Document:

Lease Agreement

 Exhibit 10.17 
 COMMERCIAL LEASE 
 AGREEMENT 

AMB PARTNERS II LOCAL, L.P. 
 Landlord 
 AND 

POWER GREAT LAKES, INC. 
 Tenant 

			
	 STANDARD INDUSTRIAL LEASE AGREEMENT
  

GROSS
	  	 Property Address: 1455 Michael Drive
                                  Wood
Dale, Illinois 60191
  
 Execution Copy Date: August 28,
2006

 LEASE AGREEMENT 
 THIS LEASE AGREEMENT (“Lease”), made and entered into by and between, AMB PARTNERS II LOCAL, L.P., a Delaware limited partnership, or its assigns, hereinafter referred to as
“Landlord”, and POWER GREAT LAKES, INC., an Illinois corporation, hereinafter referred to as “Tenant” ; 

WITNESSETH: 

1. PREMISES AND TERM. In consideration of the mutual obligations of Landlord and Tenant set forth herein, Landlord leases to
Tenant, and Tenant hereby takes from Landlord the Premises situated within the County of DuPage, State of Illinois, more particularly described and depicted on Exhibit “A” attached hereto and incorporated herein by reference, commonly
known as 1455 Michael Drive, Wood Dale, Illinois, and consisting of approximately 89,835 square feet (the “Premises”), contained within a single tenant building (the “Building”), to have and to hold, subject to the terms,
covenants and conditions in this Lease. The term of this Lease shall commence on the “Commencement Date” hereinafter set forth and shall end on September 30, 2008. 

The Commencement Date shall be September 1, 2006. Tenant acknowledges that (i) it has inspected and accepts the
Premises in its as-is, where-is condition, with all faults, (ii) the Building and improvements comprising the same are suitable for the purpose for which the Premises are leased, (iii) the Premises are in good and satisfactory condition,
and (iv) no representations as to the repair of the Premises, nor promises to alter, remodel or improve the Premises have been made by Landlord (unless otherwise expressly set forth in this Lease). If this Lease is executed before the Premises
become vacant or otherwise available and ready for occupancy, or if any present Tenant or occupant of the Premises holds over, and Landlord cannot, using good faith efforts, acquire possession of the Premises prior to the date above recited as the
Commencement Date of this Lease, Landlord shall not be deemed to be in default hereunder nor in any way liable to Tenant because of such failure, and Tenant agrees to accept possession of the Premises at such time as Landlord is able to tender the
same, which date shall thenceforth be deemed to be the “Commencement Date”; and the term of this Lease automatically shall be extended so as to include the full number of months hereinbefore provided for (as well as provide for a total of
two (2) months of free rent), except that if the Commencement Date is other than the first day of a calendar month such term also shall be extended for the remainder of the calendar month in which possession is tendered. Landlord hereby waives
payment of rent covering any period prior to such tendering of possession. Notwithstanding the foregoing, in the event Landlord fails to provide possession to Tenant on or before October 1, 2006, Tenant shall have the option to terminate this Lease
without further liability. After the Commencement Date, Tenant shall, upon demand, execute and deliver to Landlord a letter of acceptance of delivery of the Premises. 
 Notwithstanding the foregoing, Landlord agrees to professionally inspect, repair and/or replace, as needed, all HVAC units, the plumbing system, the electrical system (including all lights and ballasts),
the dock doors and levelers to insure that same are in good working order as of the Commencement Date. 
 2. GROSS RENT AND SECURITY DEPOSIT.

 A. Tenant agrees to pay to Landlord gross rent for the Premises (“Gross Rent”), in advance,
without demand, deduction or set off, in accordance with the following schedule: 
  

			
	 Time Period
	  	 Monthly Gross Rent

		
	 September 1, 2006 - September 30, 2006
	  	No Gross Rent owed by Tenant (Tenant only responsible for payment of utilities)
		
	 October 1, 2006 – January 31, 2007
	  	$29,945.00
		
	 February 1, 2007 – February 28, 2007
	  	No Gross Rent owed by Tenant (Tenant only responsible for payment of utilities)
		
	 March 1, 2007 – September 30, 2007
	  	$29,945.00
		
	 October 1, 2007 – September 30, 2008
	  	$33,688.00

 
 One such monthly installment
shall be due and payable on the date hereof and future monthly installments shall be due and payable on or before the first day of each calendar month succeeding the Commencement Date, except that all payments due hereunder for any fractional
calendar month shall be prorated. The parties acknowledge and agree that this Lease is a Gross lease, and while Tenant shall be responsible for paying for its utilities, snow removal and any other items that Tenant is responsible for performing
under this Lease, Landlord shall not charge Tenant for Taxes (as defined in Paragraph 3A below) payable by Landlord pursuant to Paragraph 3A below, the cost to Landlord of administering and maintaining any insurance pursuant to Paragraph 9 below, or
the cost to Landlord of maintaining the common areas in accordance with Paragraph 4 below, or for other costs and expenses not specifically set forth in this Lease. 

B. In addition, Tenant agrees to deposit with Landlord on the date hereof the sum of Thirty-Three Thousand Six Hundred
Eighty-Eight and 00/100 Dollars ($33,688.00) (the “Security Deposit”) which shall be held by Landlord, without obligation for interest, as security for the performance of Tenant’s obligations under this Lease, it being expressly
understood and agreed that this Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of an event of default, Landlord may use all or part of the Security Deposit to
pay past due rent or other payments due Landlord under this Lease, and the cost of any other damage, injury, expense or liability caused by such event of default without prejudice to any other remedy provided herein or provided by law. On demand,
Tenant shall pay Landlord the amount that will restore the Security Deposit to its original amount. Subject to the terms and conditions contained herein, The Security Deposit shall be deemed the property of Landlord, but any remaining balance of
such Deposit shall be returned by Landlord to Tenant within thirty (30) days after the termination or expiration of this Lease. 
 3.
TAXES. 
 A. Landlord, at its own cost and expense, agrees to pay all taxes (including real estate taxes),
assessments and governmental charges of any kind and nature that accrue against the Premises, and/or the land and/or improvements of which the Premises and Building are a part (collectively referred to herein as “Taxes”). If at any time
during the term of this Lease, there shall be levied, assessed or imposed on Landlord a capital levy or other tax directly on the rents received therefrom and/or a franchise tax assessment, levy or charge measured by or based, in whole or in part,
upon such rents from the Premises and/or the land and improvements of which the Premises are a part, then all such taxes, assessments, levies or charges, or the part, thereof so measured or based, shall be deemed to be included within the term
“Taxes” for the purposes hereof. The Landlord shall have the right to employ a tax consulting firm to attempt to assure a fair tax burden on the Building and grounds within the applicable taxing jurisdiction. 

B. Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the
Premises. If any such taxes are levied or assessed against Landlord or Landlord’s property and (i) Landlord pays the same or (ii) the assessed value of Landlord’s property is increased by inclusion of such personal property and
fixtures and Landlord pays the increased taxes, then, upon demand Tenant shall pay to Landlord such taxes. 

  
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 4. LANDLORD’S REPAIRS. 

A. Landlord, at its own cost and expense, shall maintain the roof, skylights, if any, foundation and the structural
soundness of the exterior walls of the Building in good repair, reasonable wear and tear excluded. The term “walls” as used herein shall not include windows, glass or plate glass, doors, special store fronts or office entries. Tenant shall
immediately give Landlord written notice of defect or need for repairs, after which Landlord shall have reasonable opportunity to repair same or cure such defects. 

B. Landlord, at its own cost and expense, shall perform all necessary repairs and replacements to all building systems
and equipment within the Premises (including furnace, HVAC, water heater and other systems), and, shall perform the paving, floor slab, common area, and landscape replacement and maintenance (excluding the removal of snow and ice from the parking
areas, sidewalks driveways and alleys surrounding the Building, which is Tenants responsibility under Paragraph 5A below), exterior painting and common sewage line plumbing (provided that if a repair is necessitated by damage caused by the
intentional acts or negligence of Tenant, its agents, employees, invitees, licensees or contractors, Tenant shall bear one hundred percent (100%) of such cost which cost shall include an administration and supervision fee of fifteen percent
(15%) of the cost thereof). 
 C. Any costs owed by Tenant under this Paragraph 4 shall be paid within ten
(10) days following Tenant’s receipt of an invoice from Landlord. 
 5. TENANT’S REPAIRS. 

A. Tenant, at its own cost and expense, shall (i) promptly make all necessary repairs and replacements to the
Premises, except for those required to be made by the Landlord pursuant to Paragraph 4, above, and (ii) keep the parking areas, sidewalks, driveways and alleys surrounding the Premises in a clean and sanitary condition and shall remove all
snow, ice and rubbish from same. 
 B. Tenant shall use equipment and fixtures which avoid damage to the floor
slab. In addition, Tenant agrees not to overload the floor slabs in any way so as to cause damage to the slab or the foundation and shall be responsible for any damage to the floor slab resulting from its actions or the actions of its employees,
agents or contractors. 
 C. Tenant, at its cost and expense, shall enter into a regularly scheduled preventive
maintenance/service contract with a maintenance contractor for servicing all hot water, heating and air conditioning systems and equipment within the Premises. The service contract will include all services suggested by the equipment manufacturer in
its operations/maintenance manual and an executed copy of such contract will be provided to Landlord. 
 6.
ALTERATIONS. Tenant shall not make any alterations, additions or improvements to the Premises without the prior written consent of Landlord. Notwithstanding the foregoing, Tenant shall have the right to install mechanical systems that are
non-structural in nature for Tenant’s operations so long as Tenant obtains Landlord’s prior written approval of same and Tenant complies with all terms and conditions of this Paragraph 6. Additionally, Tenant shall remove such mechanical
systems at the expiration or earlier termination of the Lease and restore the Premises to their original condition if Landlord informs Tenant at any time during the term of the Lease of this requirement. Any alterations, additions or improvements
performed by Tenant shall be in accordance with all of the terms and conditions of this Paragraph 6. All work to be performed by Tenant under this Paragraph 6 shall be performed in accordance with plans and specifications approved in advance by
Landlord and in compliance with all applicable codes, rules, regulations, ordinances and laws by licensed contractors who are approved in advance by Landlord and who carry policies of workers’ compensation and liability insurance in minimum
coverage amounts acceptable to Landlord. Tenant shall furnish copies of insurance certificates evidencing the required insurance coverage prior to commencing any work and Landlord shall be designated as an additional insured on such certificates.
Tenant shall furnish to Landlord written evidence of security to assure Landlord that all work performed pursuant to this Paragraph shall be free and clear of all mechanic’s liens or other liens, encumbrances, security interests and charges.
Tenant shall indemnify, defend, protect and hold Landlord Entities harmless from and against any and all costs (including attorneys’ fees and court costs), losses, expenses, damages and other liabilities arising out of or in connection with the
work performed in accordance with this Paragraph. Tenant, at its own cost and expense, may erect such shelves, bins machinery and trade fixtures as it desires provided that (a) such items do not alter the basic character of the Premises or the
building and/or improvements of which the Premises arc a part, (b) such items do not overload or damage the same, (c) such items may be removed without injury to the Premises, and (d) the construction, erection or installation thereof
complies with all applicable governmental laws, ordinances, regulations and with Landlord’s specifications and requirements. All alterations, additions, improvements and partitions erected by Tenant shall be and remain the property of Tenant
during the term of this Lease. All shelves, bins, machinery and trade fixtures installed by Tenant shall be removed on or before the earlier to occur of the date of termination of this Lease or vacating the Premises, at which time Tenant shall
restore the Premises to their original condition. All alterations, installations, removals and restoration shall be performed in a good and workmanlike manner so as not to damage or alter the primary structure or structural qualities of the Building
and other improvements situated on the Premises or of which the Premises are a part. 
 7. SIGNS. Tenant shall not
install any signs upon the Premises without the prior written consent of Landlord. Any signs shall be removed at Tenant’s cost upon termination or expiration of this Lease. Tenant shall repair, paint, and/or replace the building facial surface
to which its signs are attached upon vacation of the Premises, or the removal or alteration of its signage. Tenant shall not (i) make any changes to the exterior of the Premises, (ii) install any exterior lights, decorations, balloons,
flags, pennants, banners or painting, or (iii) erect or install any signs, windows or door lettering, placards, decorations or advertising media of any type which can be viewed from the exterior of the Premises, without Landlord’s prior
written consent. All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security installations visible from outside the Premises shall conform in all respects to the criteria established by Landlord.

 8. UTILITIES. Landlord agrees to provide normal water service to the Premises. Tenant shall pay for all water, gas,
heat, light, power, telephone, sewer, sprinkler charges and other utilities and services used on or at the Premises, together with any taxes, penalties, surcharges or the like pertaining to the Tenant’s use of the Premises, and any maintenance
charges for utilities. 
 9. INSURANCE. 
 A. Landlord, at its own cost, shall maintain insurance covering the Building in an amount not less than eighty percent (80%) of the “replacement cost” thereof insuring against the perils of
Fire, Lightning, Extended Coverage Vandalism and Malicious Mischief, Liability and Rental Interruption and such other insurance as Landlord shall deem necessary. 

B. Tenant, at its own expense, shall maintain during the term of this Lease a policy or policies of worker’s
compensation and comprehensive general liability insurance, including personal injury and property damage, with contractual liability endorsement, in the amount of One Million Dollars ($1,000,000.00) for property damage and Five Million Dollars
($5,000,000) per occurrence for personal injuries or deaths of persons occurring in or about the Premises. Tenant, at its own expense, also shall maintain during the term of this Lease, fire and extended coverage insurance covering the replacement
cost of (i) all alterations, additions, partitions and improvements installed or placed on the Premises by Tenant or by Landlord on behalf of Tenant and (ii) all of Tenant’s personal property contained within the Premises, and
business interruption insurance insuring loss of profits in the event of an insured peril damaging the Premises. If, in the reasonable opinion of Landlord’s insurance advisor, the amount or scope of such coverage is deemed inadequate at any
time during the term of the Lease, Tenant shall increase such coverage to such reasonable amounts or scope as Landlord’s advisor reasonably deems adequate. Said policies shall (i) name Landlord as an additional insured (except for the
worker’s compensation policy, which instead shall include waiver of subrogation endorsement in favor of Landlord), (ii) be issued by an insurance company which is licensed to do business in the State of Illinois, rated A: VII or better by
Best’s Key Rating Guide and is otherwise acceptable to Landlord, and (iii) provide that said insurance shall not be canceled unless thirty (30) days prior written notice shall have been given to Landlord. Said policies shall provide
primary coverage to Landlord; when any policy issued to Landlord is 

  
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similar or duplicate in coverage, Landlord’s policy shall be excess over Tenant’s policies. Said policy or policies, or certificates thereof, shall be delivered to Landlord by Tenant
upon commencement of the term of the Lease and upon each renewal of said insurance. 
 C. Tenant will not permit
the Premises to be used for any purpose or in any manner that would (i) void the insurance thereon, (ii) increase the insurance risk, or (iii) cause the disallowance of any sprinkler credits, including, without limitation, use of the
Premises for the receipt, storage or handling of any product, material or merchandise that is explosive or highly inflammable. If any increase in the cost of any insurance on the Premises or the Building is caused by Tenant’s use of the
Premises, or because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. 
 10. FIRE
AND CASUALTY DAMAGE. 
 A. If the Premises or the Building should be damaged or destroyed by fire or other
peril, Tenant immediately shall give written notice to Landlord. If the buildings situated upon the Premises or of which the Premises are a part should be totally destroyed by any peril covered by the insurance to be provided by Landlord under
Paragraph 9A, above, or if they should be so damaged thereby that, in Landlord’s estimation, rebuilding or repairs cannot be completed within one hundred twenty (120) days after the date of such damage, this Lease shall terminate and the
rent shall be abated during the unexpired portion of this Lease effective upon the date of the occurrence of such damage. 
 B. If the Building should be damaged by any peril covered by the insurance to be provided by Landlord under Paragraph 9A, above, and in Landlord’s estimation, rebuilding or repairs can be
substantially completed within one hundred twenty (120) days after the date of such damage, this Lease shall not terminate, and Landlord shall restore the Premises to substantially its previous condition, except that Landlord shall not be
required to rebuild, repair or replace any part of the partitions, fixtures, additions and other improvements that may have been constructed, erected or installed in, or about the Premises or for the benefit of, or by or for Tenant. If such repairs
and rebuilding have not been substantially completed within one hundred twenty (120) days after the date of such damage (subject to delays outside of Landlord’s control), Tenant, as Tenant’s exclusive remedy, may terminate this Lease
by delivering written notice of termination to Landlord in which event the rights and obligations hereunder shall cease and terminate. In the event of an insurance claim that results from the acts or omissions of Tenant or its agents, employees,
invitees, licensees or contractors, Tenant shall be liable for payment of any deductible under any of Landlord’s insurance policies with respect to the Premises. 

C. Notwithstanding anything herein to the contrary, in the event the holder of any indebtedness secured by a mortgage or
deed of trust covering the Premises requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within sixty (60) days
after such requirement is made known by any such holder, whereupon all rights and obligations hereunder shall cease and terminate. 
 D. Anything in this Lease to the contrary notwithstanding, Landlord and Tenant hereby waive and release each other of and from any and all rights of recovery, claim, action or cause of action, against
each other, their agents, officers and employees, for any loss or damage that may occur to the Premises, improvements to the Building, or personal property (building contents) within the building and/or Premises, for any reason regardless of cause
or origin, to the extent covered by the insurance required to be maintained hereunder. Each party to this Lease agrees immediately after execution of this Lease to give each insurance company, which has issued to it policies of fire and extended
coverage insurance, written notice of the terms of the mutual waivers contained in this subparagraph, and if necessary, to have the insurance policies properly endorsed. 

E. If the Premises are damaged by any peril not covered by the insurance to be provided by Landlord under Paragraph 9A,
above and the cost to repair such damage exceeds any amount Tenant may elect to contribute, Landlord may elect either to commence to repair and restore the Premises, in which event this Lease shall remain in full force and effect, or not to repair
and restore the Premises, in which event this Lease shall terminate. 
 11. LIABILITY AND INDEMNIFICATION. Tenant shall
indemnify and hold Landlord, Landlord’s affiliates, lenders, and the officers, directors, shareholders, partners, employees, managers, contractors, attorneys and agents of the foregoing (collectively, “Landlord Entities”) harmless
from and defend Landlord Entities against (a) any and all claims or liability for any injury or damage (i) to any person or property whatsoever occurring in, on or about the Premises or any part thereof and/or of the Building, including
without limitation elevators, stairways, passageways or hallways, the use of which Tenant may have in accordance with this Lease, when such injury or damage shall be caused by the act, neglect, fault of, or omission of any duty with respect to the
same by Tenant, its agents, servants, employees, or invitees, (ii) arising from the conduct of management of any work done by the Tenant in or about the Premises, and (iii) arising from transactions of the Tenant, and (b) all costs,
counsel fees, expenses and liabilities incurred in connection with any such claim or action or proceeding brought with respect to subparagraph (a). Except to the extent caused by the gross negligence or willful misconduct of Landlord, neither
Landlord nor Landlord Entities shall be liable for and Tenant waives any claims against Landlord and Landlord Entities for injury or damage to the person or the property of Tenant, Tenant’s employees, contractors, invitees, customers or any
other person in or about the Premises, the Building or the common areas surrounding same from any cause whatsoever, including, but not limited to, damage or injury which is caused by or results from (i) fire, steam, electricity, gas, water or
rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, heating, ventilating, air conditioning or lighting fixtures or (ii) from the condition of the Premises, other portions of
the Building or the common areas surrounding same. Landlord shall not be liable for any damages arising from any act or neglect of any other tenants of Landlord or any subtenant or assignee of such other tenants. Notwithstanding Landlord’s
negligence, gross negligence, or breach of the Lease, Landlord shall under no circumstances be liable for (a) injury to Tenant’s business, for any loss of income or profit therefrom or any indirect, consequential or punitive damages or
(b) any damage to property or injury to persons arising from any act of God, such as earthquakes, hurricanes, floods, etc. The provisions of this Paragraph 11 shall survive the expiration or termination of this Lease with respect to any claims
or liability occurring prior to such expiration or termination. 
 12. USE. The Premises shall be used only for the
purpose of receiving, storing, shipping and selling (other than retail) products, materials and merchandise made and/or distributed by Tenant and for such other lawful purposes as may be incidental thereto. Outside storage, including, without
limitation, storage of trucks and other vehicles, is prohibited without Landlord’s prior written consent. Tenant shall have the exclusive right to use, the parking areas serving the Building. Tenant shall comply with all governmental laws,
ordinances and regulations applicable to the use of the Premises, and promptly shall comply with all governmental orders and directives for the correction, prevention and abatement of nuisances in or upon, or connected with, the Premises, all at
Tenant’s sole expense. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise or vibrations to emanate from the Premises, nor take any other action that would constitute a nuisance or would disturb, unreasonably
interfere with, or endanger Landlord. No pets or other animals of any kind shall be permitted on the Premises or any parking areas adjacent to the Premises. Tenant shall pay the cost of any modifications to the Premises, the Building and the common
areas required as a result of Tenant’s particular use of the Premises. 
 13. INSPECTION. Landlord and
Landlord’s agents and representatives shall have the right to enter the Premises upon reasonable prior notice during business hours, unless an emergency, to inspect the Premises and to make such repairs as may be required or permitted pursuant
to this Lease. During the period that is six (6) months prior to the end of the Lease term, upon telephonic notice to Tenant, Landlord and Landlord’s representatives may enter the Premises during business hours for the purpose of showing
the Premises. In addition, Landlord shall have the right to erect a suitable sign on the Premises stating the Premises are available. Prior to the expiration of the Term of this Lease, Tenant and Landlord shall arrange to meet for a joint inspection
of the Premises prior to vacating for the purpose of determining any repairs that are necessary and restoration of the Premises. 
 14. ASSIGNMENT AND SUBLETTING. 
 A. Tenant shall not have
the right to assign, sublet, transfer or encumber this Lease, or any interest therein without the prior written consent of Landlord which shall not be unreasonably withheld or delayed. A change in the control of Tenant shall constitute an assignment
requiring Landlord’s consent. The transfer, on a cumulative basis, of 25% or more of the voting or management control of Tenant shall constitute a change in control for this purpose. Any 

  
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attempted assignment, subletting, transfer or encumbrance by Tenant in violation of the terms and covenants of this Paragraph shall be void. In the event Tenant desires to sublet the Premises, or
any portion thereof, or assign this Lease. Tenant shall give written notice thereof to Landlord within a reasonable time prior to the proposed commencement date of such subletting or assignment which notice shall set forth the name of the proposed
sublessee or assignee, the relevant terms of any sublease and copies of financial reports and other relevant financial information of the proposed sublessee or assignee. 

B. In addition to, but not in limitation of, Landlord’s right to approve of any sublessee or assignee, Landlord
shall have the option, in its sole discretion, in the event of any proposed subletting or assignment, to terminate this Lease, or in case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be
sublet, as of the date the subletting or assignment is to be effective. The option shall be exercised if at all, by Landlord giving Tenant written notice thereof within sixty (60) days following Landlord’s receipt of Tenant’s written
notice as required above. If this Lease shall be terminated with respect to the entire demised Premises, pursuant to this Paragraph, the term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the sublease or
assignment as if that date had been originally fixed in this Lease for the expiration of the term hereof; provided, however, that effective on such date Tenant shall pay Landlord all amounts, as estimated by Landlord, payable by Tenant to such date
with respect to taxes, insurance, repairs, maintenance, restoration and other obligations, costs or charges which are the responsibility of Tenant hereunder. Further, upon any such cancellation Landlord and Tenant shall have no further obligations
or liabilities to each other under this Lease, except with respect to obligations or liabilities which accrued hereunder as of such cancellation date (in the same manner as if such cancellation date were the date originally fixed in this Lease of
the expiration of the term hereof). If Landlord recaptures under this Paragraph only a portion of the Premises, the rent during the unexpired term hereof shall abate proportionately based on the rent per square foot contained in this Lease as of the
date immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding commission obligation on the part of Landlord with respect to this Lease, and any commissions which may be due and owing
as a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant thereto and rented by Landlord to the proposed Tenant or any other tenant. 

C. If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, 11 U.S.C. §
101 et. seq. (the “Bankruptcy Code”), any and all monies or other consideration payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of
Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any and all monies or other considerations constituting Landlord’s property under the preceding sentence not paid or
delivered to Landlord shall be held in trust for the benefit of Landlord and be promptly paid or delivered to Landlord. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code, shall be deemed, without
further act or deed, to have assumed all of the obligations arising under this Lease on and after the date of such assignment. Any such assignee shall upon demand execute and deliver to Landlord an instrument confirming such assumption. 

D. Notwithstanding the foregoing. Tenant shall have the right to assign this Lease to any affiliate (as such term is
defined in the Securities Act of 1933) provided that such assignment is in form satisfactory to Landlord. Any assignee, sublessee or transferee of Tenant’s interest in this Lease (all such assignees, sublessees and transferees being hereinafter
referred to as “Transferees”), by assuming Tenant’s obligations hereunder, shall assume liability to Landlord for all amounts paid to persons other than Landlord by such Transferees in contravention of this Paragraph. No assignment,
subletting or other transfer, whether consented to by Landlord or not or permitted hereunder shall relieve Tenant of its liability hereunder. If an event of default occurs while the Premises or any part thereof are assigned or sublet, then Landlord,
in addition to any other remedies herein provided, or provided by law, may collect directly from such Transferee all rents payable to the Tenant and apply such rent against any sums due Landlord hereunder. No such collection shall be construed to
constitute a novation or a release of Tenant from the further performance of Tenant’s obligations hereunder. 
 E. Tenant shall reimburse Landlord for all costs and expenses, including reasonable attorneys’ fees, incurred by Landlord in connection with or resulting from a request by Tenant to assign, sublet,
transfer or encumber this Lease, or any interest therein. Tenant shall reimburse Landlord for such costs and expenses within fifteen (15) days of receipt of an invoice for same. 

F. In the event that Tenant subleases all or a portion of the Premises pursuant to a sublease approved in writing by
landlord and such sublease provides for the payment of a gross rental (including base rent, taxes, insurance and other costs payable under Paragraph 2 of the Lease) and any other consideration owing to Tenant in connection with the sublease that
exceeds the aggregate payments owed by Tenant for such portion of the Premises pursuant to Paragraph 2 of this Lease, Tenant shall pay to Landlord at the commencement of the term of the sublease the amount of such excess. In addition, in the event
that Tenant assigns the Lease pursuant to an assignment approved in writing by Landlord (other than an assignment permitted under Paragraph 14D of the Lease) and Tenant receives consideration for such assignment, Tenant shall pay to Landlord the
amount of such consideration upon Landlord’s execution of a written consent to the assignment. The failure of Tenant to make such payment in a timely manner shall constitute an event of default under this Lease. 

15. CONDEMNATION. If more than twenty percent (20%) of the Premises are taken for any public or quasi-public use under
governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Condemnation Event”) and the Condemnation Event prevents or materially interferes with the use of the Premises for the
purpose for which they were leased to Tenant, this Lease shall terminate and the rent shall be abated during the unexpired portion of this Lease, effective on the first to occur of the following: (a) the date on which the condemning or
purchasing authority occupies the Premises (or portion thereof); or (b) the date on which the condemning or purchasing authority requires that the Premises (or portion thereof) be vacated, but at all times Tenant shall be provided with no less
than sixty (60) days notice to vacate. If less than twenty percent (20%) of the Premises are taken after the Condemnation Event, this Lease shall not terminate, but the rent payable hereunder during the unexpired portion of this Lease
shall be reduced to such extent as may be fair and reasonable under all of the circumstances. All compensation, awards or damages in connection with or resulting from a Condemnation Event (the “Award”) shall be paid to and be the sole
property of Landlord, whether the Award is made as compensation for diminution in value of the leasehold estate, the fee interest in the Premises, or some other aspect of value associated with the Premises Tenant further acknowledges and agrees that
Landlord shall have no monetary or other obligations to Tenant in connection with or with respect to a Condemnation Event or an early termination of the Lease that is triggered by a Condemnation Event in accordance with this Paragraph 15.
Notwithstanding anything to the contrary, Tenant shall have the right to lodge a separate claim for compensation due to such a taking from the condemning authority so long as the amount of the Award to Landlord is not reduced. 

16. HOLDING OVER. At the termination of this Lease by its expiration or otherwise, Tenant immediately shall deliver possession to
Landlord with all repairs and maintenance required herein to be performed by Tenant completed. If, for any reason, Tenant retains possession of the Premises or any part thereof after such termination, then Landlord may, at its option, serve written
notice upon Tenant that such holding over constitutes either (i) renewal of this Lease for one year, and from year to year thereafter, (ii) creation of a month to month tenancy, upon the terms and conditions set forth in this Lease, or
(iii) creation of a tenancy at sufferance, in any case upon the terms and conditions set forth in this Lease, provided, however, that the monthly rental or daily rental under (iii) shall, in addition to all other sums which are to be paid
by Tenant hereunder whether or not as additional rent, be equal to one and one half times (150%) the rental being paid monthly to Landlord under this Lease immediately prior to such termination (prorated in the case of (iii) on the basis of a
365 day year for each day Tenant remains in possession). If no such notice is served then a tenancy at sufferance shall be deemed to be created at the rent in the preceding sentence. Tenant shall also pay to Landlord all damages sustained by
Landlord resulting from retention of possession by Tenant, including the loss of any proposed subsequent tenant for any portion of the Premises. The provisions of this Paragraph shall not constitute a waiver by Landlord of any right of re-entry as
herein set forth; nor shall receipt of any rent or any other act in apparent affirmance of the tenancy operate as a waiver of the right to terminate this Lease for a breach of any of the terms, covenants, or obligations herein on Tenant’s part
to be performed. No holding over by Tenant, whether with or without consent of Landlord shall operate to extend this Lease except as otherwise expressly provided. The preceding provisions of this Paragraph 16 shall not be construed as consent for
Tenant to retain possession of the Premises in the absence of written consent thereto by Landlord. 
 17. QUIET
ENJOYMENT. Landlord covenants that on or before the Commencement Date it will have good title to the Premises, free and clear of all liens and encumbrances, excepting only the lien for current taxes not yet due, such mortgage or mortgages as are
permitted by the terms of this Lease, zoning 

  
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 ordinances and other building and fire ordinances and governmental regulations relating to
the use of such property, and easements restrictions and other conditions of record. Landlord represents that it has the authority to enter into this Lease and that so long as Tenant pays all amounts due hereunder and performs all other covenants
and agreements herein set forth, Tenant shall peaceably and quietly have, hold and enjoy the Premises for the term hereof without hindrance or molestation from Landlord, subject to the terms and provisions of this Lease. 

18. EVENTS OF DEFAULT. The following events (herein individually referred to as “event of default”) each shall be deemed
to be events of nonperformance by Tenant under this Lease: 
 A. Tenant shall fail to pay any installment of the
rent herein reserved when due, or any other payment or reimbursement to Landlord required herein when due, and such failure shall continue for a period of five (5) days from the date such payment was due; provided, however, that Tenant’s
failure to make a payment within this time period shall not be deemed an event of default for the first such occurrence during any twelve (12) month period of the Lease so long as payment is made within five (5) days after written notice
from Landlord; no further opportunity to cure shall be provided to Tenant during any twelve (12) month period of the Lease. 
 B. The Tenant or any guarantor of the Tenant’s obligations hereunder shall (i) become insolvent, (ii) admit in writing its inability to pay its debts, (iii) make a general assignment
for the benefit of creditors, (iv) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts under any law relating to bankruptcy, insolvency, reorganization or relief of debtors or seeking appointment of a receiver, trustee, custodian or other similar official for it or
for all or of any substantial part of its property, or (v) take any action to authorize or in contemplation of any of the actions set forth above in this Paragraph. 

C. Any case, proceeding or other action against the Tenant or any guarantor of the Tenant’s obligations hereunder
shall be commenced seeking (i) to have an order for relief entered against it as debtor or to adjudicate it a bankrupt or insolvent, (ii) reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts
under any law relating to bankruptcy, insolvency, reorganization or relief of debtors, or (iii) appointment of a receiver, trustee, custodian or other similar official for it or for all or any substantial part of its property, and such case,
proceeding or other action (a) results in the entry of an order for relief against it which it is not fully stayed within seven (7) business days after the entry thereof or (b) shall remain undismissed for a period of forty-five
(45) days. 
 D. Tenant shall (i) vacate all or a substantial portion of the Premises or
(ii) fail to continuously operate its business at the Premises for the permitted use set forth herein, whether or not Tenant is in default of the rental payments due under this Lease; provided, however, in any case, Tenant shall not be in
default under this Paragraph so long as it (x) continues to pay Rent, (y) regulate the temperature and utilities within the Premises in such a manner as to not cause damage thereto and otherwise continue to maintain the Premises in
accordance with the requirements of the Lease and (z) notifies Landlord of its intent with respect to (i) and (ii) above. 
 E. Tenant shall fail to discharge any lien placed upon the Premises in violation of Paragraph 21 hereof within twenty (20) days after any such lien or encumbrance is filed against the Premises.

 F. Tenant shall fail to comply with any term, provision or covenant of this Lease (other than those listed in
this Paragraph 18), and shall not cure such failure within thirty (30) days after written notice thereof to Tenant. Notwithstanding the foregoing, if the nature of Tenant’s obligation is such that more than thirty (30) days is
reasonably required to cure such failure, then Tenant shall have such time as is reasonably required provided Tenant commences such performance promptly after written notice from Landlord and thereafter diligently prosecutes the same to completion.

 G. Tenant shall fail to comply with the terms and provisions of Paragraph 24 hereunder. 

H. Tenant shall fail to deliver the estoppel certificate within the time provided in Paragraph 22D. 

19. REMEDIES. 
 A. Upon each occurrence of an event of default, Landlord shall have the option to pursue any one or more of the following remedies upon notice and demand, to the extent such notice and demand is required
by applicable laws: 
  

	 	(1)	 Terminate this Lease; and/or 

  

	 	(2)	 Enter upon and take possession of the Premises without terminating this Lease; and/or 

 

	 	(3)	 Alter all locks and other security devices at the Premises with or without terminating this Lease, and pursue, at Landlord’s option, one or
more remedies pursuant to this Lease, Tenant hereby specifically waiving any state or federal law to the contrary; and in any such event Tenant immediately shall surrender the Premises to Landlord, and if Tenant fails so to do Landlord, without
waiving any other remedy it may have, may enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or any part thereof, without being liable for prosecution or any claim of
damages therefor; and/or 

  

	 	(4)	 Maintain Tenant’s right to possession in which case this Lease shall continue in effect whether or not Tenant shall have abandoned the
Premises. In such event Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due. 

B. If Landlord terminates this Lease, at Landlord’s option, Tenant shall be liable for and shall pay to Landlord,
the sum of all rental and other payments owed to Landlord hereunder accrued to the date of such termination, plus, as liquidated damages, an amount equal to (1) the present value of the total rental and other payments owed hereunder for the
remaining portion of the Lease term, calculated as if such term expired on the date set forth in Paragraph 1, less (2) all amounts received by Landlord through reletting the Premises during such remaining term (but only to the extent of the
rent herein reserved). An action to collect amounts due by Tenant to Landlord under this subparagraph may be brought following termination of the Lease without the necessity of Landlord’s waiting until the expiration of the Lease Term.

 C. If Landlord repossesses the Premises without terminating the Lease, Tenant, at Landlord’s option,
shall be liable for and shall pay Landlord on demand all rental and other payments owed to Landlord hereunder, accrued to the date of such repossession, plus all amounts required to be paid by Tenant to Landlord until the date of expiration of the
term as stated in Paragraph 1, diminished by all amounts received by Landlord through reletting the Premises during such remaining term (but only to the extent of the rent herein reserved). Actions to collect amounts due by Tenant to Landlord under
this subparagraph may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until expiration of the Lease term. 

D. Upon an event of default, in addition to any sum provided to be paid herein, Tenant also shall be liable for and shall
pay to Landlord (i) brokers’ fees incurred by Landlord in connection with reletting the whole or any part of the Premises, (ii) the costs of removing and storing Tenant’s or other occupant’s property, (iii) the costs of
repairing, altering, remodeling or otherwise putting the Premises into condition acceptable to a new tenant or tenants, (iv) all reasonable expenses incurred in marketing the Premises, and (v) all reasonable expenses incurred by Landlord
in enforcing or defending Landlord’s rights and/or remedies. If either party hereto institute any action or proceeding to enforce any provision hereof by reason of any alleged breach of any provision of this Lease, the prevailing party shall be
entitled to receive from the losing party all reasonable attorneys’ fees and all court costs in connection with such proceeding. 

  
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 E. In the event Tenant fails to make any payment due hereunder when payment
is due, to help defray the additional cost to Landlord for processing such late payments. Tenant shall pay to Landlord on demand a late charge in an amount equal to five percent (5%) of such installment; and the failure to pay such amount
within ten (10) days after demand therefor shall be an additional event of default hereunder. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be
construed as liquidated damages or as limiting Landlord’s remedies in any manner. 
 F. Exercise by
Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises by Landlord, whether by agreement or by operation of law, it being understood that such surrender can
be effected only by the written agreement of Landlord and Tenant. Tenant and Landlord further agree that forbearance by Landlord to enforce its rights pursuant to the Lease at law or in equity, shall not be a waiver of Landlord’s right to
enforce one or more of its rights in connection with any subsequent default. 
 G. In the event of termination
and/or repossession of the Premises for an event of default, Landlord shall use reasonable efforts to relet the Premises and to collect rental after reletting, provided, that, Tenant shall not be entitled to credit or reimbursement of any proceeds
in excess of the rental owed hereunder. Landlord may relet the whole or any portion of the Premises for any period, to any Tenant and for any use and purpose. 
 H. If Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant specifying such failure, Tenant’s exclusive remedy shall be an action
for damages, provided that in the event the nature of Landlord’s default prevents the Premises from being used for its intended purpose, Tenant shall have the right to institute proceedings in a court of equity. Notwithstanding the foregoing,
if the nature of Landlord’s obligation is such that more than thirty (30) days is reasonably required to cure such failure, then Landlord shall have such time as is reasonably required provided Landlord commences such performance within
thirty (30) days after written notice from Tenant and thereafter diligently prosecutes the same to completion. Unless and until Landlord fails to so cure any default after such notice, Tenant shall not have any remedy or cause of action by
reason thereof. All obligations of Landlord hereunder will be construed as covenants, not conditions; and all such obligations will be binding upon Landlord only during the period of its possession of the Premises and not thereafter. The term
“Landlord” shall mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all covenants and
obligations of the Landlord thereafter accruing, but such covenants and obligations shall be binding during the Lease term upon each new owner for the duration of such owner’s ownership. Notwithstanding any other provision hereof, Landlord
shall not have any personal liability hereunder. In the event of any breach or default by Landlord in any term or provision of this Lease, Tenant agrees to look solely to the equity or interest then owned by Landlord in the Premises or of the
Building; however, in no event, shall any deficiency judgment or any money judgment of any kind be sought or obtained against any Landlord. 
 I. If Landlord repossesses the Premises pursuant to the authority herein granted, then Landlord shall have the right to (i) keep in place and use or (ii) remove and store all of the furniture,
fixtures and equipment at the Premises including that which is owned by or leased to Tenant at all times prior to any foreclosure thereon by Landlord or repossession thereof by any Landlord thereof or third party having a lien thereon. Landlord also
shall have the right to relinquish possession of all or any portion of such furniture, fixtures, equipment and other property to any person (“Claimant”) who presents to Landlord a copy of any instrument represented by Claimant to have been
executed by Tenant (or any predecessor of Tenant) granting Claimant the right under various circumstances to take possession of such furniture, fixtures, equipment or other property, without the necessity on the part of Landlord to inquire into the
authenticity or legality of said instrument. The rights of Landlord herein stated shall be in addition to any and all other rights that Landlord has or may hereafter have at law or in equity; and Tenant stipulates and agrees that the rights herein
granted Landlord are commercially reasonable. 
 J. Notwithstanding anything in this Lease to the contrary, all
amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly denominated as rent, shall constitute rent. 
 K. This is a contract under which applicable law excuses Landlord from accepting performance from (or rendering performance to) any person or entity other than Tenant. 

20. MORTGAGES. Tenant accepts this Lease subject and subordinate to any mortgages and/or deeds of trust now or at any time
hereafter constituting a lien or charge upon the Premises or the improvements situated thereon or the Building; provided, however, that if the mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest
in this Lease superior to any such instrument, then by notice to Tenant from such mortgagee, trustee or holder, this Lease shall be deemed superior to such lien, whether this Lease was executed before or after said mortgage or deed of trust. Tenant,
at any time hereafter on demand, shall execute any instruments, releases or other documents that may be required by any mortgagee for the purpose of subjecting and subordinating this Lease to the lien of any such mortgage. 

21. MECHANIC’S LIENS. Tenant has no authority, express or implied, to create or place any lien or encumbrance of any kind or
nature whatsoever upon, or in any manner to bind the interest of Landlord or Tenant in the Premises or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or
perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on
the Premises and that it will save and hold Landlord harmless from any and all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the right, title and interest of the Landlord in the
Premises or under the terms of this Lease. Tenant agrees to give Landlord immediate written notice of the placing of any lien or encumbrance against the Premises. 
 22. MISCELLANEOUS. 
 A. Words of any gender used in this
Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way
define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 
 B. The terms, provisions and covenants and conditions contained in this Lease shall run with the land and shall apply to, inure to the benefit of, and be binding upon, the parties hereto and upon their
respective heirs, executors, personal representatives, legal representatives, successors and assigns, except as otherwise herein expressly provided. Landlord shall have the right to transfer and assign, in whole or in part, its rights and
obligations in the Building and property that are the subject of this Lease. Each party agrees to furnish to the other, promptly upon demand, a corporate resolution, proof of due authorization by partners, evidence of good standing or other
appropriate documentation evidencing the due authorization of such party to enter into this Lease. 
 C.
Landlord and Tenant (except for the payment of Rent) shall not be held responsible for delays in the performance of its obligations hereunder when caused by material shortages, weather, acts of God or labor disputes. 

D. Tenant agrees, from time to time, within ten (10) days after request by Landlord, to deliver to Landlord or
Landlord’s designee, a certificate of occupancy, and an estoppel certificate stating that this Lease is in full force and effect, the date to which rent is paid and such other factual matters pertaining to this Lease as may be requested by
Landlord. 
 E. This Lease constitutes the entire understanding and agreement of the Landlord and Tenant with
respect to the subject matter of this Lease, and contains all of the covenants and agreements of Landlord and Tenant with respect thereto. Landlord and Tenant each acknowledge that no representations, inducements, promises or agreements oral or
written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, which are 

  
 6 

 not contained herein, and any prior agreements, promises, negotiations, or representations
not expressly set forth in this Lease are of no force or effect. This Lease may not be altered, changed or amended except by an instrument in writing signed by both parties hereto. 

F. All obligations of Tenant hereunder not fully performed as of the expiration or earlier termination of the term of
this Lease shall survive the expiration or earlier termination of the term hereof, including, without limitation, all obligations concerning the condition and repair of the Premises. Upon the expiration or earlier termination of the term hereof, and
prior to Tenant vacating the Premises, Tenant shall surrender the Premises to Landlord in the same condition as when received, ordinary wear and tear excepted, clean and free of debris and in accordance with the terms and conditions of attached
Exhibit “B”. In addition, Tenant shall pay to Landlord any amount reasonably estimated by Landlord as necessary to put the Premises, including, without limitation, all healing and air conditioning systems and equipment therein into the
required condition. All such amounts shall be used and held by Landlord for payment of such obligations of Tenant hereunder, with Tenant being liable for any additional costs therefor upon demand by Landlord, or with any excess to be returned to
Tenant after all such obligations have been determined and satisfied as the case may be. Any security deposit held by Landlord shall be credited against the amount due from Tenant under this Paragraph 22F. 

G. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws effective
during the term of this Lease, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby, and it is also the intention of the parties to this Lease that in lieu of each clause or
provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal,
valid and enforceable. 
 H. All references in this Lease to “the date hereof or similar references shall
be deemed to refer to the last date, in point of time, on which all parties hereto have executed this Lease. 

I. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this
transaction other than Colliers Bennett & Kahnweiler and Darwin Realty (collectively the “Brokers”) or that no broker, agent or other person other than the Brokers brought about this transaction, other than as may be referenced in a
separate written agreement executed by Tenant, and delivered to Landlord, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any broker, agent or other person other than the Brokers claiming a commission or
other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. 
 J.
If and when included within the term “Landlord”, as used in this instrument, there is more than one person, firm or corporation, all shall jointly arrange among themselves for their joint execution of a notice specifying some individual at
some specific address for the receipt of notices and payments to Landlord. If and when included within the term “Tenant”, as used in this instrument, there is more than one person, firm or corporation, all shall jointly arrange among
themselves for their joint execution of a notice specifying some individual at some specific address within the continental United States for the receipt of notices and payments to Tenant. All parties included within the terms “Landlord”
and “Tenant”, respectively shall be bound by notices given in accordance with the provisions of Paragraph 23 hereof to the same effect as if each had received such notice. 

K. Tenant’s “proportionate share”, as used in this Lease, shall equal 100%. 

L. Submission of this Lease shall not be deemed to be a reservation of the Premises. Landlord shall not be bound hereby
until its delivery to Tenant of an executed copy hereof signed by Landlord, already having been signed by Tenant, and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding
anything contained herein to the contrary Landlord may withhold delivery of possession of the Premises from Tenant until such time as Tenant has paid to Landlord the Security Deposit required by Paragraph 2B hereof and one month’s Gross Rent as
set forth in Paragraph 2A hereof. Notwithstanding the foregoing, upon receipt of this Lease executed by Tenant, in the event Landlord shall not have executed and returned a copy of the same to Tenant within five (5) business days. Tenant shall
have the option of terminating this lease by providing written notice to Landlord. 
 M. In the event Tenant
requests Landlord to execute any waiver, subordination, consent or other document in connection with a proposed loan, line of credit or other financing to Tenant, Tenant shall reimburse Landlord for all costs and expenses, including reasonable
attorney’s fees, incurred by Landlord in connection with or resulting from such request. Tenant shall reimburse Landlord for such costs and expenses within fifteen (15) days of receipt of an invoice for same. 

23. NOTICES. Each provision of this instrument or of any applicable governmental laws, ordinances regulations and other
requirements with reference to the sending, mailing or delivering of notice or the making of any payment by Landlord to Tenant or with reference to the sending, mailing or delivering of any notice or the making of any payment by Tenant to Landlord
shall be deemed to be complied with when and if the following steps are taken: 
         (a) All rent
and other payments required to be made by Tenant to Landlord hereunder shall be payable to Landlord at P.O. Box 6110, Hicksville, New York 11802-6110, or al such other address as Landlord may specify from time to time by written notice delivered in
accordance herewith. Tenant’s obligation to pay rent and any other amounts to Landlord under the terms of this Lease shall not be deemed satisfied until such rent and other amounts have been actually received by Landlord. In addition to base
rental due hereunder, all sums of money and all payments due Landlord hereunder shall be deemed to be additional rental owed to Landlord. 
 (b) All payments required to be made by Landlord to Tenant hereunder shall be payable to Tenant at the address set forth below, or at such other address within the continental United States as Tenant may
specify from time to time by written notice delivered in accordance herewith. 
 (c) Any written notice or
document required or permitted to be delivered hereunder shall be deemed to be delivered whether actually received or not (i) two (2) business days following deposit in the United States Mail, postage prepaid, Certified Mail, or (ii) the
next business day following deposit via a recognized overnight delivery service, addressed to the parties hereto at the respective addresses set out below their signatures, or at such other address as they have theretofore specified by written
notice delivered in accordance herewith. 
 24. HAZARDOUS WASTE. 

A. The term “Hazardous Substances”, as used in this Lease shall mean pollutants, contaminants, toxic or
hazardous materials or wastes, petroleum products or any other substances, the removal of which is required or the use of which is restricted prohibited or penalized by any “Environmental Law”, which term shall mean any and all federal,
state or local laws including statutes, regulations, ordinances, codes, rules and other governmental restrictions and requirements relating to the environment, hazardous substances, or petroleum products including, but not limited to, the Federal
Solid Waste Disposal Act, the Federal Clean Air Act, the Federal Clean Water Act, the Federal Resource Conservation and Recovery Act of 1976, the Federal Comprehensive Environmental Response, Compensation and Liability Act of 1980, regulations of
the Environmental Protection Agency, regulations of the nuclear Regulatory Agency, regulations or laws administered by OSHA and regulations of any state department of natural resources or state environmental protection agency now or at any time
hereinafter in effect. 
 B. Tenant hereby agrees that (i) no activity will be conducted on the Premises
that shall produce any Hazardous Substance, except for such activities that are part of the ordinary course of Tenant’s business (the “Permitted Activities”) provided said Permitted Activities are conducted in accordance with all
Environmental Laws, are fully and completely disclosed to Landlord, and are expressly approved in advance in writing by Landlord, (ii) the Premises shall not be used in any manner for the storage of those Hazardous Substances, except for such
storage that is in the ordinary course of Tenant’s business in amounts appropriate for such use (the “Permitted Material”) provided such Permitted Materials are properly stored in a manner and location meeting all Environmental Laws,
are fully and completely disclosed to Landlord, and are expressly approved in advance in writing by Landlord, (iii) no portion of the 

	

  
 7 

 Premises shall be used as a landfill or a dump, (iv) Tenant shall not install any underground tanks of
any type, (v) Tenant shall not allow any surface or subsurface conditions to exist or come into existence that constitute, or with the passage of time may constitute, a public or private nuisance, (vi) any parts washing and/or degreasing
shall be performed in an area that does not contain or is separated from any floor drains and is scaled with an epoxy based floor sealant, (vii) bulk oil storage containers shall use secondary containment, and (viii) Tenant shall not
permit any Hazardous Substances to be brought onto the Premises, except for the Permitted Materials, and if so brought or found located thereon, the same shall be immediately removed, with proper disposal, and all required removal and cleanup
procedures shall be diligently undertaken pursuant to all Environmental Laws. Tenant shall immediately give Landlord written notice as soon as Tenant becomes aware of any suspected breach of this Paragraph, or any condition or circumstance which
makes the environmental warranties contained in this Lease incomplete, inaccurate or misleading, upon learning of the presence or any release of any Hazardous Substances, or upon receiving any correspondence, notice, pleading, citation, indictment,
complaint, order, decree, or other document from any source asserting or alleging a circumstance or condition which requires or may require a cleanup, removal, remedial action, or other response by, or on the part of the Tenant under Environmental
Laws, or which seeks criminal or punitive penalties from Tenant for an alleged violation of Environmental Laws, or otherwise pertaining to Hazardous Substances which may affect the Premises, together with a copy thereof. In the event of any such
circumstance, Tenant agrees, at its expense and at the request of Landlord, to permit an environmental audit solely for the benefit of the Landlord, to be conducted by the Landlord or an independent agent selected by the Landlord and which may not
be relied upon by the Tenant for any purpose. This provision shall not relieve the Tenant from conducting its own environmental audits or taking any other steps necessary to comply with Environmental Laws. Landlord, in the event it is named as a
party due to Tenant’s default under this section, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any matters related to Environmental Laws and to have its
attorneys’ fees in connection therewith paid by Tenant. Tenant shall, at Landlord’s request, defend all suits, actions or proceedings commenced against Landlord with counsel approved by Landlord, in Landlord’s reasonable discretion,
and Tenant shall pay all reasonable costs and judgments associated therewith, with Tenant reserving the right to appeal any such judgments. 
 C. Tenant shall be solely responsible and shall indemnify, defend and hold Landlord, Entities, harmless from and against all claims, demands, actions, losses, liabilities, costs, expenses, damages and
obligations of any nature (including, without limitation, diminution in value of the Premises; all consequential damages; the cost of any required or necessary repair, cleanup or detoxification of the Premises; the preparation and implementation of
any closure, remedial or other required plans; damages for the loss or restriction on use of rentable or usable space or of any amenity of the Premises; damages arising from any adverse impact on marketing of space; damages to adjacent property;
costs of restoring the Premises, and sums paid in settlement of claims, reasonable attorneys’ fees, court costs, consultant fees, and expert fees) incurred by or asserted against Landlord and directly or indirectly as a result of, arising from,
connected with, or attributable to use of the Premises, or the generation, storage, release, threatened release, discharge, disposal, removal or presence of any Hazardous Substances, or relating to any activity, act or omission involving Hazardous
Substances or noncompliance with any Environmental Law. The foregoing indemnification shall survive the termination or expiration of the Lease for a period of one (1) year. Notwithstanding anything to the contrary contained in this Lease, any
default under the terms of this Paragraph shall be a material default under this Lease enabling Landlord, at Landlord’s option, to immediately exercise any of the remedies set forth in this Lease, in addition to any other remedies available to
Landlord, without notice to Tenant and without obligation to provide any grace or cure period to Tenant. Notwithstanding anything to the contrary contained herein, Landlord’s approval of any activity or storage relating to any Hazardous
Substance is not intended to, and shall not, be deemed an undertaking by Landlord to determine whether or not such activity or storage is in compliance with Environmental Laws and Landlord assumes no responsibility with respect thereto. 

D. Notwithstanding the provisions of this Lease, Tenant may handle, store and use Hazardous Substances, limited to types
and amounts identified in the Hazardous Substances Exhibit attached hereto as Exhibit “C”. Tenant business and operations, especially in handling, storage, use and disposal of Hazardous Substances shall at all times comply with the
applicable laws pertaining to Hazardous Substances. Tenant shall abide by all state, federal and local laws pertaining to the handling and storage of such Hazardous Substances. 

25. ADDITIONAL PROVISIONS. See Exhibits “A”, “B” and “C” attached hereto and incorporated by
reference herein. 
 26. LANDLORD’S LIEN. In addition to any statutory lien for rent in Landlord’s
favor, subject to the lien of Tenant’s lender at the time, Landlord shall have and Tenant hereby grants to Landlord a continuing security interest for all rentals and other sums of money become due hereunder from Tenant, upon all goods, wares,
equipment, fixtures, furniture, inventory, and other personal property of Tenant now or hereafter situated at the Premises, and such property shall not be removed therefrom without the consent of Landlord until all arrearages in rent as well as any
and all other sums of money then due to Landlord hereunder shall first have been paid and discharged. In the event any of the foregoing described property is removed from the Premises in violation of the covenant in the preceding sentence, the
security interest shall continue in such property and all proceeds and products, regardless of location. Upon a default hereunder by Tenant in addition to all other rights and remedies. Landlord shall have all rights and remedies under the Uniform
Commercial Code including, without limitation, the right to sell the property described in this Paragraph at public or private sale upon five (5) days notice by Landlord. Subject to consent by Tenant’s lender, Tenant hereby agrees to
execute such other instruments, necessary or desirable under applicable law to perfect the security interest hereby created Landlord and Tenant agree that this Lease and security agreement serves as a financing statement and that a copy,
photographic or other reproduction of this portion of this Lease may be filed of record by Landlord and have the same force and effect as the original. This security agreement and financing statement also covers fixtures located al the Premises
subject to this Lease and identified in Exhibit “A” attached hereto and incorporated herein by reference and is to be filed for record in the real estate records. The record owner of this property is AMB Partners II Local, L.P. Landlord
agrees to execute that certain Landlord’s Agreement, in a form acceptable to Landlord and Tenant’s lender, which may affect Landlord’s rights under this provision. 

27. OPTION TO RENEW. Tenant shall have the right to renew the term of this Lease for one (1) period of one (1) year (the
“Renewal Term”) subject to the following terms and conditions: 
 A. Tenant shall not be entitled to
extend the term hereof if on the date provided for the exercise of its rights hereunder, or on the date of commencement of the Renewal Term, Tenant is in default of the performance of any of the terms, covenants and conditions herein contained for
which notice of default has been given by Landlord to Tenant in the manner provided in this Lease, which default has not been or is not being remedied in the time provided in this Lease; 

B. Tenant shall exercise its right to extend the term of this Lease, if at all, by notifying Landlord in writing of its
election to exercise its right to renew the term hereof (a “Renewal Notice”) not later than six (6) months prior to the expiration of the term; 
 C. The Renewal Term shall be upon the same terms, covenants and conditions as contained in this Lease; provided, however, that the Gross Rent for the Renewal Term shall be determined by mutual agreement
between Landlord and Tenant based upon the then prevailing market rental rate per square foot charged by Landlord for comparable warehouse space in buildings of like quality in the same rental market as the building as of the date the Renewal Term
is to commence, but in no event shall the Gross Rent for the Renewal Term be lower than the Gross Rent for the Premises during the last year of the initial term of the Lease; 

D. In the event Landlord and Tenant are unable to agree upon the Gross Rent for the Renewal Term within fifteen
(15) days after delivery of the Renewal Notice, the option to renew shall be deemed null and void and the Lease shall expire in accordance with its term; and 

E. The option to renew shall be personal to Tenant and shall be null and void and of no further force or effect in the
event Tenant assigns this Lease. 
 [Signatures appear on following page] 

  
 8 

 EXECUTED BY LANDLORD, this 29th day of August, 2006. 
  

									
			
	Attest/Witness	 		 	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

			
	 

	 		 	
					
	Title:	 	 

	 		 	By:	 	AMB PROPERTY II, L.P.,
		 		 		 		 	a Delaware limited partnership
					
		 		 		 	Its:	 	General Partner
					
		 		 		 	By:	 	TEXAS AMB I, LLC,
		 		 		 		 	a Delaware limited liability company
					
		 		 		 	Its:	 	General Partner
					
		 		 		 	By:	 	AMB PROPERTY HOLDING CORPORATION,
		 		 		 		 	a Maryland corporation
					
		 		 		 	Its:	 	Sole Member
					
		 		 		 	By:	 	 

		 		 		 		 	Christopher P. Lydon, Vice President
				
		 		 		 	ADDRESS:
				
		 		 		 	AMB Property Corporation
		 		 		 	Attn: Regional Manager-Chicago
		 		 		 	One O’Hare Centre
		 		 		 	6250 North River Road, Suite 1100
		 		 		 	Rosemont, Illinois 60018
				
		 		 		 	With a copy to:
				
		 		 		 	AMB Property Corporation
		 		 		 	Attn: Regional Manager-Chicago
		 		 		 	Pier 1, Bay 1
		 		 		 	San Francisco, California 94111
		
	EXECUTED BY TENANT, this 29th day of August, 2006.	 	
		
	Attest/Witness	 	
			
	 

	 		 	POWER GREATLAKES, INC.,
		 		 		 	an Illinois corporation
				
		 		 	By:	 	 

					
	Title:	 	CFO                             
                                         
            	 		 	Title:	 	 V.P.

				
		 		 		 	ADDRESS:
				
		 		 		 	Power Great Lakes, Inc.
		 		 		 	Attn: Ken Winemaster, Senior Vice President
		 		 		 	655 Wheat Lane
		 		 		 	Wood Dale, Illinois 60191
				
		 		 		 	With a copy of any Tenant default notice to:
				
		 		 		 	Harris Kessler & Goldstein LLC
		 		 		 	Attn: James Marks
		 		 		 	640 North LaSalle Street, Suite 590
		 		 		 	Chicago, Illinois 60610

  
 9 

 EXHIBIT “A” 

Depiction of Premises 
 

 

  
 10 

 EXHIBIT “B” 

Move Out Standards 
 This Move Out Standards (Exhibit “B”) is dated for the reference purposes as, and is made between Landlord and Tenant to be a part of that certain Standard Industrial Lease (the
“Lease”) concerning a portion of the Property more commonly known as 1455 Michael Drive, Wood Dale, Illinois (the “Premises”). Landlord and Tenant agree that the Lease is hereby modified and supplemented as follows: 

At the expiration or earlier termination of the Lease, Tenant shall surrender the Premises in the same condition as they were upon
delivery of possession thereto under this Lease, reasonable wear and tear excepted, and shall deliver all keys to Landlord. Before surrendering the Premises, Tenant shall remove all of its personal property and trade fixtures and such alterations or
additions to the Premises made by Tenant as may be specified for removal thereof. If Tenant fails to remove its personal property and fixtures upon the expiration or earlier termination of this Lease, the same shall be deemed abandoned and shall
become the property of the Landlord. 
 The Tenant shall surrender the Premises, at the time of the expiration or earlier
termination of the Lease, in a condition that shall include, but is not limited to, addressing the following items: 
  

							
				
	1.	 	Lights:	 		  	 Office, warehouse, emergency and exit lights will be fully operational with all bulbs and ballasts functioning.

				
	2.	 	 Dock Levelers, Service Doors

and Roll Up Doors:
	 		  	 Provide an inspection report from vendor certifying all dock equipment is in good working condition and requiring no repairs.

				
	3.	 	Dock Seals/Dock Bumpers:	 		  	 Free of tears and broken backboards repaired. Repair and/or replace dock seals if needed.

				
	4.	 	Warehouse Floor:	 		  	 Free of stains and floor markings and swept with no racking bolts or other protrusions left in floor. Cracks should be repaired with an epoxy or
polymer.

				
	5.	 	 Tenant-Installed
Equipment and Wiring:
	 		  	 Removed and space turned to original condition when originally leased. (Remove air lines, junction boxes, conduit, etc.)

				
	6.	 	Walls:	 		  	 Sheetrock (drywall) damage should be patched and fire-taped so that there are no holes in either office or warehouse.

				
	7.	 	Roof:	 		  	 Any Tenant-installed equipment must be removed and roof penetrations caused by Tenant properly repaired by licensed roofing contractor. Active leaks must be
fixed and latest Landlord maintenance and repairs recommendation must have been followed. Tenant must check with Landlord’s property manager to determine if specific roofing contractor is required to perform work.

				
	8.	 	Signs:	 		  	 All exterior signs must be removed and holes patched and paint touched-up as necessary. All window signs should likewise be removed.

				
	9.	 	 Heating and Air
Conditioning System:
	 		  	 Provide an inspection report from vendor certifying that all heating, ventilation and air conditioning systems and equipment are in good working condition and
requiring no repairs

				
	10.	 	Electrical	 		  	 All electrical equipment to be returned in good condition and repair.

				
	11.	 	Overall Cleanliness:	 		  	 Clean windows, sanitize bathroom(s), vacuum carpet, and remove any and all debris from office and warehouse. Remove all pallets and debris from exterior of
premises. All trade fixtures, dumpsters, racking, trash, vending machines and other personal property to be removed.

				
	12.	 	Upon Completion:	 		  	 Contact Landlord’s property manager to coordinate turning in of keys, utility changeover and obtaining of final Landlord inspection of Premises which, in
turn, will facilitate refund of Security Deposit.

  
 11 

 EXHIBIT “C” 

Hazardous Substances 

Industrial Parts Washer – Bulk Tanks & Drums 
 Engine Oil (5W30 and 15W30) – Bulk Tanks & Drums 
 Engine Coolant Delo
– Bulk Tanks & Drums 
 Grease, small quantities 
 Gasoline, small quantities 
 Diesel Fuel, 50g 

Natural Gas from building supply 
 LP,
in 40# vessels 
 Ruse Penetrant, Kerosene, Petroleum distillate, small quantities 

Spray Paint small quantities in aerosol cans 
 Parts Cleaner in cans Perchloroethylene, Hexane, small quantities 
 Oxy-Acetalene torch

 Cutting Oil, small quantities 
 Rust preventative (Oxidized petroleum based was protective film), small quantities 

Dielectric grease, small quantities 

LockTite (Blue, Red & Green), small quantities 
 RTV (Blue, Grey), small quantities 
 Paste TFE, Teflon pipe thread sealant, small
quantities 
 Teflon Tape, small quantities 

  
 12 

 FIRST AMENDMENT TO LEASE 

AMB PARTNERS II LOCAL, L.P. 
 January 31, 2007 
 Power Great Lakes, Inc. 

655 Wheat Lane 
 Wood Dale, Illinois 60191

 Attention Ken Winemaster, Senior Vice President 
  

					
		 	 Re:
	  	 Lease dated August 29, 2007, pertaining to that certain premises containing
approximately 89,835 square feet and located at 1455 Michael Drive, Wood Dale, Illinois, by and between AMB Partners II Local, L.P., as Landlord, and Power Great Lakes, Inc., an Illinois corporation, as Tenant (the
“Lease”)

 Dear Mr. Winemaster: 
 This letter shall serve to confirm the agreement of Landlord and Tenant to amend the Lease as follows: 
 1. The Term of the Lease is extended for a period of one (1) year commencing October 1, 2008 and continuing through and including September 30, 2009 (the “Extension Term”).

 2. The Gross Rent during the Extension Term shall be $35,560.00 per month. 

Except as modified hereby, the Lease shall remain unchanged and in full force and effect. Capitalized terms not defined
herein shall have the meanings ascribed to such terms in the Lease. 
 Please sign where indicated below to
acknowledge your agreement as to the foregoing matter. In the meantime, please contact me with any questions. 

 
			
	Very truly yours,
	
	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

		
	By:	 	AMB PROPERTY II, L.P.,
		 	a Delaware limited partnership
	Its:	 	General Partner
		
	By:	 	TEXAS AMB I, LLC,
		 	a Delaware limited liability company
	Its:	 	General Partner
		
	By:	 	AMB PROPERTY HOLDING CORPORATION,
		 	a Maryland corporation
	Its:	 	Sole Member
		
	By:	 	 

		 	Christopher P. Lydon
		
	Its:	 	Vice President

  

			
	 THE FOREGOING TERMS AND CONDITIONS OF THIS LETTER AGREEMENT ARE ACKNOWLEDGED AND AGREED TO ON BEHALF OF TENANT AS OF THIS     
DAY OF JANUARY, 2007.

	
	POWER GREAT LAKES, INC.,
	an Illinois corporation
		
	By:	 	 

		
	Name:	 	Kenneth Winemaster
		
	Its:	 	Senior Vice President

  
 2 

 SECOND AMENDMENT TO LEASE 

AMB PARTNERS II LOCAL, L.P. 
 October 6, 2008 
 Power Great Lakes, Inc. 

655 Wheat Lane 
 Wood Dale, Illinois 60191

 Attention: Ken Winemaster, Senior Vice President 
  

					
		  	Re:	  	 Lease dated August 29, 2007 as amended by that certain First Amendment to
Lease dated January 31, 2007, pertaining to that certain premises containing approximately 89,835 square feet and located at 1455 Michael Drive, Wood Dale, Illinois, by and between AMB Partners II Local, L.P., as Landlord, and Power Great
Lakes, Inc., an Illinois corporation, as Tenant (the “Lease”)

 Dear Mr. Winemaster: 
 This letter serves to confirm the agreement of Landlord and Tenant to amend the Lease as follows: 
 1. The Term of the Lease is hereby extended for an additional twenty-four (24) month period from October 1, 2009 through and including September 30, 2011 (the “Extension Term”).

 2. During the Extension Term, Tenant shall pay Base Rent to Landlord in accordance with the following schedule: 

 

					
	 Time Period
	  	Monthly Base Rent	 
	 October 1, 2009 - September 30, 2010
	  	$	37,431.00	  
	 October 1, 2010 - September 30, 2011
	  	$	39,303.00	  

 3. Tenant agrees that included in Gross Rent is Tenant’s monthly proportionate share
(as defined in Paragraph 23K of the Lease) for 2008 (the “Base Year”) of (i) Taxes (hereinafter defined) payable by Landlord pursuant to Paragraph 3 of the Lease, (ii) the cost of administering and maintaining any insurance
pursuant to Paragraph 9 of the Lease (“Insurance”), and (iii) the cost of any common area charges in accordance with Paragraph 4 of the Lease, and the cost of the property management fee charged by Landlord (“CAM Charges”).
If for any calendar year applicable to the term of the Lease (or any renewal of such term), Tenant’s proportionate share of Taxes, Insurance and/or CAM Charges exceed Tenant’s proportionate share of such charges for the Base Year, Tenant
shall pay to Landlord as additional rent upon demand at the time the next installment of Gross Rent is due the amount of such excess or, if the Lease has expired or been terminated, within ten (10) days following request from Landlord,
provided, however, that the 

 
foregoing calculation shall be appropriately adjusted for any partial year of the Lease. The monthly amount of Tenant’s proportionate share of Taxes, Insurance and CAM Charges for the Base
Year are as follows: 
  

					
	 (1) Taxes
	  	$	5,989.00	  
	 (2) Insurance
	  	$	449.00	  
	 (3) CAM Charges
	  	$	3,818.00	  

 4. Tenant shall have the one-time right to terminate the Lease and surrender possession
of the Premises at the end of the eighteenth (18th) month of the Extension Term (the “Termination Date”) by providing written notice to Landlord of its intent to terminate (the “Termination Notice”) on or before nine
(9) months prior to the Termination Date (the “Option Date”). Effective on the Termination Date, Tenant shall surrender the Premises in the condition required hereunder and the rights, liabilities and obligations of the parties
hereunder shall cease and terminate, except that: (a) each party shall remain liable for all outstanding amounts due under the Lease and other obligations owing under the Lease that have accrued on or prior to the Termination Date, and
(b) all obligations of the parties under the Lease, including Tenant’s environmental indemnification of Landlord, accruing on or prior to the date that Tenant vacates the Premises or arising out of Tenant’s occupancy of the Premises,
shall remain in full force and effect. In the event the Termination Notice is not delivered to Landlord on or before the Option Date, the option to terminate contained within this Paragraph shall be null and void and of no further force or effect
and the Lease shall continue in accordance with its terms. 
 5. Tenant has no option, right of first refusal,
or other right to renew, extend, terminate, lease additional space or purchase any part of the Premises or Building. 
 Except as modified hereby, the Lease shall remain unchanged and in full force and effect. Capitalized terms not defined herein shall have the meanings ascribed to such terms in the Lease. 

[Remainder of page intentionally left blank, signatures appear on the following page] 

  
 2 

 Please sign where indicated below to acknowledge your agreement as to the foregoing matters.
In the meantime, please contact me with any questions. 
  

			
	Very truly yours,
	
	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

		
	By:	 	 AMB PROPERTY II, L.P.,
 a
Delaware limited partnership

	Its:	 	General Partner
		
	By:	 	 AMB PROPERTY HOLDING CORPORATION,
 a Maryland corporation

	Its:	 	Sole Member
		
	By:	 	 

	  
 Its:
	 	 Victoria Knudson
 VP Operations

  

			
	 THE FOREGOING TERMS AND CONDITIONS OF THIS LETTER AGREEMENT ARE ACKNOWLEDGED AND AGREED TO ON BEHALF FO TENANT AS OF THIS
6th DAY OF OCTOBER, 2008.

 
 POWER GREAT LAKES, INC.,

an Illinois corporation

		
	By:	 	 

		 	Kenneth Winemaster
	Its:	 	Senior Vice President

  
 3 

 THIRD AMENDMENT TO LEASE 

AMB PARTNERS II LOCAL, L.P. 
 June 30, 2010 
 Power Great Lakes, Inc. 

655 Wheat Lane 
 Wood Dale, Illinois 60191

 Attention: Ken Winemaster, Senior Vice President 
  

					
		  	Re:	  	 Lease dated August 29, 2007, as amended by that certain First Amendment to
Lease dated January 31, 2007 and that certain Second Amendment to Lease dated October 6, 2008 (the “Second Amendment”), pertaining to that certain premises containing approximately 89,835 square feet and located at 1455 Michael
Drive, Wood Dale, Illinois, by and between AMB Partners II Local, L.P., as Landlord, and Power Great Lakes, Inc., an Illinois corporation, as Tenant (collectively, the “Lease”)

 Dear Mr. Winemaster: 
 This letter serves to confirm the agreement of Landlord and Tenant as to the following matters: 
 1. Paragraph 4 of the Second Amendment is amended to provide that (a) the deadline for Tenant’s delivery of the Termination Notice to Landlord (i.e., the “Option Date”) shall be
extended to July 31, 2010 and (b) the Termination Date shall be extended to April 30, 2011. 
 2.
In the event Tenant does not deliver the Termination Notice to Landlord by July 31, 2010, (a) Tenant’s option to terminate shall be null and void and of no further force or effect and the Lease shall continue in accordance with its
terms (as modified below), and (b) commencing August 1, 2010, provided that Tenant (i) is not in default under the Lease beyond any applicable notice and cure periods, (ii) has not been in default, regardless of subsequent cure,
two (2) or more times during the Extension Term, and (iii) is in possession of the Premises, Tenant shall have the opportunity to notify Landlord of its desire to relocate into a space larger than the Premises owned by Landlord or an
affiliate of Landlord located within the same market as the Premises. In the event that Landlord or an affiliate of Landlord has such an available space available, Landlord shall notify Tenant of such availability and, in the event the parties reach
agreement on the terms and conditions of a new lease, the term of the Lease shall expire on a date agreed upon between the parties, at which time the Lease shall be null and void and of no further force or effect with the exception that any
outstanding amounts due under the Lease 

 
which shall be paid by the party owing such amounts and any indemnity obligations under the Lease shall remain in full force and effect. 

3. Except as expressly provided herein, Tenant has no option, right of first refusal, or other right to renew, extend,
terminate, lease additional space or purchase any part of the Premises or Building. 
 Except as modified
hereby, the Lease shall remain unchanged and in full force and effect. Capitalized terms not defined herein shall have the meanings ascribed to such terms in the Lease. 

Please sign where indicated below to acknowledge your agreement as to the foregoing matters. In the meantime, please
contact me with any questions. 
  

			
	Very truly yours,
	
	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

		
	By:	 	 AMB PROPERTY II, L.P.,
 a
Delaware limited partnership

	Its:	 	General Partner
		
	By:	 	 AMB PROPERTY HOLDING CORPORATION,
 a Maryland corporation

	Its:	 	Sole Member
		
	By:	 	 

	  
 Its:
	 	 Victoria Knudson
 VP Operations

  

			
	 THE FOREGOING TERMS AND CONDITIONS OF THIS THIRD AMENDMENT TO LEASE ARE ACKNOWLEDGED AND AGREED TO ON BEHALF OF TENANT AS OF THIS 30 DAY OF JUNE,
2010.

	
	 POWER GREAT LAKES, INC.,
 an Illinois corporation

		
	By:	 	 

		
	Name:	 	 Kenneth Winemaster

		
	Its:	 	 Senior Vice President

  
 2 

 FOURTH AMENDMENT TO LEASE 

AMB PARTNERS II LOCAL, L.P. 
 December 22, 2010 
 Power Great Lakes, Inc. 

655 Wheat Lane 
 Wood Dale, Illinois 60191

 Attention: Ken Winemaster, Senior Vice President 
  

					
		  	Re:	  	 Lease dated August 29, 2007, as amended by that certain First Amendment to
Lease dated January 31, 2007, that certain Second Amendment to Lease dated October 6, 2008 (the “Second Amendment”), and that certain Third Amendment to Lease dated June 30, 2010 (the “Third Amendment”) pertaining
to that certain premises containing approximately 89,835 square feet and located at 1455 Michael Drive, Wood Dale, Illinois, by and between AMB Partners II Local, L.P., as Landlord, and Power Great Lakes, Inc., an Illinois corporation, as Tenant
(collectively, the “Lease”)

 Dear Mr. Winemaster: 
 This letter serves to confirm the agreement of Landlord and Tenant as to the following matters: 
 1. Landlord and Tenant acknowledge and agree that on July 31, 2010, Tenant delivered to Landlord the Termination Notice (as defined in the Second Amendment), which pursuant to the terms of the Third
Amendment, provided that the Term of the Lease would expire on April 30, 2011. Notwithstanding Tenant’s delivery of the Termination Notice to Landlord, the Term of the Lease is hereby extended for an additional twelve (12) month
period from May 1, 2011 through and including April 30, 2012 (the “Second Extension Term”). 

2. During the Second Extension Term, Tenant shall pay Gross Rent to Landlord in the amount of $37,431.00 per month.
Tenant shall continue to make payments of all other charges due under the Lease at the same time and in the same manner as Tenant is currently required to make such payments under the Lease. 

3. Tenant agrees that Gross Rent shall include Tenant’s monthly proportionate share (as defined in Paragraph 22K of
the Lease) for 2008 (the “Base Year”) of: (i) Taxes (as defined in Paragraph 3A of the Lease) payable by Landlord pursuant to Paragraph 3 of the Lease, (ii) the cost to Landlord of administering and maintaining any insurance
pursuant to Paragraph 9A of the Lease (“Insurance”), and (iii) the cost to Landlord of performing the maintenance obligations set forth in Paragraph 4B of the Lease and the cost of the property management fee charged by Landlord
(collectively, “CAM Charges”). If for any calendar year applicable to the Term of the Lease (or any renewal of such Term), Tenant’s proportionate share of Taxes, Insurance and/or CAM Charges exceed Tenant’s proportionate share of
such charges for the Base Year, Tenant 

 shall pay to Landlord as additional rent upon demand at the time the next installment of
Gross Rent is due the amount of such excess or, if the Lease has expired or been terminated, within ten (10) days following request from Landlord, provided, however, that the foregoing calculation shall be appropriately adjusted for any partial
year of the Lease. 
 4. Tenant shall have the one-time right to terminate the Lease and surrender possession of
the Premises effective as of October 31, 2011 (the “Termination Date”) by providing written notice to Landlord of its intent to terminate (the “Termination Notice”), together with a payment in the amount of Ten Thousand and
00/100 Dollars ($10,000.00) (the “Termination Fee”) accompanying the Termination Notice, on or before April 30, 2011 (the “Option Date”). Effective on the Termination Date, Tenant shall surrender the Premises in the
condition required under the Lease and the rights, liabilities and obligations of the parties under the Lease shall cease and terminate, except that: (a) each party shall remain liable for all outstanding amounts due under the Lease and other
obligations owing under the Lease that have accrued on or prior to the Termination Date, and (b) all obligations of the parties under the Lease, including Tenant’s environmental indemnification of Landlord, accruing on or prior to the date
that Tenant vacates the Premises or arising out of Tenant’s occupancy of the Premises, shall remain in full force and effect. In the event the Termination Notice and Termination Fee are not delivered to Landlord on or before the Option Date,
the option to terminate contained within this Paragraph 4 shall be null and void and of no further force or effect and the Lease shall continue in accordance with its terms. Notwithstanding the foregoing, in the event Tenant elects to terminate the
Lease pursuant to the terms of this Paragraph 4, the Termination Fee shall be refunded to Tenant if and when Tenant and Landlord (or an affiliate of Landlord) fully execute a new Lease. 

5. Except as expressly provided herein, Tenant has no option, right of first offer, right of first refusal, or other
right to renew, extend, relocate, terminate, lease additional space or purchase any part of the Premises or Building. 
 Except as modified hereby, the Lease shall remain unchanged and in full force and effect. Capitalized terms not defined herein shall have the meanings ascribed to such terms in the Lease. 

[Remainder of page intentionally left blank; signatures appear on the following page] 

  
 2 

 Please sign where indicated below to acknowledge your agreement as to the foregoing matters.
In the meantime, please contact me with any questions. 
  

			
	Very truly yours,
	
	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

		
	By:	 	 AMB PROPERTY II, L.P.,
 a
Delaware limited partnership

	Its:	 	General Partner
		
	By:	 	 AMB PROPERTY HOLDING CORPORATION,
 a Maryland corporation

	Its:	 	General Partner
		
	By:	 	 

		
	Name:	 	 Carter Ancrus

		
	Its:	 	 VP Leasing & Acquisitions

  

			
	 THE FOREGOING TERMS AND CONDITIONS OF THIS FOURTH AMENDMENT TO LEASE ARE ACKNOWLEDGED AND AGREED TO ON BEHALF OF TENANT AS OF THIS
     DAY OF DECEMBER, 2010.

	
	 POWER GREAT LAKES, INC.,
 an Illinois corporation

		
	By:	 	 

		
	Name:	 	 Kenneth Winemaster

		
	Its:	 	 Senior Vice President

  
 3 

 FIFTH AMENDMENT TO LEASE 

THIS FIFTH AMENDMENT TO LEASE AGREEMENT (the “Fifth Amendment”) is entered into as
of the 30th day of June, 2011, by and between AMB PARTNERS
II LOCAL, L.P., a Delaware limited partnership (the “Landlord”) and POWER GREAT LAKES, INC., an Illinois corporation (the “Tenant”). 
 W I T N E S S E T H: 
 WHEREAS, Landlord and Tenant have entered
into a Lease dated August 29, 2007, as amended by instruments dated January 31, 2007, October 6, 2008, June 30, 2010 and December 22, 2010, pursuant to which Landlord leased to Tenant certain premises consisting of
approximately 89,835 square feet located at 1455 Michael Drive, Wood Dale, Illinois (the “Premises”), such lease, as previously and heretofore modified, being herein referred to collectively as the “Lease”. 

WHEREAS, Landlord and Tenant desire to modify the Lease on the terms and conditions set forth below. 

A G R E E M E N T: 
 NOW THEREFORE, in consideration of the Premises and the mutual covenants hereinafter contained, the parties hereto agree as follows: 

 

	 	1.	 The Lease Term is extended for fifteen (15) months, such that the Lease shall terminate on July 31, 2013 (the “Third Extension
Term”). All of the terms and conditions of the Lease shall remain in full force and effect during the Third Extension Term except as expressly provided herein. 

 

	 	2.	 During the Third Extension Term, Tenant shall pay Gross Rent to Landlord in the amount of $37,431.00 per month. 

 

	 	3.	 Tenant has no option, right of first refusal, or other right to renew, extend, lease additional premises, or purchase any part of the Premises, nor
any right to terminate the Lease. 

  

	 	4.	 Except as otherwise expressly provided herein, all defined terms used in this Fifth Amendment shall have the same respective meanings as are
provided for such defined terms in the Lease. 

  

	 	5.	 Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent
or other person brought about this transaction, other than Colliers International, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission or other form
of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. 

  

	 	6.	 Effectively immediately, Landlord’s notice address shall be as follows: c/o Prologis, Inc., 8755 West Higgins Road, Suite 700, Chicago,
Illinois 60631, with a copy to Prologis, Inc., 4545 Airport Way, Denver, Colorado 80239, Attention: General Counsel. 

  

	 	7.	 Insofar as the specific terms and provisions of this Fifth Amendment purport to amend or modify or are in conflict with the specific terms,
provisions and exhibits of the Lease, the terms and provisions of this Fifth Amendment shall govern and control; in all other respects, the terms, provisions and exhibits of the Lease shall remain unmodified and in full force and effect.

  

	 	8.	 Landlord and Tenant hereby agree that (i) this Fifth Amendment is incorporated into and made a part of the Lease, (ii) any and all
references to the Lease hereinafter shall include this Fifth Amendment, and (iii) the Lease and all terms, conditions and provisions of the Lease are in full force and effect as of the date hereof, except as expressly modified and amended
hereinabove. 

  

	 	9.	 Any obligation or liability whatsoever of Landlord, which may arise at any time under this Lease or any obligation or liability which may be
incurred by it pursuant to any other instrument, transaction, or undertaking contemplated hereby shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property of, its trustees, directors, shareholders,
officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise. 

 [signatures appear on following page] 

 IN WITNESS WHEREOF, the parties hereto have signed this Fifth Amendment as of the day and
year first above written. 
  

									
	TENANT:	 		 	LANDLORD:
			
	 POWER GREAT LAKES, INC.,
 an Illinois corporation
	 		 	 AMB PARTNERS II LOCAL, L.P.,
 a Delaware limited partnership

					
		 		 		 	By:	 	 PROLOGIS 2, L.P.,
 a
Delaware limited partnership

	By:	 	 

	 		 	Its:	 	General Partner
					
	Name:	 	 Kenneth Winemaster
	 		 	By:	 	AMB PROPERTY HOLDING CORPORATION,
		 		 		 		 	a Maryland corporation
	Its:	 	 Senior Vice President
	 		 	Its:	 	General Partner
					
		 		 		 	By:	 	 

					
		 		 		 	Name:	 	 Carter Andrus

					
		 		 		 	Its:	 	 VP, Market OfficerLease Agreement

 Exhibit 10.18 
 LEASE 
 GATEWAY JEFFERSON, INC., 

Landlord, 
 and

 POWER GREAT LAKES, INC., 
 Tenant 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
			
	 1.
	 	USE AND RESTRICTIONS ON USE	  	 	1	  
			
	 2.
	 	TERM	  	 	3	  
			
	 3.
	 	RENT	  	 	4	  
			
	 4.
	 	TAXES AND INSURANCE	  	 	4	  
			
	 5.
	 	SECURITY DEPOSIT	  	 	5	  
			
	 6.
	 	ALTERATIONS	  	 	5	  
			
	 7.
	 	REPAIR	  	 	6	  
			
	 8.
	 	LIENS	  	 	6	  
			
	 9.
	 	ASSIGNMENT AND SUBLETTING	  	 	7	  
			
	 10.
	 	INDEMNIFICATION	  	 	8	  
			
	 11.
	 	INSURANCE	  	 	8	  
			
	 12.
	 	WAIVER OF SUBROGATION	  	 	9	  
			
	 13.
	 	SERVICES AND UTILITIES	  	 	9	  
			
	 14.
	 	HOLDING OVER	  	 	9	  
			
	 15.
	 	SUBORDINATION	  	 	9	  
			
	 16.
	 	RULES AND REGULATIONS	  	 	9	  
			
	 17.
	 	REENTRY BY LANDLORD	  	 	10	  
			
	 18.
	 	DEFAULT	  	 	10	  
			
	 19.
	 	REMEDIES	  	 	11	  
			
	 20.
	 	TENANT’S BANKRUPTCY OR INSOLVENCY	  	 	13	  
			
	 21.
	 	QUIET ENJOYMENT	  	 	14	  
			
	 22.
	 	CASUALTY	  	 	14	  
			
	 23.
	 	EMINENT DOMAIN	  	 	15	  
			
	 24.
	 	SALE BY LANDLORD	  	 	15	  
			
	 25.
	 	ESTOPPEL CERTIFICATES	  	 	15	  
			
	 26.
	 	SURRENDER OF PREMISES	  	 	15	  
			
	 27.
	 	NOTICES	  	 	16	  
			
	 28.
	 	TAXES PAYABLE BY TENANT	  	 	16	  
			
	 29.
	 	DEFINED TERMS AND HEADINGS	  	 	16	  
			
	 30.
	 	TENANT’S AUTHORITY	  	 	17	  
			
	 31.
	 	FINANCIAL STATEMENTS AND CREDIT REPORTS	  	 	17	  
			
	 32.
	 	COMMISSIONS	  	 	17	  
			
	 33.
	 	TIME AND APPLICABLE LAW	  	 	17	  
			
	 34.
	 	SUCCESSORS AND ASSIGNS	  	 	17	  
			
	 35.
	 	ENTIRE AGREEMENT	  	 	17	  
			
	 36.
	 	EXAMINATION NOT OPTION	  	 	17	  

  
 -i-

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 37.
	 	 RECORDATION
	  	 	17	  
			
	 38.
	 	 RENEWAL OPTION
	  	 	17	  
			
	 39.
	 	 TERMINATION OPTION
	  	 	19	  
			
	 40.
	 	 LIMITATION OF LANDLORD’S LIABILITY
	  	 	19	  
		
	 EXHIBIT A – SITE PLAN
	  			
		
	 EXHIBIT B – INITIAL ALTERATIONS
	  			
		
	 EXHIBIT C
	  			
		
	 EXHIBIT D – RULES AND REGULATIONS
	  			
		
	 EXHIBIT E – HAZARDOUS MATERIALS EXHIBIT
	  			

  
 -ii-

 SINGLE TENANT INDUSTRIAL NET LEASE 

REFERENCE PAGES 
  

			
	BUILDING:	  	170-176 Mittel Drive, Wood Dale, Illinois
		
	LANDLORD:	  	Gateway Jefferson, Inc., a California corporation
		
	LANDLORD’S ADDRESS:	  	 1301 W. 22nd Street
 Suite
209
 Oak Brook, IL 60523

		
	WIRE INSTRUCTIONS AND/OR ADDRESS FOR RENT PAYMENT:	  	 Gateway Jefferson, Inc.
 c/o
RREEF Management Company
 1301 W. 22nd Street
 Suite
209
 Oak Brook, IL 60523

		
	LEASE REFERENCE DATE:	  	March 24, 2004
		
	TENANT:	  	Power Great Lakes, Inc, an Illinois corporation
		
	TENANT’S NOTICE ADDRESS:	  	 Power Great Lakes, Inc.
 655
Wheat Lane
 Wood Dale, IL 60191
 Attn:
Ken Winemaster, Senior Vice President

		
	PREMISES ADDRESS:	  	176 Mittel Drive, Wood Dale, Illinois
		
	BUILDING RENTABLE AREA:	  	Approximately 98,652 sq. ft. (for Site Plan see Exhibit A), including 100% of the building and site as depicted on the site plan
		
	USE:	  	General Office, Warehouse, Distribution, Assembly and Product Testing.
		
	COMMENCEMENT DATE:	  	October 1, 2004
		
	TERM OF LEASE:	  	Five (5) years and one (1) month, beginning on the Commencement Date and ending on the Termination Date.
		
	TERMINATION DATE:	  	October 31, 2009 (Subject to Termination Option Paragraph 39)

  

			
	
	

	Initials

  
 -iii-

 ANNUAL RENT and MONTHLY INSTALLMENT OF RENT (Article 3): 

 

																	
	 Period
	  	 Rentable Square

Footage
	  	Annual Rent
Per Square Foot	 	  	Annual Rent	 	  	Monthly Installment
of Rent	 
	 from
	  	 through
	  	  	  	  
	 10/1/2004*
	  	10/31/2004*	  	98,652	  	$	0.00	  	  	$	0.00	  	  	$	0.00	  
	 11/1/2004
	  	10/31/2005	  	98,652	  	$	4.30	  	  	$	424,203.60	  	  	$	35,350.30	  
	 11/1/2005
	  	10/31/2006	  	98,652	  	$	4.40	  	  	$	434,068.80	  	  	$	36,172.40	  
	 11/1/2006
	  	10/31/2007	  	98,652	  	$	4.50	  	  	$	443,934.00	  	  	$	36,994.50	  
	 11/1/2007
	  	10/31/2008	  	98,652	  	$	4.60	  	  	$	453,799.20	  	  	$	37,816.60	  
	 11/1/2008
	  	10/31/2009	  	98,652	  	$	4.70	  	  	$	463,664.40	  	  	$	38,638.70	  

  

	*	Note: The Monthly Installment of Rent shall be abated in October, 2004 and during any time period prior to 10/1/04 if early occupancy is granted to Tenant.

  

			
	INITIAL ESTIMATED MONTHLY INSTALLMENT	  	$7,481.11 (Taxes)
	OF RENT ADJUSTMENTS (Article 4)	  	$657.68 (Insurance)
		
	SECURITY DEPOSIT:	  	$38,638.70
		
	ASSIGNMENT/SUBLETTING FEE	  	$350.00
		
	REAL ESTATE BROKER DUE COMMISSION:	  	Colliers Bennett & Kahnweiler Inc. (Mr. Ronald Behm)
		
	TENANT’S SIC CODE:	  	5008
		
	AMORTIZATION RATE:	  	11%

 The Reference Pages information is incorporated into and made a part of the Lease. In the event of any conflict between
any Reference Pages information and the Lease, the Lease shall control. This Lease includes Exhibits A through D, all of which are made a part of this Lease. 
  

									
	LANDLORD:	 		 	TENANT:
			
	Gateway Jefferson, Inc., a California corporation	 		 	Power Great Lakes, Inc, an Illinois corporation
					
	By:	 	RREEF Management Company, a Delaware corporation	 		 		 	
					
	By:	 	/s/ Mark P. Sabatino	 		 	By:	 	/s/ Ken Winemaster
	Name:	 	Mark P. Sabatino	 		 	Name:	 	Ken Winemaster
	Title:	 	District Manager	 		 	Title:	 	Senior Vice President
	Dated:	 	7/20, 2004	 		 	Dated:	 	7/12, 2004

  

			
	
	

	Initials

  
 -iv-

 LEASE 
 By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Building as set forth and described on the Reference Pages (the “Premises”). The Building is depicted on the site plan
attached hereto as Exhibit A. The Reference Pages, including all terms defined thereon, are incorporated as part of this Lease. 
 1.
USE AND RESTRICTIONS ON USE. 
 1.1 The Premises are to be used solely for the purposes set forth on the Reference Pages.
Tenant shall not do or permit anything to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them, or allow the Premises to be used
for any improper, immoral, unlawful, or objectionable purpose, or commit any waste. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the written consent of Landlord first obtained. Tenant
shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention and abatement of any
violations in the Building or appurtenant land, caused or permitted by, or resulting from the specific use by, Tenant, or in or upon, or in connection with, the Premises, all at Tenant’s sole expense. Tenant shall not do or permit anything to
be done on or about the Premises or bring or keep anything into the Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by
fire or other casualty or against liability for damage to property or injury to persons in or about the Building or any part thereof. Landlord reserves the right to use the roof and exterior walls of the Building and the grounds of the Premises,
without payment to Tenant, for any purpose which does not materially interfere with Tenant’s use of the Property. 
 1.2
Hazardous Materials. 
 1.2.1 Tenant agrees that Tenant, its agents and contractors, licensees, or invitees shall
not handle, use, manufacture, store or dispose of any flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar substances, petroleum products or derivatives (collectively
“Hazardous Materials”) on, under, or about the Premises, without Landlord’s prior written consent (which consent shall not be unreasonably withheld as long as Tenant demonstrates and documents to Landlord’s reasonable
satisfaction (i) that such Hazardous Materials (A) are necessary or useful to Tenant’s business; and (B) will be used, kept, and stored in compliance with all laws relating to any Hazardous Materials so brought or used or kept in
or about the Premises; and (ii) that Tenant will give all required notices concerning the presence in or on the Premises or the release of such Hazardous Materials from the Premises). Tenant may handle, store, use or dispose of products
containing small quantities of Hazardous Materials, which products are of a type customarily found in offices and households (such as aerosol cans containing insecticides, toner for copies, paints, paint remover, and the like), provided that Tenant
shall handle, store, use and dispose of any such Hazardous Materials in a safe and lawful manner and shall not allow such Hazardous Materials to contaminate the Premises or the environment. Notwithstanding the above, Tenant may install an above
ground tank for product assembly and commercial testing purposes including but not limited to anti-freeze, water, oil and cleaning solvents, subject to Landlord’s approval of specifications for same, not to be unreasonably withheld. 

1.2.2 Tenant further agrees that Tenant will not permit any substance to come into contact with groundwater under the
Premises. Any such substance coming into contact with groundwater shall, regardless of its inherent hazardous characteristics, be considered a Hazardous Material for purposes of this Paragraph 1.2. 

1.2.3 Notwithstanding the provisions of Paragraph 1.2.1, Tenant may handle, store, and use Hazardous Materials, limited to
the types, amounts, and use identified in the Hazardous Materials Exhibit attached hereto as Exhibit E. If no Hazardous Materials Exhibit is attached to this Lease, then this Paragraph 1.2.3 shall be of no force and effect. Tenant hereby
certifies to Landlord that the information provided by Tenant pursuant to this Paragraph is true, correct, and complete. Tenant covenants to comply with the use restrictions shown on the attached Hazardous Materials Exhibit. Tenant’s business
and operations, and more especially its handling, storage, use and disposal of Hazardous Materials shall at all times comply with all applicable laws pertaining to Hazardous Materials. Tenant shall secure and abide by all permits necessary for
Tenant’s operations on the Premises. Tenant shall give or post all notices required by all applicable laws pertaining to Hazardous Materials. If Tenant shall at any time fail to comply with this Paragraph, Tenant shall immediately notify
Landlord in writing of such noncompliance. 
 1.2.3.1 Tenant shall provide Landlord with copies of any Material
Safety Data Sheets (as required by the Occupational Safety and Health Act) relating to any Hazardous Materials to be used, kept, or stored at or on the 

 
Premises, at least 30 days prior to the first use, placement, or storage of such Hazardous Material on the Premises. With the exception of Exhibit E, Landlord shall have 10 days following
delivery of such Material Safety Data Sheets to approve or forbid, in its sole discretion subject to the limitation contained in Paragraph 1.1 above, such use, placement, or storage of a Hazardous Material on the Premises. 

1.2.3.2 Tenant shall not store hazardous wastes on the premises for more than 90 days; “hazardous waste” has the
meaning given it by the Resource Conservation and Recovery Act of 1976, as amended. Tenant shall not install any underground or above ground storage tanks on the Premises. Tenant shall not dispose of any Hazardous Material or solid waste on the
Premises. In performing any alterations of the Premises permitted by the Lease, Tenant shall not install any Hazardous Material in the Premises without the specific consent of Landlord attached as an exhibit to this Lease. 

1.2.3.3 Any increase in the premiums for necessary insurance on the Property which arises from Tenant’s use and/or
storage of Hazardous Materials shall be solely at Tenant’s expense. Tenant shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any requirement of any Federal, State or local governmental
agency with jurisdiction. 
 1.2.4 If Landlord, in its sole discretion, believes that the Premises or the
environment have become contaminated with Hazardous Materials or similar materials that must be removed under the laws of the state where the Premises are located, in breach of the provisions of this Lease, Landlord, in addition to its other rights
under this Lease, may enter upon the Premises and obtain samples from the Premises, including without limitation the soil and groundwater under the Premises, for the purposes of analyzing the same to determine whether and to what extent the Premises
or the environment have become so contaminated. Tenant shall reimburse Landlord for the costs of any inspection, sampling and analysis that discloses contamination for which Tenant is liable under the terms of this Paragraph 1.2. Tenant may not
perform any sampling, testing, or drilling to locate any Hazardous Materials on the Premises without Landlord’s prior written consent. 
 1.2.5 Without limiting the above, Tenant shall reimburse, defend, indemnify and hold Landlord harmless from and against any and all claims, losses, liabilities, damages, costs and expenses, including
without limitation, loss of rental income, loss due to business interruption, and reasonable attorneys fees and costs, arising out of or in any way connected with the use, manufacture, storage, or disposal of Hazardous Materials by Tenant, its
agents or contractors on, under or about the Premises including, without limitation, the costs of any required or necessary investigation, repair, cleanup or detoxification and the preparation of any closure or other required plans in connection
herewith, whether voluntary or compelled by governmental authority. The indemnity obligations of Tenant under this clause shall survive any termination of the Lease. At Landlord’s option, Tenant shall perform any required or necessary
investigation, repair, cleanup, or detoxification of the Premises. In such case, Landlord shall have the right, in its sole discretion, to approve all plans, consultants, and cleanup standards. Tenant shall provide Landlord on a timely basis with
(i) copies of all documents, reports, and communications with governmental authorities; and (ii) notice and an opportunity to attend all meetings with regulatory authorities. Tenant shall comply with all notice requirements and Landlord
and Tenant agree to cooperate with governmental authorities seeking access to the Premises for purposes of sampling or inspection. No disturbance of Tenant’s use of the Premises resulting from activities conducted pursuant to this Paragraph
shall constitute an actual or constructive eviction of Tenant from the Premises. In the event that such cleanup extends beyond the termination of the Lease, Tenant’s obligation to pay rent (including additional rent and percentage rent, if any)
shall continue until such cleanup is completed and any certificate of clearance or similar document has been delivered to Landlord. Rent during such holdover period shall be at market rent; if the parties are unable to agree upon the amount of such
market rent, then Landlord shall have the option of (a) increasing the rent for the period of such holdover based upon the increase in the cost-of-living from the third month preceding the commencement date to the third month preceding the
start of the holdover period, using such indices and assumptions and calculations as Landlord in its sole reasonable judgment shall determine are necessary; or (b) having Landlord and Tenant each appoint a qualified MAI appraiser doing business
in the area; in turn, these two independent MAI appraisers shall appoint a third MAI appraiser and the majority shall decide upon the fair market rental for Premises as of the expiration of the then current term. Landlord and Tenant shall equally
share in the expense of this appraisal except that in the event the rent is found to be within fifteen percent of the original rate quoted by Landlord, then Tenant shall bear the full cost of all the appraisal process. In no event shall the rent be
subject to determination or modification by any person, entity, court, or authority other than as set forth expressly herein, and in no event shall the rent for any holdover period be less that the rent due in the preceding period. 

1.2.6 Notwithstanding anything set forth in this Lease, Tenant shall only be responsible for contamination of Hazardous
Materials or any cleanup resulting directly therefrom, resulting directly from matters occurring 

  
 2 

 
or Hazardous Materials deposited (other than by contractors, agents or representatives controlled by Landlord) during the Lease term, and any other period of time during which Tenant is in actual
or constructive occupancy of the Premises. Tenant shall take reasonable precautions to prevent the contamination of the Premise with Hazardous Materials by third parties. 

1.2.7 It shall not be unreasonable for Landlord to withhold its consent to any proposed Assignment or Sublease if
(i) the proposed Assignee’s or Sublessee’s anticipated use of the premises involves the generation, storage, use, treatment or disposal of Hazardous Materials; (ii) the proposed Assignee or Sublessee has been required by any
prior landlord, lender, or governmental authority to take remedial action in connection with Hazardous Materials contaminating a property if the contamination resulted from such Assignee’s or Sublessee’s actions or use of the property in
question; or (iii) the proposed Assignee or Sublessee is subject to an enforcement order issued by any governmental authority in connection with the use, disposal, or storage of a hazardous material. 

1.2.8 Any of Tenant’s insurance insuring against claims of the type dealt with in this Paragraph 1.2 shall be
considered primary coverage for claims against the Property arising out of or under this paragraph. 
 1.2.9 In
the event of (i) any transfer of Tenant’s interest under this Lease; or (ii) the termination of this Lease, by lapse of time or otherwise, Tenant shall be solely responsible for compliance with any and all then effective federal,
state or local laws concerning (i) the physical condition of the Premises, Building, or Property; or (ii) the presence of hazardous or toxic materials in or on the Premises, Building, or Property (for example, the New Jersey Environmental
Cleanup Responsibility Act, the Illinois Responsible Property Transfer Act, or similar applicable state laws), including but not limited to any reporting or filing requirements imposed by such laws. Tenant’s duty to pay rent, additional rent,
and percentage rent shall continue until the obligations imposed by such laws are satisfied in full and any certificate of clearance or similar document has been delivered to Landlord. 

1.2.10 All consents given by Landlord pursuant to this Paragraph 1.2 shall be in writing. 

1.2.11 At Tenant’s request made within thirty (30) days after the execution and delivery of this Lease, and
thereafter not more frequently than annually during the Term of this Lease, Landlord shall permit Tenant to inspect, in Landlord’s managing agent’s office, environmental audits and reports in such agent’s possession pertaining to the
Building and Property. Tenant shall be permitted to copy the executive summary portion of the most recent such audit, but otherwise shall not be permitted to copy these materials. Tenant shall have no right to rely on any of these materials, and
Landlord will make them available without warranty or representation. 
 2. TERM. 

2.1 The Term of this Lease shall begin on the date (“Commencement Date”) which shall be the later of the Scheduled Commencement
Date as shown on the Reference Pages and the date that Landlord shall tender possession of the Premises to Tenant, and shall terminate on the date as shown on the Reference Pages (“Termination Date”), unless sooner terminated by the
provisions of this Lease. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to Exhibit B to this Lease substantially completed. Tenant shall deliver a punch list of items not
completed within thirty (30) days after Landlord completes such work and tenders possession of the Premises and Landlord agrees to proceed with due diligence to perform its obligations regarding such items. 

2.2 Tenant agrees that in the event of the inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date
for any reason, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when Landlord can, after notice to Tenant, deliver possession of the Premises to Tenant. No such
failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if Landlord is unable to deliver possession of the Premises within sixty (60) days after the Scheduled
Commencement Date (other than as a result of strikes, shortages of materials, holdover tenancies or similar matters beyond the reasonable control of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the
option to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications and/or construction cost estimates or bids; (b) Tenant’s request for materials, finishes or
installations other than Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord; (c) Tenant’s change in any plans or specifications; or,
(d) performance or completion by a party employed by Tenant (each of the foregoing, a “Tenant Delay”). If any delay is the result of a Tenant Delay, the Commencement Date and the payment of rent under this Lease shall be accelerated
by the number of days of such Tenant Delay. 

  
 3 

 2.3 In the event Landlord permits Tenant, or any agent, employee or contractor of Tenant, to
enter, use or occupy the Premises prior to the Commencement Date, such entry, use or occupancy shall be subject to all the provisions of this Lease other than the payment of rent, including, without limitation, Tenant’s compliance with the
insurance requirements of Article 11. Said early possession shall not advance the Termination Date. 
 3. RENT. 

3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent then in effect
on or before the first day of each full calendar month during the Term, except that the Monthly Installment of Rent due for the first month of the Term is hereby abated. Tenant shall pay the first Monthly Installment of Rent on November 1,
2004. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly
Installment of Rent based upon the number of days in such month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Rent Payment Address, as set forth on the Reference Pages, or to such other person
or at such other place as Landlord may from time to time designate in writing. If an Event of Default occurs, Landlord may require by notice to Tenant that all subsequent rent payments be made by an automatic payment from Tenant’s bank account
to Landlord’s account, without cost to Landlord. Tenant must implement such automatic payment system prior to the next scheduled rent payment or within ten (10) days after Landlord’s notice, whichever is later. Unless specified in
this Lease to the contrary, all amounts and sums payable by Tenant to Landlord pursuant to this Lease shall be deemed additional rent. 
 3.2 Tenant recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of which additional expense is extremely difficult and
economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed in an amount equal to the greater of: (a) Fifty Dollars
($50.00), or (b) five percent (5%) of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant shall be reassessed and added to Tenant’s obligation for each successive month until paid. The provisions of
this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on which they are due, nor do the terms of this Section 3.2 in any way affect Landlord’s remedies pursuant to Article 19
of this Lease in the event said rent or other payment is unpaid after date due. 
 4. TAXES AND INSURANCE. 

4.1 Tenant shall pay as additional rent all Taxes and Insurance incurred on the Building during the Term. “Taxes” shall be
defined as real estate taxes and any other taxes, charges and assessments which are levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of
Landlord, real or personal, located in the Building and used in connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; and all commercially reasonable
fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in any way seeking to reduce or avoid increase in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year.
Taxes shall not include any corporate franchise, or estate, inheritance or net income tax, or tax imposed upon any transfer by Landlord of its interest in this Lease or the Building or any taxes to be paid by Tenant pursuant to Article 28.
“Insurance” shall be defined as insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation, or operation
of the Building or any part thereof. Special assessments, if any, shall be made payable over the longest period of time permitted by law. 
 4.2 Prior to the actual determination thereof, Landlord may from time to time estimate Tenant’s liability for Taxes under Section 4.1, Article 6 and Article 28 for the lease year or portion
thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay, by increase of its Monthly Installments of Rent due in such lease year, additional rent in the amount of such estimate. Any
such increased rate of Monthly Installments of Rent pursuant to this Section 4.2 shall remain in effect until further written notification to Tenant pursuant hereto. 
 4.3 When the above mentioned actual determination of Tenant’s liability for Taxes is made in any lease year and when Tenant is so notified in writing, then: 

  
 4 

 4.3.1 If the total additional rent Tenant actually paid pursuant to
Section 4.2 is less than Tenant’s liability for Taxes, then Tenant shall pay to Landlord as additional rent in one lump sum within thirty (30) days of receipt of Landlord’s bill therefor such deficiency; and 

4.3.2 If the total additional rent Tenant actually paid pursuant to Section 4.2 is more than Tenant’s liability
for Taxes, then Landlord shall credit the difference against the then next due payments to be made by Tenant under this Article 4, or, if the Lease has terminated, refund the difference in cash. 

4.4 If the Commencement Date is other than January 1 or if the Termination Date is other than December 31, Tenant’s
liability for Taxes for the year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year. 
 4.5 Even though the Term has expired and Tenant has vacated the premises, when the final determination is made of Tenant’s liability for Taxes for the year in which the Lease terminated, Tenant shall
pay any difference due over the estimated Taxes paid; and conversely any overpayment, less any amounts due Landlord under this Lease, shall be rebated to Tenant. 
 5. SECURITY DEPOSIT. Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for the faithful performance by Tenant
of all the terms, covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant defaults with respect to any
provision of this Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend by reason of Tenant’s
default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion is so used, Tenant shall within five (5) days after written demand therefor, deposit with Landlord an
amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall not be required to keep
the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance
thereof shall be returned to Tenant at such time after termination of this Lease when Landlord shall have determined that all of Tenant’s obligations under this Lease have been fulfilled. 

6. ALTERATIONS. 
 6.1
Except for those, if any, specifically provided for in Exhibit B to this Lease, Tenant shall not make or suffer to be made any alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment
in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the prior written consent of Landlord, which consent may be withheld at Landlord’s sole discretion. When applying for such
consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. Landlord’s consent shall not be required (but notice to Landlord shall be required) with respect to
alterations which (i) are not structural in nature, (ii) are not visible from the exterior of the Building, (iii) do not affect or require modification of the Building’s electrical, mechanical, plumbing, HVAC or other systems,
and (iv) in aggregate do not cost more $5.00 per rentable square foot of that portion of the Premises affected by the alterations in question. 
 6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same shall be made by using either Landlord’s contractor or a contractor reasonably
approved by Landlord, in either event at Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such other contractor or any subcontractor of such other contractor shall employ any
non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions concerning the wage, hours, terms or
conditions of the employment of any such labor. In any event Landlord may charge for third party costs actually incurred by Landlord in connection with the proposed work and the design thereof, plus, if Landlord provides construction management
services, a construction management fee not to exceed five percent (5%) of the cost of such work to cover its overhead as it relates to such proposed work, with all such amounts being due five (5) days after Landlord’s demand.

 6.3 All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all government
laws, ordinances, rules and regulations, using Building standard materials where applicable, and Tenant shall, prior to construction, provide the additional insurance required under Article 11 in such case, and also all such assurances to

  
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Landlord as Landlord shall reasonably require to assure payment of the costs thereof, including but not limited to, notices of non-responsibility, waivers of lien, surety company performance
bonds and funded construction escrows and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. Landlord may, as a condition to its consent to any particular
alterations or improvements, require Tenant to deposit with Landlord the amount reasonably estimated by Landlord as sufficient to cover the cost of removing such alterations or improvements and restoring the Premises, to the extent required under
Section 26.2 
 7 REPAIR. 
 7.1 Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit B if attached to this Lease. By taking possession of the
Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them, except as set forth in the punch list to be delivered pursuant to Section 2.1. It is hereby
understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for any failure to make any
repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. 

7.2 Tenant shall at its own cost and expense keep and maintain all parts of the Premises in good condition, promptly making all necessary
repairs and replacements, whether structural or non-structural, ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original (including, but not limited to, repair and replacement of all fixtures
installed by Tenant, water heaters serving the Premises, windows, glass and plate glass, doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and floor coverings, heating and air conditioning systems,
electrical systems and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers, landscaping, rail tracks serving the Premises, plumbing work and fixtures, and performance of regular removal of trash and debris). Tenant as part of its
obligations hereunder shall keep the Premises in a clean and sanitary condition. Tenant will, as far as possible keep all such parts of the Premises from deterioration due to ordinary wear and from falling temporarily out of repair, and upon
termination of this Lease in any way Tenant will yield up the Premises to Landlord in good condition and repair, loss by fire or other casualty excepted (but not excepting any damage to glass). Notwithstanding the foregoing, as long as the need for
such repair and maintenance does not arise from Tenant’s negligence, abuse or misuse, Landlord shall, at its own cost and expense repair and maintain the exterior walls, roof, structural elements, underground utilities, driveways, HVAC
replacement (See Section 7.4) and the parking lot at the Building. 
 7.3 Except as provided in Article 22, there shall be
no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or to
fixtures, appurtenances and equipment in the Building. Except to the extent, if any, prohibited by law, Tenant waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect. 

7.4 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a
maintenance contractor approved by Landlord or its own qualified personnel for servicing all heating and air conditioning systems and equipment serving the Premises (and a copy thereof shall be furnished to Landlord). The service contract must
include all services suggested by the equipment manufacturer in the operation/maintenance manual and must become effective within thirty (30) days of the date Tenant takes possession of the Premises. Should Tenant fail to do so, Landlord may,
upon notice to Tenant, enter into such a maintenance/ service contract on behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlord’s overhead. Notwithstanding the
foregoing, if, during the term of the Lease, the HVAC system or any major component thereof requires replacement and as long as the need for such replacement does not arise from Tenant’s negligence, abuse or misuse, then Landlord shall perform
such replacement at its sole cost and expense. 
 8. LIENS. Tenant shall keep the Premises, the Building and appurtenant land and
Tenant’s leasehold interest in the Premises free from any liens arising out of any services, work or materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant fails, within twenty
(20) days following the imposition of any such lien, to either cause the same to be released of record or provide Landlord with insurance against the same issued by a major title insurance company or such other protection against the same as
Landlord shall accept (such failure to constitute an Event of Default), Landlord shall have the right to cause the same to be released by such means as it shall deem proper, including payment of the claim giving rise to such lien. All such sums paid
by Landlord and all expenses incurred by it in connection therewith shall be payable to it by Tenant within fifteen (15) days Landlord’s demand. 

  
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 9. ASSIGNMENT AND SUBLETTING. 

9.1 Tenant shall not have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily
or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy without the prior written consent of Landlord, such consent not to be
unreasonably withheld, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of the Premises. Landlord’s prior consent shall not be required (but notice to Landlord shall be required) with respect to
transfers which do not alter the ownership or control of Tenant or are made primarily for estate planning purposes. In the event Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease,
Tenant shall give written notice thereof to Landlord at least thirty (30) days but no more than one hundred twenty (120) days prior to the proposed commencement date of such subletting or assignment, which notice shall set forth the name
of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial information of the proposed subtenant or assignee. 

9.1.1 Solely in connection with its main business operations, Tenant shall be permitted to provide warehouse services to
its customers, vendors and service providers, for storage of their materials and equipment, and may charge a fee for same, without violation of this Article 9 and without the requirement of Landlord’s consent. Such third parties will have no
right to possess or occupy any portion of the Premises. Nothing herein shall limit the provisions of Paragraph 1.2. 
 9.2
Notwithstanding any assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for compliance with all of its other
obligations under the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other remedies provided in this Lease or
provided by law, may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to Landlord from Tenant under this Lease, and
no such collection shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s obligations under this Lease. 
 9.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion, in the event of any proposed subletting or assignment, to
terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the date the subletting or assignment is to be effective. The option shall be exercised, if
at all, by Landlord giving Tenant written notice given by Landlord to Tenant within twenty (20) days following Landlord’s receipt of Tenant’s written notice as required above. However, if Tenant notifies Landlord, within five (5) days
after receipt of Landlord’s termination notice, that Tenant is rescinding its proposed assignment or sublease, the termination notice shall be void and the Lease shall continue in full force and effect. If this Lease shall be terminated with
respect to the entire Premises pursuant to this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the sublease or assignment as if that date had been originally fixed in this Lease for the
expiration of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time during the unexpired Term shall abate proportionately based on the proportion by which the approximate square
footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding commission obligation
which may be due and owing as a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to the proposed tenant or any other tenant. 

9.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as additional rent an amount
equal to fifty percent (50%) of any Increased Rent (as defined below), less the Costs Component (as defined below), when and as such Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of
(i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For
purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. The “Costs Component” is that amount which, if paid monthly, would
fully amortize on a straight-line basis, over the entire period for which Tenant is to receive Increased Rent, the reasonable costs incurred by Tenant for leasing commissions and tenant improvements in connection with such sublease, assignment or
other transfer. 

  
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 9.5 Notwithstanding any other provision hereof, it shall be considered reasonable for
Landlord to withhold its consent to any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof, there shall
exist any uncured default of Tenant or matter which will become a default of Tenant with passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in negotiation; (b) is already
an occupant of the Building unless Landlord is unable to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; (e) with which the
payment for the sublease or assignment is determined in whole or in part based upon its net income or profits; or (f) would subject the Premises to a use which would: (i) involve increased personnel or wear upon the Building;
(ii) violate any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building in order to comply with building code or other governmental requirements; or,
(iv) involve a violation of Section 1.2. Tenant expressly agrees that for the purposes of any statutory or other requirement of reasonableness on the part of Landlord, Landlord’s refusal to consent to any assignment or sublease for
any of the reasons described in this Section 9.5, shall be conclusively deemed to be reasonable. 
 9.6 Upon any request to
assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord’s costs, including reasonable attorney’s fees, incurred in investigating and considering any proposed or purported
assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported
sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions of this Article 9 shall be void. 
 9.7 If Tenant is a corporation, limited liability company, partnership or trust, any transfer or transfers of or change or changes within any twelve (12) month period in the number of the outstanding
voting shares of the corporation or limited liability company, the general partnership interests in the partnership or the identity of the persons or entities controlling the activities of such partnership or trust resulting in the persons or
entities owning or controlling a majority of such shares, partnership interests or activities of such partnership or trust at the beginning of such period no longer having such ownership or control shall be regarded as equivalent to an assignment of
this Lease to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of this Article 9 to the same extent and for all intents and purposes as though such an assignment. 

10. INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby waives all claims against them for any damage to any property
or any injury to any person in or about the Premises by or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof, windows, walls, basement, pipes, plumbing works or appliances, the
Premises not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors. Tenant shall
protect, indemnify and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and reasonable attorney’s fees) incurred by reason of (a) any damage to any property (including
but not limited to property of any Landlord Entity) or any injury (including but not limited to death) to any person occurring in, on or about the Premises to the extent that such injury or damage shall be caused by or arise from any actual or
alleged act, neglect, fault, or omission by or of Tenant or any Tenant Entity to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever done by the Tenant in or
about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s failure to comply with any and all governmental laws, ordinances and regulations applicable to the condition or use of the Premises or its
occupancy; or (d) any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. The provisions of this Article shall survive the termination of this
Lease with respect to any claims or liability accruing prior to such termination. 
 11. INSURANCE. 

11.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the
Landlord Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than $1,000,000 per occurrence
and not less than $2,000,000 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time, covering bodily injury and property damage liability and $1,000,000 products/completed operations aggregate;
(b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $1,000,000 per accident; (c) insurance protecting against liability under Worker’s Compensation Laws with limits at least as
required by statute with Employers Liability with limits of $500,000 each accident, $500,000 disease policy limit, $500,000 disease—each employee; (d) All Risk or Special Form coverage protecting Tenant against loss of or damage to
Tenant’s 

  
 8 

 
alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the full
replacement value of the property so insured; and, (e) Business Interruption Insurance with limit of liability representing loss of at least approximately six (6) months of income. 

11.2 The aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord Entities as additional
insureds (General Liability) and loss payee (Property—Special Form); (c) be issued by an insurance company with a minimum Best’s rating of “A: VII” during the Term; and (d) provide that said insurance shall not be
canceled unless thirty (30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; a certificate of Liability insurance on ACORD Form 25 and a certificate of Property insurance on ACORD Form 27 shall
be delivered to Landlord by Tenant upon the Commencement Date and at least thirty (30) days prior to each renewal of said insurance. 
 11.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises (“Work”) the aforesaid insurance protection must extend to and include injuries to
persons and damage to property arising in connection with such Work, without limitation including liability under any applicable structural work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing
such insurance must be delivered to Landlord prior to the commencement of any such Work. 
 12. WAIVER OF SUBROGATION. So long as their
respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit
of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver. 

13. SERVICES AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other
utilities and services used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts,
battery packs for emergency lighting and fire extinguishers. Tenant will not, without the written consent of Landlord, contract with a utility provider to service the Premises with any utility, including, but not limited to, telecommunications,
electricity, water, sewer or gas, which is not previously providing such service to the Building. Landlord shall in no event be liable for any interruption or failure of utility services on or to the Premises. 

14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination of this Lease
by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be One Hundred Fifty (150%) of the greater of (a) the amount of the Annual Rent for the last period prior to the date of such termination plus all Rent
Adjustments under Article 4; and (b) the then market rental value of the Premises as determined by Landlord assuming a new lease of the Premises of the then usual duration and other terms, in either case, prorated on a daily basis, and also pay
all damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of Landlord’s election to such effect, such holding over shall constitute renewal of this Lease for a period from month to month or one
(1) year, whichever shall be specified in such notice, in either case at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance by Landlord of any sums due hereunder after such
termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s right of reentry or any other right under this Lease
or at law. 
 15. SUBORDINATION. Without the necessity of any additional document being executed by Tenant for the purpose of effecting a
subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlord’s interest or
estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be superior to any such
instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver within ten (10) days
of Landlord’s request such further instruments evidencing such subordination or superiority of this Lease as may be required by Landlord; however, Landlord shall use commercially reasonable efforts to obtain and deliver to Tenant a
non-disturbance agreement from each future mortgagee, lender and ground lessor, as applicable. 
 16. RULES AND REGULATIONS. Tenant shall
faithfully observe and comply with all the rules and regulations as set forth in Exhibit D to this Lease and all reasonable modifications of and additions to them from time to time put into effect by Landlord. 

  
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 17. REENTRY BY LANDLORD. 
 17.1 With reasonable prior notice, Landlord reserves and shall at all times have the right to re-enter the Premises to inspect the same, to show said Premises to prospective purchasers, mortgagees or
tenants (only within 9 months prior to lease expiration date), and to alter, improve or repair the Premises and any portion of the Building, without abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and
other necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be performed, provided entrance to the Premises shall not be blocked thereby, and
further provided that the business of Tenant shall not be interfered with unreasonably. Landlord shall have the right at any time to change the name, number or designation by which the Building is commonly known. Tenant hereby waives any claim for
damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17. 

17.2 For each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in the
Premises, excluding Tenant’s vaults and safes or special security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency to obtain entry to any
portion of the Premises. As to any portion to which access cannot be had by means of a key or keys in Landlord’s possession, Landlord is authorized to gain access by such means as Landlord shall elect and the cost of repairing any damage
occurring in doing so shall be borne by Tenant and paid to Landlord within thirty (30) days of Landlord’s demand. 
 18.
DEFAULT. 
 18.1 Except as otherwise provided in Article 20, the following events shall be deemed to be Events of Default
under this Lease: 
 18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to
Landlord under this Lease, whether such sum be any installment of the rent reserved by this Lease, any other amount treated as additional rent under this Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not
treated as additional rent under this Lease, and such failure shall continue for a period of five (5) days after written notice that such payment was not made when due, but if any such notice shall be given, for the twelve (12) month
period commencing with the date of such notice, the failure to pay within five (5) days after due any additional sum of money becoming due to be paid to Landlord under this Lease during such period shall be an Event of Default, without notice.

 18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which is not provided
for in another Section of this Article and shall not cure such failure within thirty (30) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant provided, however, that such failure shall
not be an event of default if such failure could not reasonably be cured during such thirty (30) day period, Tenant has commenced the cure within such thirty (30) day period and thereafter is diligently pursuing such cure to completion, but the
total aggregate cure period shall not exceed ninety (90) days. 
 18.1.3 Tenant shall fail to vacate the
Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon termination of Tenant’s right to possession only. 
 18.1.4 Tenant shall become insolvent, admit in writing its inability to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute,
make an assignment for the benefit of creditors, make a transfer in fraud of creditors, apply for or consent to the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking
reorganization or arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any other applicable law or statute of the United States or any state thereof. 

18.1.5 A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or
appointing a receiver of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the
United States, as now in effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date of entry thereof. 

  
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 19. REMEDIES. 
 19.1 Except as otherwise provided in Article 20, upon the occurrence of any of the Events of Default described or referred to in Article 18, Landlord shall have the option to pursue any one or more of the
following remedies without any notice or demand whatsoever, concurrently or consecutively and not alternatively: 

19.1.1 Landlord may, at its election, terminate this Lease or terminate Tenant’s right to possession only, without
terminating the Lease. 
 19.1.2 Upon any termination of this Lease, whether by lapse of time or otherwise, or
upon any termination of Tenant’s right to possession without termination of the Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord, and Tenant hereby grants to Landlord full
and free license to enter into and upon the Premises in such event and to repossess Landlord of the Premises as of Landlord’s former estate and to expel or remove Tenant and any others who may be occupying or be within the Premises and to
remove Tenant’s signs and other evidence of tenancy and all other property of Tenant therefrom without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and without incurring any liability for any damage
resulting therefrom, Tenant waiving any right to claim damages for such re-entry and expulsion, and without relinquishing Landlord’s right to rent or any other right given to Landlord under this Lease or by operation of law. 

19.1.3 Upon any termination of this Lease, whether by lapse of time or otherwise, Landlord shall be entitled to recover as
damages, all rent, including any amounts treated as additional rent under this Lease, and other sums due and payable by Tenant on the date of termination, plus as liquidated damages and not as a penalty, an amount equal to the sum of: (a) an
amount equal to the then present value of the rent reserved in this Lease for the residue of the stated Term of this Lease including any amounts treated as additional rent under this Lease and all other sums provided in this Lease to be paid by
Tenant, minus the fair rental value of the Premises for such residue; (b) the value of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses described in Section 19.1.4 relating to recovery of
the Premises, preparation for reletting and for reletting itself; and (c) the cost of performing any other covenants which would have otherwise been performed by Tenant. 

19.1.4 Upon any termination of Tenant’s right to possession only without termination of the Lease: 

19.1.4.1 Neither such termination of Tenant’s right to possession nor Landlord’s taking and holding possession
thereof as provided in Section 19.1.2 shall terminate the Lease or release Tenant, in whole or in part, from any obligation, including Tenant’s obligation to pay the rent, including any amounts treated as additional rent, under this Lease
for the full Term, and if Landlord so elects Tenant shall continue to pay to Landlord the entire amount of the rent as and when it becomes due, including any amounts treated as additional rent under this Lease, for the remainder of the Term plus any
other sums provided in this Lease to be paid by Tenant for the remainder of the Term. 
 19.1.4.2 Landlord shall
use commercially reasonable efforts to relet the Premises or portions thereof. Landlord and Tenant agree that nevertheless Landlord shall at most be required to use only the same efforts Landlord then uses to lease premises in the Building generally
and that in any case that Landlord shall not be required to give any preference or priority to the showing or leasing of the Premises or portions thereof over any other space that Landlord may be leasing or have available and may place a suitable
prospective tenant in any such other space regardless of when such other space becomes available and that Landlord shall have the right to relet the Premises for a greater or lesser term than that remaining under this Lease, the right to relet only
a portion of the Premises, or a portion of the Premises or the entire Premises as a part of a larger area, and the right to change the character or use of the Premises. In connection with or in preparation for any reletting, Landlord may, but shall
not be required to, make repairs, alterations and additions in or to the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall pay the cost thereof, together with Landlord’s expenses of
reletting, including, without limitation, any commission incurred by Landlord, within five (5) days of Landlord’s demand. Landlord shall not be required to observe any instruction given by Tenant about any reletting or accept any tenant
offered by Tenant unless such offered tenant has a credit-worthiness acceptable to Landlord and leases the entire Premises upon terms and conditions including a rate of rent (after giving effect to all expenditures by Landlord for tenant
improvements, broker’s commissions and other leasing costs) all no less favorable to Landlord than as called for in this Lease, nor shall Landlord be required to make or permit any assignment or sublease for more than the current term or which
Landlord would not be required to permit under the provisions of Article 9. 
 19.1.4.3 Until such time as
Landlord shall elect to terminate the Lease and shall thereupon be entitled to recover the amounts specified in such case in Section 19.1.3, Tenant shall pay to Landlord upon demand the full

  
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amount of all rent, including any amounts treated as additional rent under this Lease and other sums reserved in this Lease for the remaining Term, together with the costs of repairs,
alterations, additions, redecorating and Landlord’s expenses of reletting and the collection of the rent accruing therefrom (including reasonable attorney’s fees and broker’s commissions), as the same shall then be due or become due
from time to time, less only such consideration as Landlord may have received from any reletting of the Premises; and Tenant agrees that Landlord may file suits from time to time to recover any sums falling due under this Article 19 as they become
due. Any proceeds of reletting by Landlord in excess of the amount then owed by Tenant to Landlord from time to time shall be credited against Tenant’s future obligations under this Lease but shall not otherwise be refunded to Tenant or inure
to Tenant’s benefit. 
 19.2 Upon the occurrence of an Event of Default, Landlord may (but shall not be obligated to) cure
such default at Tenant’s sole expense. Without limiting the generality of the foregoing, Landlord may, at Landlord’s option, enter into and upon the Premises if Landlord determines in its sole discretion that Tenant is not acting within a
commercially reasonable time to maintain, repair or replace anything for which Tenant is responsible under this Lease or to otherwise effect compliance with its obligations under this Lease and correct the same, without being deemed in any manner
guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage or interruption of Tenant’s business resulting therefrom and Tenant agrees to reimburse Landlord within five (5) days of
Landlord’s demand as additional rent, for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, plus interest from the date of expenditure by Landlord at the Wall Street Journal
prime rate. 
 19.3 Tenant understands and agrees that in entering into this Lease, Landlord is relying upon receipt of all the
Annual and Monthly Installments of Rent to become due with respect to all the Premises originally leased hereunder over the full Initial Term of this Lease for amortization, including interest at the Amortization Rate. For purposes hereof, the
“Concession Amount” shall be defined as the aggregate of all amounts forgone or expended by Landlord as free rent under the lease, under Exhibit B hereof for construction allowances (excluding therefrom any amounts expended by
Landlord for Landlord’s Work, as defined in Exhibit B), and for brokers’ commissions payable by reason of this Lease. Accordingly, Tenant agrees that if this Lease or Tenant’s right to possession of the Premises leased
hereunder shall be terminated as of any date (“Default Termination Date”) prior to the expiration of the full Initial Term hereof by reason of a default of Tenant, there shall be due and owing to Landlord as of the day prior to the Default
Termination Date, as rent in addition to all other amounts owed by Tenant as of such Date, the amount (“Unamortized Amount”) of the Concession Amount determined as set forth below; provided, however, that in the event that such amounts are
recovered by Landlord pursuant to any other provision of this Article 19, Landlord agrees that it shall not attempt to recover such amounts pursuant to this Paragraph 19.3. For the purposes hereof, the Unamortized Amount shall be determined in the
same manner as the remaining principal balance of a mortgage with interest at the Amortization Rate payable in level payments over the same length of time as from the effectuation of the Concession concerned to the end of the full Initial Term of
this Lease would be determined. The foregoing provisions shall also apply to and upon any reduction of space in the Premises, as though such reduction were a termination for Tenant’s default, except that (i) the Unamortized Amount shall be
reduced by any amounts paid by Tenant to Landlord to effectuate such reduction and (ii) the manner of application shall be that the Unamortized Amount shall first be determined as though for a full termination as of the Effective Date of the
elimination of the portion, but then the amount so determined shall be multiplied by the fraction of which the numerator is the rentable square footage of the eliminated portion and the denominator is the rentable square footage of the Premises
originally leased hereunder; and the amount thus obtained shall be the Unamortized Amount. 
 19.4 If, on account of any breach
or default by Tenant in Tenant’s obligations under the terms and conditions of this Lease, it shall become necessary or appropriate for Landlord to employ or consult with an attorney or collection agency concerning or to enforce or defend any
of Landlord’s rights or remedies arising under this Lease or to collect any sums due from Tenant, Tenant agrees to pay all costs and fees so incurred by Landlord, including, without limitation, reasonable attorneys’ fees and costs.
TENANT EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY. In the event either party files an action to enforce the terms and provisions of this lease, the prevailing party shall be entitled to reasonable attorney’s fees. 

19.5 Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other remedies provided in this Lease or any other
remedies provided by law (all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of any rent due to Landlord under this Lease or of any damages accruing to Landlord by reason of
the violation of any of the terms, provisions and covenants contained in this Lease. 
 19.6 No act or thing done by Landlord or
its agents during the Term shall be deemed a termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be valid, unless in writing signed by
Landlord. No waiver by Landlord of any violation or breach of any of 

  
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the terms, provisions and covenants contained in this Lease shall be deemed or construed to constitute a waiver of any other violation or breach of any of the terms, provisions and covenants
contained in this Lease. Landlord’s acceptance of the payment of rental or other payments after the occurrence of an Event of Default shall not be construed as a waiver of such Default, unless Landlord so notifies Tenant in writing. Forbearance
by Landlord in enforcing one or more of the remedies provided in this Lease upon an Event of Default shall not be deemed or construed to constitute a waiver of such Default or of Landlord’s right to enforce any such remedies with respect to
such Default or any subsequent Default. 
 19.7 Intentionally deleted. 

19.8 Any and all property which may be removed from the Premises by Landlord pursuant to the authority of this Lease or of law, to which
Tenant is or may be entitled, may be handled, removed and/or stored, as the case may be, by or at the direction of Landlord but at the risk, cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in Landlord’s possession or under Landlord’s control.
Any such property of Tenant not retaken by Tenant from storage within thirty (30) days after removal from the Premises shall, at Landlord’s option, be deemed conveyed by Tenant to Landlord under this Lease as by a bill of sale without
further payment or credit by Landlord to Tenant. 
 19.9 If more than two (2) Events of Default occurs during the Term or
any renewal thereof, Tenant’s renewal options, expansion options, purchase options and rights of first offer and/or refusal, if any are provided for in this Lease, shall be null and void. 

20. TENANT’S BANKRUPTCY OR INSOLVENCY. 
 20.1 If at any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors
as in effect at such time (each a “Debtor’s Law”): 
 20.1.1 Tenant, Tenant as
debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises
than accorded to Tenant in Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the foregoing, any right of
any Tenant’s Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that: 
 20.1.1.1 Such Debtor’s Law shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s Representative shall have timely exercised and Tenant’s
Representative shall have fully cured any default of Tenant under this Lease. 
 20.1.1.2 Tenant’s
Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the timely payment of rent an amount equal to the larger of: (a) three (3) months’ rent and other monetary charges
accruing under this Lease; and (b) any sum specified in Article 4.1; and shall have provided Landlord with adequate other assurance of the future performance of the obligations of the Tenant under this Lease. Without limitation, such assurances
shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that Tenant’s Representative has and will continue to have sufficient unencumbered assets after the payment of all secured
obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements
of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and showing a net worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such
assignee of all of the Tenant’s obligations under this Lease. 
 20.1.1.3 The assumption or any contemplated
assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 

20.1.1.4 Landlord shall have, or would have had absent the Debtor’s Law, no right under Article 9 to refuse consent
to the proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned. 

  
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 21. QUIET ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter
into this Lease and that Tenant, while paying the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from
Landlord subject to the terms and provisions of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such
interference or disturbance. 
 22. CASUALTY 
 22.1 Landlord shall maintain all insurance policies deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation or operation of the Premises,
including by not limited to, standard fire and extended coverage insurance covering the Premises in an amount not less than ninety percent (90%) of the replacement cost thereof insuring against the perils of fire and lightning and including
extended coverage or, at Landlord’s option, all risk coverage and, if Landlord so elects, earthquake, flood and wind coverages and Tenant shall pay, as additional rent, the cost of such policies upon demand by Landlord. Such insurance shall be
for the sole benefit of Landlord and under its sole control. Tenant shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained by Landlord hereunder unless Landlord is included
as a loss payee thereon. Tenant shall immediately notify Landlord whenever any such separate insurance is taken out and shall promptly deliver to Landlord the policy or policies of such insurance. 

22.2 In the event the Premises or the Building are damaged by fire or other cause and in Landlord’s reasonable estimation such
damage can be materially restored within one hundred eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent
from the date of such damage. Such abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from time to time.
Within forty-five (45) days from the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within which material restoration can be made, and Landlord’s determination
shall be binding on Tenant. For purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with Tenant’s use of the Premises for
the purpose for which it was being used immediately before such damage. 
 22.3 If such repairs cannot, in Landlord’s
reasonable estimation, be made within one hundred eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within ninety (90) days after such damage, notice terminating this Lease as of the date of
such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally fixed in this Lease for the expiration
of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect, and the rent hereunder shall be
proportionately abated as provided in Section 22.2. 
 22.4 Landlord shall not be required to repair or replace any damage
or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises by, or belonging to, Tenant. Any
insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 

22.5 In the event that Landlord should fail to complete such repairs and material restoration within sixty (60) days after the date
estimated by Landlord therefor as extended by this Section 22.5, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within fifteen (15) days after the expiration of said period of
time, whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided, however, that if construction
is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended for the amount of time Landlord is so delayed. 

22.6 Notwithstanding anything to the contrary contained in this Article: (a) Landlord shall not have any obligation whatsoever to
repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last twelve (12) months of the Term or any extension thereof, but if 

  
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Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right to
terminate this Lease by notice to Landlord within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building
requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by
any such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 

22.7 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it
shall be Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all
of the Building or Premises as Landlord shall request. 
 23. EMINENT DOMAIN. If all or any substantial part of the Premises shall be
taken or appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this Lease shall have the right, at its option, of giving the other, at any time within
thirty (30) days after such taking, notice terminating this Lease, except that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with
Tenant’s use and occupancy of the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the
rights of Landlord above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any
part thereof are so taken or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be
paid or made in connection with any such public or quasi-public use or purpose, and Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect
to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for the value of any unexpired Term. 
 24. SALE BY LANDLORD.
In event of a sale or conveyance by Landlord of the Building, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in favor of Tenant, and in
such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant agrees to attorn to the
purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord shall transfer or deliver said security, as such, to Landlord’s successor in interest and
thereupon Landlord shall be discharged from any further liability with regard to said security. 
 25. ESTOPPEL CERTIFICATES. Within ten
(10) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease;
(b) the fact that this Lease is unmodified and in full force and effect (or, if there have been modifications to this Lease, that this Lease is in full force and effect, as modified, and stating the date and nature of such modifications);
(c) the date to which the rent and other sums payable under this Lease have been paid; (d) the fact that there are no current defaults under this Lease by either Landlord or Tenant except as specified in Tenant’s statement; and
(e) such other matters as may be requested by Landlord. Landlord and Tenant intend that any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary or purchaser, and Tenant shall be liable for all loss,
cost or expense resulting from the failure of any sale or funding of any loan caused by any material misstatement contained in such estoppel certificate. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within
such ten (10) day period Landlord or Landlord’s beneficiary or agent may execute and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant. 

26. SURRENDER OF PREMISES. 
 26.1 Tenant shall arrange to meet Landlord for two (2) joint inspections of the Premises, the first to occur at least thirty (30) days (but no more than sixty (60) days) before the last day
of the Term, and the second to occur not later than forty-eight (48) hours after Tenant has vacated the Premises. In the event of Tenant’s failure to arrange such joint inspections and/or participate in either such inspection,
Landlord’s inspection at or after Tenant’s vacating the Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 

  
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 26.2 All alterations, additions, and improvements in, on, or to the Premises made or
installed by or for Tenant, including carpeting (collectively, “Alterations”), shall be and remain the property of Tenant during the Term. Upon the expiration or sooner termination of the Term, all Alterations shall become a part of the
realty and shall belong to Landlord without compensation, and title shall pass to Landlord under this Lease as by a bill of sale. At the end of the Term or any renewal of the Term or other sooner termination of this Lease, Tenant will peaceably
deliver up to Landlord possession of the Premises, together with all Alterations by whomsoever made, in the same conditions received or first installed, broom clean and free of all debris, excepting only ordinary wear and tear and damage by fire or
other casualty. Notwithstanding the foregoing, if Landlord elects by notice given to Tenant at least ten (10) days prior to expiration of the Term, Tenant shall, at Tenant’s sole cost, remove any Alterations, not including carpeting, so
designated by Landlord’s notice, and repair any damage caused by such removal. Tenant must, at Tenant’s sole cost, remove upon termination of this Lease, any and all of Tenant’s furniture, furnishings, movable partitions of less than
full height from floor to ceiling and other trade fixtures and personal property (collectively, “Personalty”). Personalty not so removed shall be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under
this Lease as by a bill of sale, but Tenant shall remain responsible for the cost of removal and disposal of such Personalty, as well as any damage caused by such removal. In lieu of requiring Tenant to remove Alterations and Personalty and repair
the Premises as aforesaid, Landlord may, by written notice to Tenant delivered at least thirty (30) days before the Termination Date, require Tenant to pay to Landlord, as additional rent hereunder, the cost of such removal and repair in an
amount reasonably estimated by Landlord. 
 26.3 All obligations of Tenant under this Lease not fully performed as of the
expiration or earlier termination of the Term shall survive the expiration or earlier termination of the Term Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to
repair and restore the Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord. All such amounts shall be used and held by Landlord for payment of such obligations of
Tenant, with Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations have been determined and satisfied. Any otherwise unused Security Deposit shall be credited
against the amount payable by Tenant under this Lease. 
 27. NOTICES. Any notice or document required or permitted to be delivered under
this Lease shall be addressed to the intended recipient, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual
delivery, and shall be deemed to be delivered when tendered for delivery to the addressee at its address set forth on the Reference Pages, or at such other address as it has then last specified by written notice delivered in accordance with this
Article 27, or if to Tenant at either its aforesaid address or its last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. Any such notice or document may also be
personally delivered if a receipt is signed by and received from, the individual, if any, named in Tenant’s Notice Address. 
 28. TAXES
PAYABLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net income taxes) whether or not now customary or
within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or excise tax levied by the State, any
political subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy of the Premises or
any portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture, fixtures and other personal
property of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in this Lease or the
Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures and other
personal property of Tenant located in the Premises. 
 29. DEFINED TERMS AND HEADINGS. The Article headings shown in this Lease are for
convenience of reference and shall in no way define, increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all the following
“Landlord Entities”, being Landlord, Landlord’s investment manager, and the trustees, boards of directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. Any option granted to Landlord
shall also include or be exercisable by Landlord’s trustee, beneficiary, agents and employees, as the case may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several. The
terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms or 

  
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corporations, and their and each of their respective successors, executors, administrators and permitted assigns, according to the context hereof. The term “rentable area” shall mean
the rentable area of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications of the Building including a proportionate share of any common areas. Tenant hereby accepts and agrees to be bound by the
figures for the rentable square footage of the Premises shown on the Reference Pages; however, Landlord may adjust either or both figures if there is manifest error, addition or subtraction to the Building or any business park or complex of which
the Building is a part, remeasurement or other circumstance reasonably justifying adjustment. The term “Building” refers to the structure in which the Premises are located and the common areas (parking lots, sidewalks, landscaping, etc.)
appurtenant thereto. If the Building is part of a larger complex of structures, the term “Building” may include the entire complex, where appropriate (such as shared Direct Expenses or Taxes) and subject to Landlord’s reasonable
discretion. 
 30. TENANT’S AUTHORITY. If Tenant signs as a corporation, partnership, trust or other legal entity each of the
persons executing this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority to enter into this Lease, and
that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of due authorization by partners,
opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Lease. 
 31. FINANCIAL STATEMENTS AND CREDIT REPORTS. At Landlord’s request, Tenant shall cause its chief financial officer to meet with Landlord representatives, not more frequently than annually, in
order to advise Landlord, and answer questions regarding, Tenant’s financial condition and creditworthiness, including, without limitation, its current assets, liabilities, revenues and expenses. The chief financial officer will give full,
complete, and, to the best of his knowledge and belief, accurate information. Landlord may memorialize the interview in a letter to the chief financial officer, summarizing the information given, and the chief financial officer shall certify same
as, to the best of his knowledge and belief, true and accurate (making any corrections necessary). Tenant hereby authorizes Landlord to obtain one or more credit reports on Tenant at any time, and shall execute such further authorizations as
Landlord may reasonably require in order to obtain a credit report. 
 32. COMMISSIONS. Each of the parties represents and warrants to
the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Pages. Landlord shall pay the commission of the broker or brokers described on the Reference Pages, if any, per separate
agreement. 
 33. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all
respects be governed by the laws of the state in which the Building is located. 
 34. SUCCESSORS AND ASSIGNS. Subject to the provisions
of Article 9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the parties to this Lease. 

35. ENTIRE AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and supersedes any previous
negotiations. There have been no representations made by the Landlord or any of its representatives or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a
written instrument duly executed by the parties to this Lease. 
 36. EXAMINATION NOT OPTION. Submission of this Lease shall not be
deemed to be a reservation of the Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease duly executed by Landlord, and until such
delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. Notwithstanding anything contained in this Lease to the contrary, Landlord may withhold delivery of possession of the Premises from Tenant until
such time as Tenant has paid to Landlord any security deposit required by Article 4.1, the first month’s rent as set forth in Article 3 and any sum owed pursuant to this Lease. 
 37. RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident
such recording or registration. 
 38. RENEWAL OPTION. Tenant shall, provided the Lease is in full force and effect and Tenant is not in
default under any of the other terms and conditions of the Lease at the time of notification or commencement, have one (1) option to 

  
 17 

 
renew this Lease for a term of five (5) years each, for the portion of the Premises being leased by Tenant as of the date the renewal term is to commence, on the same terms and conditions
set forth in the Lease, except as modified by the terms, covenants and conditions as set forth below: 
 38.1 If Tenant elects
to exercise said option, then Tenant shall provide Landlord with written notice no earlier than the date which is one (1) year prior to the expiration of the then current term of the Lease but no later than the date which is nine
(9) months prior to the expiration of the then current term of this Lease. If Tenant fails to provide such notice, Tenant shall have no further or additional right to extend or renew the term of the Lease. 

38.2 The Annual Rent and Monthly Installment in effect at the expiration of the then current term of the Lease shall be increased to
reflect the current fair market rental for comparable space in the Building and in other similar buildings in the same rental market as of the date the renewal term is to commence, taking into account the specific provisions of the Lease which will
remain constant. Landlord shall advise Tenant of the new Annual Rent and Monthly Installment for the Premises no later than thirty (30) days after receipt of Tenant’s written request therefor. Said request shall be made no earlier than
thirty (30) days prior to the first date on which Tenant may exercise its option under this Paragraph. Said notification of the new Annual Rent may include a provision for its escalation to provide for a change in fair market rental between the
time of notification and the commencement of the renewal term. If Tenant and Landlord are unable to agree on a mutually acceptable rental rate not later than one hundred eighty (180) days prior to the expiration of the then current term, then
Landlord or Tenant may terminate negotiations and said renewal option shall be cancelled; provided that if such option is cancelled, the Term of the Lease shall automatically be extended to the date which is nine (9) months after the date of
such cancellation, on the same rent and terms payable at the originally scheduled Termination Date. 
 38.3 This option is not
transferable; the parties hereto acknowledge and agree that they intend that the aforesaid option to renew this Lease shall be “personal” to Tenant (or its related company) as set forth above and that in no event will any assignee or
sublessee have any rights to exercise the aforesaid option to renew. 

  
 18 

 39. TERMINATION OPTION. Provided the Lease is in full force and effect and Tenant is not in default
under any of the other terms and conditions of the Lease at the time of notice, Tenant shall have one (1) option to terminate this Lease (“Termination Option”), which option may be exercised only in strict compliance with the terms of
this Article 39. The Termination Option shall be exercised, if at all, by delivery to Landlord (at the place and in the manner set forth in the Lease for delivery of notices) of a notice of termination (“Termination Notice”). The
Termination Notice must actually be received by Landlord no later than January 31, 2007. If and only if Tenant timely and properly delivers the Termination Notice, the Term of this Lease shall end on October 31, 2007 (“Termination
Date”) as though the Termination Date had been originally fixed as the expiration date of such Term. All terms and conditions of this Lease and Tenant’s obligations hereunder, including without limitation Tenant’s obligation to pay
rent, shall continue up to and including the Termination Date. All obligations of Tenant under this Lease not fully performed as of the Termination Date shall survive the Termination Date. This option is not transferable; the parties hereto
acknowledge and agree that they intend that the aforesaid option to terminate this Lease shall be “personal” to Tenant as set forth above and that in no event will any assignee or sublessee have any rights to exercise the aforesaid option
to terminate. 
 40. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this Lease shall be limited to
and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under this Lease are not intended to be and shall not be personally binding on, nor shall any resort be had to the private
properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost profits, damage
to business, or any form of special, indirect or consequential damages. 
  

									
	LANDLORD:	 		 	TENANT:
		 		 	
	Gateway Jefferson, Inc., a California corporation	 		 	Power Great Lakes, Inc, an Illinois corporation
					
	By:	 	RREEF Management Company, a Delaware corporation	 		 		 	
					
	By:	 	/s/ Mark P. Sabatino	 		 	By:	 	/s/ Ken Winemaster
	Name:	 	Mark P. Sabatino	 		 	Name:	 	Ken Winemaster
	Title:	 	District Manager	 		 	Title:	 	Senior Vice President
		 		 		 		 	
	Dated:	 	7/20, 2004	 		 	Dated:	 	7/12, 2004

  
 19 

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “Amendment”) is entered into and is effective for all purposes
as of the 18th day of January, 2007, by and between
Gateway Jefferson, Inc., a California corporation (“Landlord”), and Power Great Lakes, Inc., an Illinois corporation (“Tenant”). 
 Recitals 
 A. Landlord and Tenant entered into that certain Lease
dated for reference March 24, 2004 (as amended, the “Lease”) for the building commonly known as 170-176 Mittel Drive, Wood Dale, Illinois. 
 B. Landlord and Tenant desire to amend the Lease as more fully set forth below. 

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which is hereby mutually acknowledged, Landlord and Tenant
hereby agree as follows: 
 Agreements 
 1. Capitalized Terms. Each capitalized term appearing but not defined herein shall have the meaning, if any, ascribed to such term in the Lease. 

2. Recitals. The recitals above set forth are true and complete and are incorporated herein by reference. 

3. Termination Option. Article 39 “TERMINATION OPTION” of the Lease shall be deleted in its entirety and the
following substituted therefore: 
 “39. TERMINATION OPTION. Provided the Lease is in full force and effect and
Tenant is not in default under any of the other terms and conditions of the Lease at the time of notice, Tenant shall have one (1) option to terminate this lease (“Termination Option”), which option may be exercised only in strict
compliance with the terms of this Article 39. The Termination Option shall be exercised, if at all, by delivery to Landlord (at the place and in the manner set forth in the Lease for delivery of notices) of a notice of termination (“Termination
Notice”) and an accompanying fee in the amount of Nineteen Thousand Seven Hundred and Thirty Dollars ($19,730.00) (“Termination Fee”). The Termination Notice and Termination Fee must be actually received by Landlord no later than
January 31, 2008. If and only if Tenant timely and properly delivers the Termination Notice and Termination Fee, the Term of this Lease shall end on October 31, 2008 (“Termination Date”) as though the Termination Date had been
originally fixed as the expiration of such Term. All terms and conditions of this Lease and Tenant’s obligations hereunder, including without limitation Tenant’s obligation to pay rent, shall continue up to and including the Termination
Date. All obligations of Tenant under this Lease not fully performed as of the Termination Date shall survive the Termination Date. This option is not transferable; the parties hereto acknowledge and agree that they intend that the aforesaid option
to terminate this Lease shall be “personal” to Tenant as set forth 

 
above and that in no event will any assignee or sublessee have any rights to exercise the aforesaid option to terminate.” 

4. Tenant’s Authority (OFAC). If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons
executing this Amendment on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority to enter into this Amendment, and
that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Amendment, a corporate resolution, proof of due authorization by
partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Amendment. 
 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or beneficial interest whatsoever in Tenant, are (i) the target of any sanctions program that
is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”); (ii) designated by the President or OFAC pursuant to the Trading with the Enemy Act, 50
U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant to such
statutes; or (iii) named on the following list that is published by OFAC: “List of Specially Designated Nationals and Blocked Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default will be
deemed to have occurred, without the necessity of notice to Tenant. 
 5. Brokers. Landlord and Tenant each
(i) represents and warrants to the other that it has not dealt with any broker or finder in connection with this Amendment except for Colliers Bennett & Kahnweiler Inc., whose commission shall be paid by Landlord pursuant to separate
agreement and (ii) agrees to defend, indemnify and hold the other harmless from and against any losses, damages, costs or expenses (including reasonable attorneys’ fees) incurred by such other party due to a breach of the foregoing
warranty by the indemnifying party. 
 6. Incorporation. Except as modified herein, all other terms and conditions of the
Lease shall continue in full force and effect and Tenant hereby ratifies and confirms its obligations thereunder. Tenant acknowledges that as of the date of the Amendment, Tenant (i) is not in default under the terms of the Lease; (ii) has
no defense, set off or counterclaim to the enforcement by Landlord of the terms of the Lease; and (iii) is not aware of any action or inaction by Landlord that would constitute an Event of Default by Landlord under the Lease. 

 7. Limitation of Landlord’s Liability. Redress for any claim against Landlord
under the Lease as amended shall be limited to and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under the Lease as amended are not intended to be and shall not be personally
binding on, nor shall any resort be had to the private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be
liable to Tenant hereunder for any lost profits, damage to business, or any form of special, indirect or consequential damages. 

IN WITNESS WHEREOF, the parties hereto have executed this Amendment under seal as of the date and year first above written. 

 

									
	LANDLORD:	 		 	TENANT:
			
	GATEWAY JEFFERSON, INC., a	 		 	POWER GREAT LAKES, INC., an
	California corporation	 		 	Illinois corporation
					
	By:	 	RREEF Management Company, a Delaware corporation, Authorized Agent 	 		 		 	

  

													
					
	By:	 	/s/ Jeffrey R. Riemer	 		 	By:	 	/s/ Kenneth Winemaster
	Name:	 	Jeffrey R. Riemer	 		 	Name:	 	Kenneth Winemaster
	Title:	 	Vice President-District Manager	 		 	Title:	 	V.P.
	Dated:	 	2 - 1, 2007	 		 		 	Dated:	 	1/24, 2007	 	

 SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is entered into and is effective for all purposes as of
September 22, 2008, by and between Gateway Jefferson, Inc., a California corporation (“Landlord”), and Power Great Lakes, Inc., an Illinois corporation (“Tenant”). 

Recitals 
 A. Landlord and Tenant entered into that certain Lease dated for reference March 24, 2004 (as amended, the “Lease”) for the building commonly known as 170-176 Mittel Drive, Wood Dale,
Illinois. The Lease was amended by First Amendment to Lease dated as of January 18, 2007 (“First Amendment”). 

B. The Term of the Lease is currently scheduled to expire on October 31, 2009. Landlord and Tenant desire to extend the Term of the
Lease and to amend the Lease as more fully set forth below. 
 NOW, THEREFORE, for valuable consideration, the receipt and
sufficiency of which is hereby mutually acknowledged, Landlord and Tenant hereby agree as follows: 
 Agreements

 1. Capitalized Terms. Each capitalized term appearing but not defined herein shall have the meaning, if any,
ascribed to such term in the Lease. 
 2. Recitals. The recitals above set forth are true and complete and are
incorporated herein by reference. 
 3. Term. The Term of the Lease, currently scheduled to expire on October 31,
2009, is hereby extended for two (2) years, so that the new Termination Date shall be October 31, 2011. 
 4.
Annual Rent and Monthly Installment of Rent. Until November 1, 2009, rent shall continue to be calculated as per the unmodified Lease. Commencing as of November 1, 2009 and continuing through the end of the Term as extended, rent
for the Premises shall be calculated as set forth in the following schedule: 
  

																			
	 Period
	  	Rentable Square
Footage	 	  	Annual Rent
Per Square Foot	 	  	Annual Rent	 	  	Monthly Installment
of Rent	 
	 from
	  	 through
	  	  	  	  
	 11/1/2009
	  	10/31/2010	  	 	98,652	  	  	$	4.80	  	  	$	473,529.60	  	  	$	39,460.80	  
	 11/1/2010
	  	10/31/2011	  	 	98,652	  	  	$	4.90	  	  	$	483,394.80	  	  	$	40,282.90	  

 5. Condition of Premises. 

(a) Except as set forth in the next subparagraph, (i) Tenant accepts the Premises in its “AS IS”
condition; (ii) Tenant acknowledges that Landlord shall have no obligation to perform any construction or make any additional improvements or alterations, or to 

 
afford any allowance to Tenant for improvements or alterations, in connection with this Amendment; and (iii) Tenant acknowledges and agrees that all construction and improvements obligations
of Landlord under the Lease have been performed in full and accepted. 
 (b) Landlord shall, at its sole cost,
(i) replace two (2) dock levelers, (ii) perform preventive maintenance on four (4) dock levelers, (iii) replace one (1) exterior warehouse entry door, and (iv) paint one (1) drive-in overhead door. 

6. Termination Option. Article 39 “TERMINATION OPTION” of the Lease, as amended and restated in the First
Amendment, is deleted in its entirety and the following substituted therefore: 
 “39. TERMINATION OPTION. Provided
the Lease is in full force and effect and Tenant is not in default under any of the other terms and conditions of the Lease at the time of notice, Tenant shall have one (1) option to terminate this lease (“Termination Option”), which
option may be exercised only in strict compliance with the terms of this Article 39. The Termination Option shall be exercised, if at all, by delivery to Landlord (at the place and in the manner set forth in the Lease for delivery of notices) of a
notice of termination (“Termination Notice”). The Termination Notice must be actually received by Landlord no later than July 31, 2010. If and only if Tenant timely and properly delivers the Termination Notice, the Term of this Lease
shall end on April 30, 2011 (“Early Termination Date”) as though the Early Termination Date had been originally fixed as the expiration of such Term. All terms and conditions of this Lease and Tenant’s obligations hereunder,
including without limitation Tenant’s obligation to pay rent, shall continue up to and including the Early Termination Date. All obligations of Tenant under this Lease not fully performed as of the Early Termination Date shall survive the Early
Termination Date. This option is not transferable; the parties hereto acknowledge and agree that they intend that the aforesaid option to terminate this Lease shall be “personal” to Tenant as set forth above and that in no event will any
assignee or sublessee have any rights to exercise the aforesaid option to terminate.” 
 7. Tenant’s Authority (OF
AC). If Tenant signs as a corporation, partnership, trust or other legal entity each of the persons executing this Amendment on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which
the Building is located, that the entity has full right and authority to enter into this Amendment, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord,
simultaneously with the delivery of this Amendment, a corporate resolution, proof of due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to
enter into this Amendment. 
 Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or
beneficial interest whatsoever in Tenant, are (i) the target of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury
(“OFAC”); (ii) designated by the President or OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law
107-56, 

  
 2 

 
Executive Order 13224 (September 23, 2001) or any Executive Order of the President issued pursuant to such statutes; or (iii) named on the following list that is published by OFAC:
“List of Specially Designated Nationals and Blocked Persons.” If the foregoing representation is untrue at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of notice to Tenant.

 8. Brokers. Landlord and Tenant each (i) represents and warrants to the other that it has not dealt with any
broker or finder in connection with this Amendment, other than Colliers Bennett & Kahnweiler, whose commission, if any, shall be paid by Landlord pursuant to separate agreement, and (ii) agrees to defend, indemnify and hold the other
harmless from and against any losses, damages, costs or expenses (including reasonable attorneys’ fees) incurred by such other party due to a breach of the foregoing warranty by the indemnifying party. 

9. Incorporation. Except as modified herein, all other terms and conditions of the Lease shall continue in full force and effect
and Tenant hereby ratifies and confirms its obligations thereunder. Tenant acknowledges that as of the date of the Amendment, Tenant (i) is not in default under the terms of the Lease; (ii) has no defense, set off or counterclaim to the
enforcement by Landlord of the terms of the Lease; and (iii) is not aware of any action or inaction by Landlord that would constitute an Event of Default by Landlord under the Lease. 

10. Limitation of Landlord’s Liability. Redress for any claim against Landlord under the Lease as amended shall be limited to
and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under the Lease as amended are not intended to be and shall not be personally binding on, nor shall any resort be had to the
private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be liable to Tenant hereunder for any lost profits,
damage to business, or any form of special, indirect or consequential damages. 
 IN WITNESS WHEREOF, the parties hereto have
executed this Amendment under seal as of the date and year first above written. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 GATEWAY JEFFERSON, INC., a
 California corporation
	 		 	 POWER GREAT LAKES, INC., an
 Illinois corporation

					
	By:	 	RREEF Management Company, a Delaware corporation, Authorized Agent	 		 		 	
					
	By:	 	/s/ Jeffrey R. Riemer	 		 	By:	 	/s/ Kenneth Winemaster
	Name:	 	Jeffrey R. Riemer	 		 	Name:	 	Kenneth Winemaster
	Title:	 	Vice President-District Manager	 		 	Title:	 	Senior Vice President
	Dated:	 	October 9, 2008	 		 	Dated:	 	October 6th, 2008

  
 3 

 THIRD AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is entered into and is effective for all purposes as of
December 15, 2010, by and between Gateway Jefferson, Inc., a California corporation (“Landlord”), and Power Great Lakes, Inc., an Illinois corporation (“Tenant”). 

Recitals 
 A. Landlord and Tenant entered into that certain Lease dated for reference March 24, 2004 (as amended, the “Lease”) for the building commonly known as 170-176 Mittel Drive, Wood Dale,
Illinois. The Lease was amended by First Amendment to Lease dated as of January 18, 2007 (“First Amendment”) and by Second Amendment to Lease dates as of September 22, 2008 (“Second Amendment”). 

B. The Term of the Lease is currently scheduled to expire on April 30, 2011. Landlord and Tenant desire to extend the Term of the
Lease and to amend the Lease as more fully set forth below. 
 NOW, THEREFORE, for valuable consideration, the receipt and
sufficiency of which is hereby mutually acknowledged, Landlord and Tenant hereby agree as follows: 
 Agreements

 1. Capitalized Terms. Each capitalized term appearing but not defined herein shall have the meaning, if any,
ascribed to such term in the Lease. 
 2. Recitals. The recitals above set forth are true and complete and are
incorporated herein by reference. 
 3. Term. The Term of the Lease, currently scheduled to expire on April 30, 2011
because Tenant exercised a termination option, is hereby extended for twelve (12) months, so that the new Termination Date shall be April 30, 2012. Notwithstanding the foregoing, if Tenant executes and delivers this Amendment after
December 31, 2010, the new Termination Date shall be sixteen (16) months after such date of execution and delivery. 

4. Annual Rent and Monthly Installment of Rent. Until January 1, 2011, rent shall continue to be calculated as per the Second
Amendment. Commencing as of January 1, 2011 and continuing through the end of the Term as extended, rent for the Premises shall be calculated as set forth in the following schedule: 

 

																					
	 Period
	 	  	Rentable Square
Footage	 	  	Annual Rent
Per Square Foot	 	  	Annual Rent	 	  	Monthly Installment
of Rent	 
	 from
	  	through	 	  	  	  	  
	 1/1/2011
	  	 	4/30/2012	  	  	 	98,652	  	  	$	4.50	  	  	$	443,934.00	  	  	$	36,994.50	  

 5. Condition of Premises. Tenant (i) accepts the Premises in its “AS IS”
condition, (ii) acknowledges that Landlord shall have no obligation to perform any construction or make any additional improvements or alterations, or to afford any allowance to Tenant for 

 

  

 
improvements or alterations, in connection with this Amendment; and (iii) acknowledges and agrees that all construction and improvements obligations of Landlord under the Lease have been
performed in full and accepted. 
 6. Termination Option. Article 39 “TERMINATION OPTION” of the Lease,
as amended and restated in the First and Second Amendments, is deleted in its entirety and the following substituted therefore: 

“39. TERMINATION OPTION. Provided the Lease is in full force and effect and Tenant is not in default under any of the other
terms and conditions of the Lease at the time of notice, Tenant shall have one (1) option to terminate this lease (“Termination Option”), which option may be exercised only in strict compliance with the terms of this Article 39. The
Termination Option shall be exercised, if at all, by delivery to Landlord (at the place and in the manner set forth in the Lease for delivery of notices) of a notice of termination (“Termination Notice”). The Termination Notice must be
actually received by Landlord no later than April 30, 2011. If and only if Tenant timely and properly delivers the Termination Notice, the Term of this Lease shall end on October 31, 2011 (“Early Termination Date”) as though the
Early Termination Date had been originally fixed as the expiration of such Term. All terms and conditions of this Lease and Tenant’s obligations hereunder, including without limitation Tenant’s obligation to pay rent, shall continue up to
and including the Early Termination Date. All obligations of Tenant under this Lease not fully performed as of the Early Termination Date shall survive the Early Termination Date. This option is not transferable; the parties hereto acknowledge and
agree that they intend that the aforesaid option to terminate this Lease shall be “personal” to Tenant as set forth above and that in no event will any assignee or sublessee have any rights to exercise the aforesaid option to
terminate.” 
 7. Tenant’s Authority (OFAC). If Tenant signs as a corporation, partnership, trust or other
legal entity each of the persons executing this Amendment on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Building is located, that the entity has full right and authority to
enter into this Amendment, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Amendment, a corporate resolution, proof
of due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter into this Amendment. 

Tenant hereby represents and warrants that neither Tenant, nor any persons or entities holding any legal or beneficial interest whatsoever in Tenant, are
(i) the target of any sanctions program that is established by Executive Order of the President or published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”); (ii) designated by the President or
OFAC pursuant to the Trading with the Enemy Act, 50 U.S.C. App. § 5, the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701-06, the Patriot Act, Public Law 107-56, Executive Order 13224 (September 23, 2001) or any
Executive Order of the President issued pursuant to such statutes; or (iii) named on the following list that is published by OFAC: “List of Specially Designated Nationals and Blocked Persons.” If the foregoing representation is untrue

  
 2 

 
at any time during the Term, an Event of Default will be deemed to have occurred, without the necessity of notice to Tenant. 

8. Brokers. Landlord and Tenant each (i) represents and warrants to the other that it has not dealt with any broker or finder
in connection with this Amendment, other than Colliers International, whose commission, if any, shall be paid by Landlord pursuant to separate agreement, and (ii) agrees to defend, indemnify and hold the other harmless from and against any
losses, damages, costs or expenses (including reasonable attorneys’ fees) incurred by such other party due to a breach of the foregoing warranty by the indemnifying party. 

9. Incorporation. Except as modified herein, all other terms and conditions of the Lease shall continue in full force and effect
and Tenant hereby ratifies and confirms its obligations thereunder. Tenant acknowledges that as of the date of the Amendment, Tenant (i) is not in default under the terms of the Lease; (ii) has no defense, set off or counterclaim to the
enforcement by Landlord of the terms of the Lease; and (iii) is not aware of any action or inaction by Landlord that would constitute an Event of Default by Landlord under the Lease. 

[The remainder of this page is intentionally left blank.] 

  
 3 

 10. Limitation of Landlord’s Liability. Redress for any claim against Landlord
under the Lease as amended shall be limited to and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under the Lease as amended are not intended to be and shall not be personally
binding on, nor shall any resort be had to the private properties of, any of its or its investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord be
liable to Tenant hereunder for any lost profits, damage to business, or any form of special, indirect or consequential damages. 

IN WITNESS WHEREOF, the parties hereto have executed this Amendment under seal as of the date and year first above written. 

 

									
	LANDLORD:	 		 	TENANT:
		 		 	
	 GATEWAY JEFFERSON, INC., a
 California corporation
	 		 	 POWER GREAT LAKES, INC., an
 Illinois corporation

					
	By:	 	RREEF America L.L.C., a Delaware limited liability company, its Investment Advisor	 		 		 	
					
	By:	 	/s/ Sandro Arbulu, Jr.	 		 	By:	 	/s/ Kenneth Winemaster
	Name:	 	Sandro Arbulu, Jr.	 		 	Name:	 	Kenneth Winemaster
	Title:	 	Vice President, Portfolio Management	 		 	Title:	 	Senior Vice President
		 		 		 		 	
	Dated:	 	January 10, 2011	 		 	Dated:	 	12/21, 2010

  

			
		
	By:	 	/s Jeffrey R. Riemer
	Name:	 	Jeffrey R. Riemer
	Title:	 	Vice President, Asset Management
	  
 Dated:
	 	12/28, 2010

  
 4

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