Lease shall be in writing and delivered personally
or deposited in the United States mail, certified or registered mail with return receipt requested, postage prepaid, addressed as follows: 
  

	 	A.	If to Landlord, to: 

  
 The John Buck Company 
 233 South Wacker Drive 
 Suite 550 
 Chicago, Illinois 60606 
 Attention: President 
  
 and to: 
  
 Starwood Capital Group, L.P.

 Three Pickwick Plaza 
 Suite 250 
 Greenwich, Connecticut 06830 
 Attention: Madison Grose and Jonathan Eilian 
  
 or to such other person or such other address designated by notice sent by Landlord to Tenant. 
  

	 	B.	If to Tenant: 

  
 Leo Burnett Company, Inc. 
 35 West Wacker Drive 
 Chicago, Illinois 60601 
 Attention: General Counsel 
  
 with a copy (in the case of notice of default) to the attention of: 
  
 Kirkland & Ellis 
 200 East Randolph Drive 
 Chicago, Illinois 60601 
 Attention: Stephen G. Tomlinson, Esq. 
  
 or to such other address as is designated by Tenant in a notice to Landlord. 
  
 Notice by mail shall be deemed to have been given on the second business day
after deposit in the United States mail as aforesaid. 
  
 30.
TENANT’S EXPANSION. 
  
 A. Tenant shall have and is
hereby granted the options to add the Expansion Space (hereinafter described in the following table), for the remaining Term of this Lease and any extensions thereof upon the same terms, covenants and conditions contained in this Lease, except for
the payment of Base Rent (which shall be payable in the amounts described below) 

  

 38 

 
and except as otherwise specifically provided in this Paragraph 30. Tenant’s obligation to pay Tenant’s Expense Participation Amount, Base Rent and
any other Rent or Additional Rent for any particular Expansion Space shall commence on the date such space is actually made available to Tenant to be added to the Premises. In the event that Tenant exercises its expansion option(s) pursuant to this
Paragraph 30, the Expansion Space thereby added to the Premises shall become a part of the Premises for all purposes of this Lease, and any reference to the term “Premises” shall be deemed to refer to and include any such Expansion Space,
except as otherwise expressly provided otherwise in this Lease. 
  

	 (i)
 Space
 Called

	 	 (ii)
  
 Floor

	 	 (iii)
 Period, based on
 anniversaries of
 Commencement Date
 within which Space
 becomes part
 of the
Premises

	 	 (iv)
 Base Rent
 When such
 Space Becomes
 Part of the
 Premises

	 “First
 Expansion
 Space”
	 	 32nd floor
 25,000
 square feet
	 	 Six months before to
 Six months after
5th
 [2002]
anniversary
	 	 95% of
 “Market Rate”

				
	 (i)
 Space
 Called

	 	 (ii)
  
 Floor

	 	 (iii)
 Period, based on
 anniversaries of
 Commencement Date
 within which Space
 becomes part
 of the
Premises

	 	 (iv)
 Base Rent
 When such
 Space Becomes
 Part of the
 Premises

	 “Second
 Expansion
 Space”
	 	 38th floor
 25,000
 square feet
	 	 Six months before to
 Six months after
5th
 [2007]
anniversary
	 	 95% of
 “Market Rate”

  
 B. Tenant’s
options to expand shall be exercised as follows: On each occasion, Landlord shall give Tenant notice of each particular Expansion Space, the dates on which such spaces will be tendered to Tenant (the “Specification Notice”), and the rent
for such Expansion Space, not less than fifteen (15) months prior to the earliest date stated in the Specification Notice for delivery of any such Expansion Space (the “Availability Date”). Tenant shall deliver a non-binding written notice
to Landlord of its intent to exercise its option to expand not less than thirteen (13) months prior to the Availability Date of the Expansion Space (the “Option Notice”). If Tenant does not agree to the rent specified in the Specification
Notice, Tenant shall state in its Option Notice that is desires the Market Rate to be calculated pursuant to Paragraph 30.G. Thereafter, the Market Rate for the particular Expansion Space will be so 

  

 39 

 
calculated. Such calculation shall reflect the Market Rate that would be payable per annum for a term commencing on the first day of the term for the
particular Expansion Space with respect to which the calculation is being made, provided that such calculations shall be final and shall not be recalculated at the actual commencement of such Expansion Space term (if any). If Tenant fails to give
its non-binding written notice of its intent to exercise its option to expand when due as hereinabove provided, Tenant will be deemed to have waived such option to expand. 
  
 If Tenant exercises its expansion option, Landlord shall deliver possession of each particular Expansion Space to Tenant
within a period extending six (6) months prior to, until six (6) months after, the Availability Date contained in the Specification Notice (the “Delivery Window”). Landlord shall use reasonable efforts to deliver the Expansion Space to
Tenant within the Delivery Window and Landlord shall take all commercially reasonable actions to remove holdover tenants from the Expansion Space. Landlord acknowledges that remedies at law will not be adequate for the damages Tenant will incur for
a failure by Landlord to deliver the Expansion Space within the Delivery Window. Therefore, if Landlord fails to deliver the Expansion Space within the Delivery Window, Tenant may pursue an action for specific performance. In addition, Landlord
shall have the right, by notice to Tenant from time to time at least six (6) months prior to the then current Availability Date for any floor of any Expansion Space, to change the location of such floor, provided that If the floor or floors being
replaced were to be contiguous to the Premises when added to the Premises, the replacement floor or floors so designated must also be contiguous to the Premises when added to the Premises. Tenant’s right to add floors pursuant to these
subparagraphs 30.A. and 30.B. shall be exercised in full floor increments. 
  
 C. Each Expansion Space (or part thereof) shall become part of the Premises and, except as provided in Paragraph 30.8., Tenant’s rental obligation for such Expansion Space (or part thereof) shall commence upon
its delivery to Tenant in accordance with Paragraphs 30.A. and 30.B. 
  
 D. Notwithstanding anything to the contrary contained herein, (i) if Tenant exercises its first Contraction Option set forth in Paragraph 31 (i.e. year 2000), Landlord may designate the Contraction Space set forth in the 2000 Contraction
Option as the First Optional Expansion Space; and (ii) if Tenant exercises its second Contraction Option set forth in Paragraph 31 (i.e. year 2005), Landlord may designate the Contraction Space set forth in such 2005 Contraction Option as the Second
Optional Expansion Space. Landlord shall not lease space of less than 3,000 RSF on any floor which is subject to any of Tenant’s expansion options without the prior written consent of Tenant, which consent may be withheld in Tenant’s sole
discretion. 
  
 E. Tenant’s notice of exercise of an option
for Optional Expansion Space or notice of exercise of any other rights or options granted pursuant to Paragraphs 31, 32, 34 and 35 of this Lease shall be effective only if at the time of service of such notice of exercise the following conditions
(the “Expansion Conditions”) shall be satisfied: 
  
 (1) Landlord shall not have notified Tenant that Tenant is in default in the performance of any of the monetary or material non-monetary terms, covenants, and conditions contained in this Lease which default has not
been cured; 
  

 40 

 (2) This Lease shall not have been terminated and shall be in full force and effect; and

  
 (3) There shall not have been any assignment
of Tenant’s interest in this Lease except as provided in Paragraph 30.H. 
  
 F. The Base Rent for the First Expansion Space and Second Expansion Space (as the case may be) shall be at a rate equal to 95% of the Market Rate (defined hereinafter) for such space. For purposes of this Paragraph
30, “Rate shall mean the fair net rental per annum (which shall be net of all Taxes and Operating Expenses) for a lease (but not a sublease) by a new tenant for “comparable space” (hereinafter defined) for a period commencing when the
fair net rental being determined would first be payable, assuming no rent abatements of any kind per rentable square foot, for a term equal to the number of years remaining in the Term (including any Extension Term, with respect to winch Tenant has
delivered its final binding written notice pursuant to Paragraph 34). The calculation of Market Rate shall be calculated on a net present value basis and shall take into account (and the fair net rental shall be decreased by the present value of any
then market brokers’ commission and of any then market tenant improvement, free rent other concession which would be available to a new tenant, and shall also take into account (and the fair net rental shall be increased by) the present value
of the cost of any actual brokers’ commission or actual tenant improvement, free rent or other concession, if any, agreed by the Landlord and Tenant to be payable or to be granted to Tenant in connection with the particular expansion option
with respect to which Tenant has given its non binding notice. The calculation of Market Rate shall also be based on the assumption that there will be no financial escalation of Rent or stepping of Rent or similar increases over time other than the
2.5% annual increase to Base Rent provided for in Paragraph 4. The calculation of Market Rate shall also take into account that Tenant pays Tenant’s Proportionate Share of the Operating Costs and Taxes in each fiscal year. As used herein, the
term “comparable space” means similar space in office buildings in the central business district of Chicago where the Building is located, which are comparable to the Building in reputation, quality, age, size, location, and level and
quality of services provided, and which have similar occupancy of the Building, but excluding those leases where tenants have an equity interest in the building. 
  
 G. For purposes of Paragraphs 30 and 34 of this Lease ‘Market Rate” shall be determined as follows: 
  
 (1) (1) On or before five (5) days after the time at which
Tenant must provide the Landlord with its non-binding written notice under this Lease of its intent to exercise any of its rights to: (i) expand the Premises under this Paragraph 30 or, (ii) extend the Term of this Lease under Paragraph 34, Landlord
and Tenant shall commence negotiations to agree upon the Market Rate (to be multiplied by the RSF in the Premises) applicable thereto. If the Landlord and Tenant are unable to reach agreement on the Market Rate within twenty-one (21) days after the
date negotiations commenced, then the Market Rate shall be determined in accordance with Paragraph 30.G.(2) below. 
  
 (2) If the Landlord and Tenant are unable to reach agreement on the Market Rate within said twenty-one (21) day period, then within seven
(7) days, the Landlord and Tenant shall each simultaneously submit to each other in a sealed envelope its good 

  

 41 

 
faith estimate of the Market Rate (each, a ‘Good Faith Estimate’). If the higher of such estimates is not more than one hundred five percent (105%)
of the lower of such estimates then the Market l shall be the average of the two estimates and shall be final and binding on Landlord and Tenant and Tenant’s Option Notice shall become binding upon Tenant. Otherwise, within five (5) days after
the expiration of such seven (7) day period Tenant may submit the question to arbitration in accordance with Paragraph 30.G.(3) below. 
  
 (3) If the Landlord and Tenant are unable to agree upon the Market Rate by exchange of Good Faith Estimates, then Tenant may, by written
notice to Landlord within five (5) days after the exchange of Good Faith Estimates pursuant to Paragraph 30.G.(2) above, request to resolve the dispute by arbitration, whereupon Tenant’s Option Notice shall become binding upon Tenant. If Tenant
does not provide such notice within the aforementioned five (5) days, Tenant will be deemed to have waived its option to expand under this Paragraph 30 or its option to extend the Term of this Lease under Paragraph 34, as applicable. Within seven
(7) days after the receipt of such request, the parties shall select, as an arbitrator, a mutually acceptable independent MAI appraiser with experience in real estate activities, including at least five (5) years experience in appraising office
space in the central business district of the City of Chicago (a “Qualified Appraiser”). If the parties cannot agree on a Qualified Appraiser, then within a second period of seven (7) days, each shall elect a Qualified Appraiser and
within ten (10) days thereafter the two appointed Qualified Appraisers shall select a third Qualified Appraiser and the third Qualified Appraiser shall be the arbitrator and shall determine the Market Rate. If one party shall fail to make such
appointment within said second seven (7) day period, then the Qualified Appraiser chosen by the other party shall be the sole arbitrator. 
  
 (4) Once the arbitrator has been selected as provided in Paragraph 30.G.(3) above, then, as soon thereafter as practicable but in any case
within twenty-one (21) days, the arbitrator shall select one of the two Good Faith Estimates of Market Rate previously submitted by the Landlord and Tenant in accordance with 30.G.(2) above, which shall be the one that is closer to the fair market
net rental value as determined by the arbitrator. The value so selected shall be the Market 1 The decision of the arbitrator as to the Market Rate shall be submitted in writing to, and be final and binding on, the Landlord and Tenant. If the
arbitrator believes that expert advice would materially assist him, he may retain one or more qualified persons, including but not limited to, legal counsel, brokers, architects or engineers, to provide such expert advice. The party whose estimate
is not chosen by the arbitrator shall pay the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any counsel or expert engaged directly by the Landlord or Tenant, however, shall be borne by the party obtaining such
counsel or expert. 
  
 H. The provisions of this Paragraph 30 and
Paragraphs 31, 32 and 34, and 35 shall apply only to Tenant, and shall not inure to the benefit of any assignee of Tenant other than (i) any party resulting from a merger or consolidation with Tenant so long as Tenant or an Affiliate is the dominant
and controlling party after such merger, (ii) any party succeeding to the business and assets of Tenant, or (iii) any Affiliate of Tenant. 
  

 42 

 I. Any space added to the Premises pursuant to this Paragraph 30 shall be delivered by Landlord to Tenant
in broom clean condition, but otherwise as is, and Landlord shall have no obligation to contribute to the cost of any construction or remodeling by Tenant. 
  
 J. Promptly after Tenant’s exercise of any expansion option, Landlord shall prepare an amendment to the Lease, in a form reasonably satisfactory to
Landlord and Tenant, to reflect the increase to the size of the Premises and Tenant’s Proportionate Share and any other appropriate terms, due to the exercise of such expansion option. Tenant shall execute and return such an amendment to the
Lease within fifteen (15) days after its submission to Tenant. 
  
 31. CONTRACTION OPTION. Tenant shall, provided that all the Expansion Conditions are then satisfied, have the option (the “Contraction Option”) to exclude from the Premises an area of one full floor of Premises
designated by Tenant as hereinafter provided, which contraction will be effective as of February 28, 2000, 2005, and 2010 (the “Contraction Date”). Space designated by Tenant to be excluded from the Premises (the
“Contraction Space”) must be at a non-contiguous floor or the upper [or lower] end of the largest contiguous 2 block pace then leased by Tenant. The Contraction Option shall be exercised, of the essence, by notice given by tenant to
Landlord, on or before twelve (12) months prior to any such Contraction Date identifying the Contraction Space (the “Contraction Notice”). Each time Tenant fails to timely deliver its Contraction Notice, Tenant will be deemed to
have waived such Contraction Option for the applicable Lease year. If Tenant timely delivers its Contraction Notice, then as of the relevant Contraction Date: (1) Tenant shall vacate the Contraction Space and surrender possession thereof to Landlord
in accordance with the requirements of this Lease; (ii) the Rentable Area of the Premises shall be reduced by the Rentable Area of the Contraction Space so surrendered; and (iii) Tenant’s Proportionate Share shall be reduced by a percentage
derived by dividing the Rentable Area of the Contraction Space surrendered by the I Area of the Office Portion of the Building. If Tenant fails to completely vacate the Contraction Space and surrender possession thereof to Landlord in accordance
with Paragraph 17 of the Lease on or before the Contraction Date, such failure shall be treated as a holding over by Tenant, and Landlord shall be entitled to all of its remedies thereof pursuant to Paragraph 18 of this Lease. Notwithstanding any
such vacation and surrender, Tenant shall remain liable for the payment to Landlord of’ all rent and other sums due or accrued, and for the performance and keeping of all the covenants, agreements and obligations under this Lease to be
performed, paid and kept by Tenant with respect to the Contraction Space prior to the Contraction Date. Promptly after Tenant’s exercise of its Contraction Option, Landlord shall prepare an amendment to the Lease in a form reasonably
satisfactory to Landlord and Tenant to reflect the reduction to the size of the Premises and Tenant’s Proportionate Share and any other appropriate terms, due to the return of the Contraction Space. Tenant shall execute and return such an
amendment to the Lease within fifteen (15) days after its submission to Tenant. 
  
 32. RIGHT OP FIRST REFUSAL. Provided Tenant (including any Affiliate or Successor Entity) occupies at least 400,000 RSF in the Building and is not in default hereunder (beyond any applicable cure period),
subject to Paragraph 32.B. below, and subject to any expansion, renewal, first offer, and first refusal options of any current tenant(s) in the Building (individually, the (“Prior Tenant”) during the Term of this Lease, Tenant
shall, provided all Expansion Conditions are then satisfied, have and is hereby granted a right of first refusal on any space in the Building of 5,000 RSF or more, that is not originally demised to Tenant under this lease (collectively, the
“Refusal Space”) which right shall be exercised in accordance with the procedures set forth in Paragraph 32.A. below. 
  

 43 

 A. If at any time during the Term of this Lease any Refusal Space becomes available for lease to anyone
other than a Prior Tenant, Landlord shall give written notice thereof to Tenant (“Landlord’s Refusal Notice”). Landlord’s Refusal Notice must be given not less than six (6) months nor more than twelve (12) months in
advance of such availability and shall contain a summary of the terms upon which landlord intends to offer the Refusal Space for lease to the market (the “Third Party Lease”). Landlord’s Refusal Notice shall specifically indicate the
monthly payment stream (the “Monthly Payment”). The Monthly Payment is a level monthly payment over the term of the Third Party Lease which, when discounted at a monthly equivalent rate equal to a ten percent (10%) annual rate, for the
term of the Third Party Lease, equals the same net present value as the economic terms (including, but not limited to, the net rental rate, free rent period, tenant improvement allowances and leasing commissions) of the Third Party Lease. Such
Monthly Payment shall be the monthly rental rate for the Refusal Space. Tenant shall notify Landlord in writing within fifteen (15) days of receipt of Landlord’s Refusal Notice whether it desires to lease the Refusal Space on the terms set
forth in Landlord’s Refusal Notice; and failure to notify Landlord within said fifteen (15) day period shall be deemed a refusal by Tenant. After any such refusal or deemed refusal, Tenant shall have no further tights to such Refusal Space and
Landlord shall be free to lease such space to any person or entity for any term, subject to Tenant’s other options set forth in this Lease and subject to the following conditions: 
  
 (i) The net present value as of the proposed commencement date of the Third Party Lease expressed as a
single dollar figure, discounted using a rate of ten percent (10%) per annum, of all rent (other than such tenant’s proportionate share of operating expenses and taxes) of whatever nature or however denomirl2ted for the term of the Third Party
Lease less such net present value of all other proposed economic terms of the Third Party Lease shall not be less than ninety-five percent (95%) of the comparable amount determined by using the economic terms set forth in the Landlord’s Refusal
Notice for the space in question; 
  
 (ii) The
Third Party Lease must be executed within six (6) months after the date of the Landlord’s Refusal Notice; and 
  
 (iii) If a Third Party Lease does not meet the foregoing conditions, then Landlord shall not enter into the Third Party Lease until
Landlord again complies with the provisions of this Paragraph 32 by delivering a new landlord’s Refusal Notice to Tenant and Tenant does not exercise its right of first refusal to lease such space on the terms and conditions set forth in the
second Landlord’s Refusal Notice within the applicable time periods. 
  
 Upon
the expiration of the Third Party Lease, Tenant shall again have a right of first refusal on the terms set forth in this Paragraph 32 with respect to the space covered thereby. 
  

 44 

 B. If Tenant exercises its right of first refusal with respect to such Refusal Space, such space shall be
added to the Premises subject to the following: 
  
 (i) If Tenant exercises its right of first refusal for a Refusal Space within the first ten (10) Calendar Years of the Term of the Lease, such Refusal Space shall be added to the Premises for the remaining Term of the Lease (including any
exercised Extension Term(s)) on (1) all of the terms, covenants and conditions specified in Landlord’s Refusal Notice (including, but not limited to, the Monthly Payment), and (ii) the terms, covenants and conditions of this Lease to the extent
that such terms, covenants and conditions of this Lease do not conflict with landlord’s Refusal Notice; 
  
 (ii) If Tenant exercises its right of first refusal for a Refusal Space after the first ten (10) Calendar Years of the Term of the Lease,
and such Refusal Space is less than 50,000 RSF, then such Refusal Space shall be added to the Premises for the remaining Term of the Lease (including any exercised Extension Term(s)) on (1) all of the terms, covenants and conditions specified in
Landlord’s Refusal Notice (including, but not limited to, the Monthly Payment), and (ii) the terms, covenants and conditions of this Lease to the extent that such terms, covenants and conditions of this Lease do not conflict with
landlord’s Refusal Notice; 
  
 (iii) If
Tenant exercises its right of first refusal for a Refusal Space after the first ten (10) Calendar Years of the Term of the Lease, and such Refusal Space is greater than 50,000 RSF, then such Refusal Space shall be added to the Premises for the term
indicated in the Landlord’s Refusal Notice, up to a maximum term of ten (10) years, on (i) all of the terms, covenants and conditions specified in Landlord’s Refusal Notice (including, but not limited to, the Monthly Payment), and (ii) the
terms, covenants and conditions of this Lease to the extent that such terms, covenants and conditions of this Lease do not conflict with Landlord’s Refusal Notice. 
  
 provided, however, that notwithstanding anything contained herein to the contrary, during the Extension Terms, if any, rent and all other
economic terms applicable to any Refusal Space shall be adjusted in the manner provided in Paragraph 34 hereof, and the rent and other economic terms described in Landlord’s Refusal Notice shall not apply in any Extension Term. Any Refusal
Space added to the Premises pursuant to this Paragraph 32.B. shall become a part of the Premises for all purposes of this Lease, and any reference in this Lease to the term “Premises” shall be deemed to refer to and include such portion of
the Refusal Space, except as expressly provided otherwise in this Lease. 
  

 45 

 C. Promptly after Tenant’s exercise of its right of first refusal pursuant to this Paragraph 32.,
Landlord shall prepare an amendment to the Lease, in a form reasonably satisfactory to Landlord and Tenant, to reflect changes in the size of the Premises, Base Rent, Tenant’s Proportionate Share and any other appropriate terms, due to the
addition of the Refusal Space. Tenant shall execute and return such an amendment to the Lease within fifteen (15) days after its submission to Tenant. 
  
 33. LIMITATIONS ON LIABILITY: CONFIDENTIALITY. 
  
 It is expressly understood and agreed by Tenant that none of Landlord’s covenants, undertakings or agreements are made or intended as personal
covenants, undertakings or agreements by• Landlord, or its beneficiaries, and any liability for damage or breach or nonperformance by Landlord shall be collectible only out of Landlord’s interest in the Building and Land, if any, and no
personal liability is assumed by, nor at any time may be assailed against Landlord, its beneficiaries or any of their heirs, legal representatives, successors and assigns, all such liabilities, if any, being expressly waived and released by Tenant.

  
 Landlord further agrees, subject to the terms and provisions
below, and except as specifically set forth herein, to keep confidential any non-public financial information of Tenant or its shareholders disclosed to Landlord under the provisions of this Lease; provided, however, that nothing herein shall
restrict or prohibit disclosure of any such information: (a) that was or becomes generally available to the public other than as a result of disclosure by Landlord; (b) that was or becomes available on a non-confidential basis from a source other
than Tenant (provided that such source was not bound by a confidentiality agreement with Tenant known to Landlord after reasonable inquiries, if any, which a reasonable person under the circumstances would have made); (c) to the extent required by
statute, rule, regulation, law, governmental authority or judicial process; (d) to any of the following: (:1) any entity which controls, is controlled by or is under common control with Landlord; (ii) any successor of Landlord; and/or (iii) any
actual or potential purchaser, assignee or transferee of all or any portion of the Building; (e) in connection with Landlord’s administration of the Lease, to any of its examiners, accountants, attorneys, consultants, appraisers, auditors or
agents, to the extent reasonably required; or (1) to any other person or entity to the extent reasonably required in connection with any litigation, or proceeding to enforce remedies under this Lease. Landlord shall require that those persons and
entities to whom disclosure is made pursuant to Paragraph 33(d and e), agree to be bound by the provisions of this Paragraph 33 in the event disclosure is required to be made pursuant to Paragraph 33(c), Landlord shall give Tenant notice thereof as
promptly as practicable under the circumstances and Tenant shall have the right to seek an appropriate protective order (the “Confidentiality Requirements”). The provisions of this Paragraph 33 shall supersede in their entirety all prior
agreements and understandings concerning confidentiality or disclosure of information entered into by Landlord and Tenant (or a parent, subsidiary of a of either or both of the foregoing) with respect to the matters set forth herein. 
  
 34. TENANT’S OPTIONS TO EXTEND. Tenant shall, provided that all
of the Expansion Conditions are then satisfied, have the right to extend the term of this Lease for four additional periods of five (5) years each (each such period is called an “Extension Term”). Each Extension Term shall be upon the same
terms, covenants and conditions contained in this Lease, except the amount of the annual Ease Rent payable during any Extension Term, and any 

  

 46 

 
reference in the Lease to the “Term” of the Lease shall be deemed to include any Extension Term and apply thereto, unless it is expressly provided
otherwise. Tenant shall have no extension option beyond the aforesaid four consecutive five year extension options. Any termination of this Lease during the initial Term of this Lease shall terminate all rights under this Paragraph 34. 

 
 A. The Base Rent during an Extension Term for any space then constituting
a portion of the Premises (including, without limitation, any Expansion Space) shall be at a rate equal to 95% of the “Market Rate”. For purposes of this Paragraph 34, “Market Rate” shall mean the fair net rental per annum
(which shall be net of all Taxes and Operating Expenses) for a period commencing when the fair net rental being determined would first be payable, assuming no rent abatements of any kind, per rentable square foot for an existing tenant entering into
any renewal lease for “comparable space” (hereinafter defined), for a term equal to the Extension Term, but excluding any renewal by an existing tenant at a rent agreed to at an earlier date pursuant to a tenant’s renewal option. The
calculation of Market Rate shall be calculated on a net present value basis and shall take into account (and the fair net rental shall be increased by) the present value of the cost of any actual brokers’ commission or actual tenant
improvement, free rent or other concession, if any, agreed by the Landlord and Tenant to be payable or to be granted to Tenant in connection with the particular extension option with respect to which Tenant has given its non-binding notice). The
calculation of Market Rate shall also be based on the assumption that there will be no financial escalation of Rent or stepping of Rent or inii1 increases over time. The calculation of Market Rate shall also take into account that Tenant pays
Tenant’s Proportionate Share of the Operating Costs and Taxes in each fiscal year. M used herein, the term “comparable space” means similar size space in office buildings in the central business district of Chicago where the Building
is located, which are comparable to the Building in reputation, quality, age, size, location, and level and quality of services provided, and which have similar occupancy of the Building, but excluding those leases where tenants have an equity
interest in the building. 
  
 B. Each option to extend shall be
exercised by Tenant giving non-binding notice to Landlord not later than eighteen (18) months prior to the end of the initial Term (or 18 months prior to the end of the first, second, or third extensions thereof, as the case may be), to extend the
Term of this Lease (the “Extension Notice”). Thereafter, the Market Rate for the particular Extension Term shall be calculated pursuant to Paragraph 30.G. Such calculation shall reflect the Market Rate that would be payable per annum for a
term commencing on the first day of the particular Extension Term with respect to which the calculation is being made, provided that such recalculation shall be final and shall not be recalculated at the actual commencement of such Extension Term.
If Tenant fails to timely give the Extension Notice, Tenant will be deemed to have waived such option to extend. If Tenant fails to exercise any particular option to extend set forth herein, then all subsequent options to extend the Term shall
expire. 
  
 35. RIGHT OP FIRST OFF PURCHASE. 
  
 A. Right of First Offer. Subject to and upon the terms and conditions
hereinafter set forth, Landlord hereby grants to Tenant the right of first offer (herein sometimes called the (“Right of First Offer”) during the Term (including any Extension Term) to purchase the Building and Land, or any portion
thereof or interest therein (herein referred to as the 

  

 47 

 
“Offered Property”) in the event Landlord elects, at any time daring the Lease Term, to offer the Offered Property for sale. If, during the
Lease Term, Landlord elects to offer the Offered Property for Sale, Landlord shall give written notice (“Notice of Offer”) to Tenant setting forth the cash price at which Landlord intends to offer the Offered Property for sale,
together with the other material terms and conditions of such offer (herein called the Offer’). Tenant shall have the right, at its option, exercisable as hereinafter provided, to purchase the Offered Property for the price and on the same
terms and conditions set forth In the Offer. 
  
 B.
Exercise. Provided that all the Expansion Conditions are then satisfied, the Right of First Offer shall be exercised, if at all, by Tenant giving written notice of exercise thereof (a “First Offer Notice”) to Landlord within
30 calendar days (the “First Offer Notice Period”) after receipt by Tenant of the Notice of Offer and pursuant to Paragraph 35.A. If Tenant provides Landlord with a First Offer Notice, Tenant shall have three (3) months to close
under the terms of the Offer. If Tenant fails to close within such period, then Tenant’s Right of First Offer shall terminate. 
  
 C. Non-Exercise. In the event Tenant does not timely exercise its Right of First Offer with respect to any Notice of Offer, Landlord shall have six
(6) months to market the Offered Property covered by the subject Offer to any third party who is willing to purchase the Offered Property in accordance with such Offer. If no contract is executed within said six (6) month period, Tenant’s Right
of First Offer with respect to the Offered Property shall be reinstated. Should Landlord materially change the economic or financial terms of the Offer presented to Tenant, or enter into a contract or contract amendment which materially changes the
economic or financial terms of the Offer presented to Tenant, then such modified or amended Offer or contract, as the case may be, shall constitute a new Offer hereunder and Tenant’s Right of First Offer shall apply thereto, obligating Landlord
to present such new Offer to Tenant and entitling Tenant the right to exercise the Right of First Offer as to such new Offer in the manner hereinbefore provided. For the purposes of this Paragraph 35.C., a “material” change in the economic
terms of the Offer shall mean a change in the total economic terms of the Offer of greater than or equal to 3%. In the event of any sale to a third party in accordance with the requirements of this Paragraph 35, upon the closing of such purchase
this Right of First Offer shall be deemed to automatically expire with respect to the Offered Property and Tenant, at Landlord’s request, shall promptly execute and deliver to Landlord an instrument releasing and quitclaiming any and all
interest Tenant would otherwise have under this Paragraph 35 to the purchaser of the Offered Property. 
  
 D. Third Party Offers. Any offer made by a third party to Landlord for the purchase of the Offered Property, other than in lieu of condemnation,
shall give Tenant the same rights under this Paragraph 35 as if such offer were an offer made by Landlord for the sale of the Offered Property. 
  
 E. Exceptions to Right of First Offer. Tenant’s Right of First Offer shall not apply to: (a) any Offered Property acquired by a third party in
a condemnation proceeding or a conveyance in lieu of condemnation; (b) any conveyance resulting from the foreclosure of a mortgage or other instrument encumbering the Offered Property, or any deed (or transfer or other form of conveyance or
assignment) given or made in lieu of such foreclosure; (c) any transfer by a partnership to any of its partners; (d) any transfer between or among partners; (e) any transfer 
  

 48 

 
to an affiliate of Landlord. As used herein the term “affiliate” means any equity holder of the transferring entity, any corporation or entity
owned or controlled, directly or indirectly by the transferring entity. 
  
 36. CONSENTS. Whenever under any terms or provisions of this Lease either party’s consent or approval is required or requested or performance by either party of any act or other matter or thing is to be to the satisfaction of or
acceptable to the other party, such consent or approval shall not be unreasonably withheld or delayed and such party shall not be unreasonable in withholding its satisfaction or acceptance, always excepting any instance where it is provided that
such party may act arbitrarily or at its discretion and any instance in which specific standards for consent or approval are provided In this Lease. 
  
 37. TAX CONSEQUENCE OFFSET. Pursuant to the Contribution Agreement and the terms of that certain Amended and Restated Limited Liability Company
Agreement for 35 W. Wacker Venture L.L.C. (the “Venture Agreement”), dated of even date hereof, Landlord has agreed to comply with the Transfer Prohibition (as defined in the Venture Agreement) and to maintain a level of non-recourse debt
against the Building and the Land sufficient to avoid any adverse tax consequences to Tenant throughout the Restrictive Period (as defined in the Venture Agreement). Pursuant to Section 25 of the Venture Agreement, Landlord has agreed to indemnify
Tenant against (I) any violations of the Transfer Prohibition and (ii) Landlord’s failure to comply with the aforementioned debt maintenance requirement. In order to secure Landlord’s indemnity obligations under Section 25 of the Venture
Agreement, Landlord and Tenant hereby acknowledge and agree that Tenant shall be permitted to offset against Rent accruing under this Lease if Landlord fails to make any payments in respect of amounts due under the indemnification provisions of
Section 25 of the Venture Agreement, an amount equal to the indemnification payments to have been made under said Section 25. Such offset shall be made against Rent next becoming due under this Lease until the offset is fully exhausted.
Notwithstanding the foregoing, such offset shall be limited to a maximum of $9,200,000.00. 
  
 38. FINANCIAL FORMATION. During each Calendar Year of the Term of this Lease, upon not less than thirty (30) nor more than sixty (60) days written notice from Landlord to Tenant, Landlord and Landlord’s
lender may review Tenant’s audited financial statements for the then most recent Calendar Year (to the extent available) at the Premises and under Tenant’s supervision (the ‘Financial Review”). Except as provided below, Landlord
and Landlord’s lender shall not perform a Financial Review more than once per Calendar Year (the “Annual Financial Review”) during the Term hereof and Landlord and Landlord’s lender shall not be entitled to copies of such audited
financial statements or any supporting documentation. Each Annual Financial Review shall be subject to the Confidentiality Requirements set forth in Paragraph 33 herein. In addition to the Annual Financial Review, Landlord shall have a one time
right to conduct a Financial Review, subject to the Confidentiality Requirements, under each of the following circumstances: (I) with the lead underwriter who is managing the underwriting of securities to be offered in connection with the transfer
of the ownership interests in the Landlord or the Property to a real estate investment trust or partnership controlled by a real estate investment trust pursuant to the terms of the Venture Agreement; and (ii) following the expiration of the
Restrictive Period, with the purchaser or a representative of the purchaser in connection with the sale of the Building after the Restrictive Period. If Landlord foregoes its Annual Financial Review for any Calendar Year, Landlord shall, also have
the one time right in that Calendar Year to conduct a Financial Review, subject to the Confidentiality Requirements, under either circumstance (i) or circumstance (ii) above. 
  

 49 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first above written.

  

	LANDLORD:	  	 35 W. WACKER VENTURE L.L.C.,
 a Delaware limited liability company

			
	 	  	 By:
	  	 SOFI IV ARIZONA, INC.,
 a Maryland Corporation, its manager

			
	 	  	 By:
	  	 /s/    Jerome C. Silvey

	 	  	 Name:
	  	 Jerome C. Silvey

	 	  	 Title:
	  	 Senior Vice President

		
	TENANT:	  	 LEO BURNETT COMPANY, INC.,
 a Delaware limited liability company

			
	 	  	 By:
	  	 Illegible

	 	  	 Name:
	  	 Illegible

	 	  	 Title:
	  	 Vice Chairman and Chief Administrative Officer

  

 50 

 EXHIBIT A 
  
 LEGAL DESCRIPTION OF REAL PROPERTY 
  
 LOTS 1, 3 AND 4 IN THE LEO BURNETT RESUBDIVISION OF A TRACT OF LAND IN THE EAST HALF OF TEE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 14,
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 15, 1990 AS DOCUMENT NUMBER 90117214, IN COOK COUNTY, ILLINOIS. 
  

	PIN.:	LOT 1        17-09-426-030 

	    	LOT 3        17-09-426-032 

	    	LOT 4        17-09-426-033 

  
 (Common Street Address 35 W. Wacker Drive, Chicago, Illinois)

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00059-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00059-of-00352.parquet"}]]