Document:

EX-10.3

 Exhibit 10.3 

 
 LEASE AGREEMENT 

(Single Tenant; Triple Net) 

BETWEEN 
 MM DOWNTOWN
FACILITY, LLC, 
 a California limited liability company 

AND 
 PHC FACILITIES,
INC., 
 a California corporation 
  

 

 LEASE AGREEMENT 

(Single Tenant; Triple Net) 

THIS LEASE AGREEMENT (“Lease”) is made and entered into effective as of the 1st day of April 10, 2019, by
and between MM DOWNTOWN FACILITY, LLC, a California limited liability company (“Landlord”), and PHC FACILITIES, INC., a California corporation doing business as (“Tenant”). 

ARTICLE I. BASIC LEASE PROVISIONS 

Each reference in this Lease to the “Basic Lease Provisions” shall mean and refer to the following collective
terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease. 
  

	1.	 Overall Land: Approximately 26,790 square feet of land (the “Overall Land”)
more particularly described on Exhibit “A” attached hereto, upon which is constructed a two (2) story building containing approximately 36,153 square feet (the “Building”). The Overall Land
has a street address of 1425 Long Beach Avenue, Los Angeles, California 90021 and is depicted on the Site Plan attached hereto as Exhibit “B”. The portion of the Overall Land that is not part of the Premises (defined below) (the
“Grow Premises”) is concurrently being leased to Tenant under a separate lease. 

  

	2.	 Premises: That portion of the Overall Land and Building depicted on the Site Plan attached hereto as
Exhibit “C” (the “Premises”), containing approximately 18,000 square feet. 

  

	3.	 Use of Premises: Retail Sales, storage, warehousing and distribution of medical marijuana and related
products, including related office uses. Tenant acknowledges that the specification of such uses means only that Landlord has no objection to the specified use and does not include any representation or warranty by Landlord as to whether or not such
specified use complies with applicable laws and/or requires special governmental permits. 

  

	4.	 Commencement Date: April 10, 2019 

 

	5.	 Term: Thirty-Six (36) months from and after the
Commencement Date, subject to extension as provided in Section 3.2 and Section 15.1 or earlier termination as provided herein, but subject to adjustment as set forth in
Section 4.1(b). 

  

	6.	 Basic Rent: 

  

									
	 Lease

Year
	  	Annual Basic Rent	 	  	Monthly Basic Rent	 
	 1
	  	 	$120,000.00	 	  	 	$10,000.00	 
	 2
	  	 	$120,000.00	 	  	 	$10,000.00	 
	 3
	  	 	$120,000.00	 	  	 	$10,000.00	 

  

	7.	 Percentage Rent: See Section 4.2 below. 

 

	8.	 Security Deposit: $10,000.00 

	9.	 Broker(s): None 

 

	10.	 Payments and Notices: 

 

			
	LANDLORD	 	TENANT
		
	MM Downtown Facility, LLC	 	PHC Facilities, Inc. 1425 Long
	9301 Wilshire Blvd., Suite 425	 	Beach Avenue
	Beverly Hills, California 90210	 	Los Angeles, California 90021
		
	with a copy of notices to:	 	with a copy of notices to:
		
	Randy Katz	 	                                      
          
	Baker & Hostetler LLP	 	                                      
          
	600 Anton Blvd.	 	                                      
          
	Suite 900	 	
	Costa Mesa, CA 92626	 	
		
	For payments made by ACH:	 	
		
	MM Downtown Facility, LLC	 	
	9301 Wilshire Blvd., Suite 425	 	
	Beverly Hills, California 90210	 	

 EXHIBITS 
  

			
	 EXHIBIT A
	    	Legal Description of Overall Land
	 EXHIBIT B
	    	Site Plan for Overall Land
	 EXHIBIT C
	    	Site Plan for Premises
	 EXHIBIT D
	    	Tenant’s Insurance

 ARTICLE II. PREMISES 

SECTION 2.1. PREMISES. Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord, on the terms
and conditions set forth in this Lease. 
 SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any
representative of Landlord has made any representation or warranty with respect to the Premises or its suitability or fitness for any purpose, including without limitation any representations or warranties regarding the compliance of Tenant’s
use of the Premises with the applicable zoning or regarding any other land use matters, and Tenant shall be solely responsible as to such matters. Landlord shall deliver the Premises to Tenant on the Commencement Date and shall not be required to
alter, remodel, improve, repair, decorate or paint the Premises or any part thereof in connection therewith. As of the Commencement Date, Tenant shall be conclusively deemed to have accepted the Premises in its
“as-is” condition. 
 ARTICLE III. TERM 

SECTION 3.1. GENERAL. The term of this Lease (“Term”) shall be for the period shown in Item 5 of the
Basic Lease Provisions. The Term shall commence on the Commencement Date. The date on which this Lease is scheduled to terminate is referred to as the “Expiration Date.” 

 For the purposes of this Lease, the term “Lease Year” means each twelve
(12) month period during the Term, commencing on the Commencement Date, subject to adjustment as set forth in Section 3.2(b). 

SECTION 3.2. RIGHT TO EXTEND THE TERM. 

(a)    Provided that Tenant is not in default under any provision of this Lease at the time of exercise of the extension
right granted herein or as of the commencement of the extension period, Tenant may extend the Term of this Lease for one (1) period of thirty-six (36) months. Tenant shall exercise its right to
extend the Term by delivering to Landlord, not less than twelve (12) months prior to the then-scheduled Expiration Date, Tenant’s written notice of its election to extend the Term. The Basic Rent payable under this Lease during the
extension of the Term shall be as follows: 
  

									
	 Lease

Year
	  	Annual Basic Rent	 	  	Monthly Basic Rent	 
	 4
	  	 	$126,000.00	 	  	 	$10,500.00	 
	 5
	  	 	$126,000.00	 	  	 	$10,500.00	 
	 6
	  	 	$126,000.00	 	  	 	$10,500.00	 

 (b)    If Tenant fails to timely exercise its extension right under subsection
(a) above within the time periods set forth above, Tenant’s right to extend the Term shall be extinguished and this Lease shall automatically terminate on the Expiration Date. 

ARTICLE IV. BASIC RENT AND PROPERTY TAXES 

SECTION 4.1. BASIC RENT. 

(a)     Commencing on the Commencement Date, Tenant shall pay to Landlord, without deduction or offset, the amount of Basic
Rent shown in Item 6 of the Basic Lease Provisions (or if the Term is extended, the Basic Rent shown in Section 3.2 above). The Basic Rent shall be due and payable monthly in advance commencing on the Commencement Date and
continuing thereafter on the same day of each successive calendar month of the Term. No demand, notice or invoice shall be required. 

(b)     Notwithstanding the foregoing, at the option of Landlord, upon notice to Tenant on or prior to the Commencement
Date, Basic Rent shall be due and payable on the first day of each month during the Term. In such event, the Basic Rent payable on the Commencement Date shall be prorated and shall cover the period from the Commencement Date through the end of the
month in which the Commencement Date occurs (the “Proration Period”) with the next payment of Basic Rent due on the first day of the immediately following month. Further, in such event, the Term of this Lease shall run
thirty-six (36) months from the first (1”1) day of the month following the end of the Proration Period, and the first Lease Year shall include the
Proration Period. 
 SECTION 4.2. PERCENTAGE RENT. 

(a)     Rate. Commencing on the Commencement Date and continuing until the expiration or earlier termination
of this Lease, Tenant shall pay to Landlord (without deduction, setoff, prior notice or demand, except as otherwise provided in this Lease) percentage rent (“Percentage Rent”) equal to five percent (5%) of the dollar amount
of the Gross Sales (as defined in Section 4.2(e) below) made in the Premises during each Lease Year of the Term. 

 (b)    Quarterly Reports. On or before the forty-fifth
(45th) day following the end of each calendar quarter during the Term, Tenant shall mail to Landlord, at the place where Rent is payable, a statement showing Gross Sales made in the Premises for the preceding calendar quarter. 

(c)    Annual Reports and Payment. On or before the ninetieth (90th) day following (i) the end of each
Lease Year during the Term, and (ii) the last day of the Term, Tenant shall mail to Landlord, at the place where Rent is payable, a statement showing Gross Sales made in the Premises for the preceding Lease Year (or if applicable, the portion
thereof prior to the termination of this Lease), together with any Percentage Rent due. 
 (d)    Record
Keeping and Audits. Tenant shall maintain complete and accurate books of account and records of Gross Sales, which books of account and records shall be maintained by Tenant for at least two (2) years. Landlord, at its sole cost, shall be
entitled to have an audit made of such books of account and records of Gross Sales by qualified representatives of Landlord. Such audit may be made only by Landlord giving Tenant at least thirty (30) days’ prior written notice; there shall
be no more than one (1) audit for each Lease Year; and such audit must be completed within three (3) years from the expiration of the Lease Year being audited. No auditor engaged by Landlord shall be compensated in whole or in part on a
contingency basis. If the audit discloses that any payment of Percentage Rent by Tenant for the period audited was not correct, Tenant shall immediately pay any additional amount due Landlord as disclosed by the audit and Landlord shall immediately
refund Tenant the amount of any over payment as disclosed by the audit. In addition, if the audit discloses an underpayment of Percentage Rent by Tenant in excess of three percent (3%) of Percentage Rent paid by Tenant, then Tenant shall reimburse
Landlord’s reasonable audit cost. 
 (e)    Gross Sales. “Gross Sales”
means the actual sales price of, or other consideration paid for, all merchandise, and the actual charges for all services performed or benefits received, on or from the Premises, by Tenant or by any subtenant, licensee or concessionaire,
whether for cash, or otherwise (without deduction for inability or failure to collect) including, but not limited to, such sales and services (a) where the orders therefor originate on or from the Premises, whether delivery or performance is
made from the Premises or from some other place, (b) made pursuant to orders mailed, telephoned, e-mailed to or otherwise received at, or filled from, the Premises, (c) by means of mechanical or
other vending devices in the Premises, (d) take-out orders and (e) as a result of transactions originated on or from the Premises. Each sale upon installment or credit shall be treated as part of
Gross Sales for the full price in the month in which said sale is made, irrespective of the time when Tenant shall receive payment therefor. Gross Sales does not include any of the following: 

(i)    The selling price of all merchandise returned by customers and accepted for full credit or the amount of discounts
and allowances made thereon; 
 (ii)    Goods returned to sources, or transferred to another store or warehouse owned by
or affiliated with Tenant; 
 (iii)    Sums and credits received in the settlement of claims for loss of or damage to
merchandise, to the extent previously reported as Gross Sales; 
 (iv)    Alteration workroom charges and delivery
charges; 

 (v)    Cash refunds made to customers in the ordinary course of
business, but this exclusion shall not include any amount paid or payable for what are commonly referred to as “trading stamps”; 

(vi)    Interest, service or sales carrying charges or other charges, however denominated, paid by customers for extension
of credit on sales and where not included in the merchandise sales price; 
 (vii)    Receipts from public telephones,
stamp machines, public toilet locks, or vending machines installed solely for use by Tenant’s employees; 

(viii)    Sales taxes, so-called luxury taxes, consumers’ excise taxes, gross
receipts taxes and other similar taxes now or hereafter imposed upon the sale of merchandise or imposed upon the sale of merchandise or services, but only if collected separately from the selling price of merchandise or services and collected from
customers; 
 (ix)    Sales of fixtures, equipment or property which are not stock in trade; and 

(x)    Gift certificate or like vouchers until such time as the same shall have been converted into a sale by redemption;

 (xi)    The amount of bad debts and bad checks resulting from sales made from the Premises which previously have been
included in reported Gross Sales, after Tenant has made its customary collections efforts and written off such amounts as uncollectible; 

(xii)    Bulk sales or sales of Tenant’s inventory, or Tenant’s furniture, fixtures or equipment, incidental to
the cessation of business at the Premises or otherwise occurring other than in the ordinary course of business; 

(xiii)    Merchandise returned for credit to shippers, jobbers, wholesalers and manufacturers; 

(xiv)    Tips or other gratuities given by customers to Tenant’s employees and which are actually distributed to such
employees; 
 (xv)    Any service charge paid by customers to Tenant to the extent actually distributed to employees in
lieu of such employees receiving tips or gratuities from customers; 

(xvi)    Non-cash giveaways or donations or giveaways to non-profit, charitable or religious organizations; 
 (xvii)    Sale of employee
uniforms; 
 (xviii)    Merchandise purchased by employees at a discount; 

(xix)    Refunds and trade-in allowances given to customers; 

(xx)    The discounted portion of the sales price of food and beverages given to a customer as compensation for
unsatisfactory food or service; 

 (xxi)    Where coupons, courtesy discounts given to customers or Tenant,
or other comps or discount promotions are used, only the actual sale price paid to Tenant shall be included in Gross Sales; 

(xxii)     The portion of the cost of meals provided at no or reduced cost to Tenant’s employees; and 

(xxiii)     Proceeds of insurance. 

SECTION 4.3. PROPERTY TAXES. 

(a)    In addition to Basic Rent, Tenant shall pay (directly to the taxing authorities) an amount equal to each
installment of Property Taxes (as defined below) due or accruing during the Term, at least thirty (30) days prior to the applicable delinquency date for such installment. Any installment which covers any period of time after the Expiration Date
shall be prorated. Landlord will provide Tenant with a copy of all Property Tax bills promptly after receipt by Landlord, and in any event in sufficient time for Tenant to pay each installment of Property Taxes timely. Tenant will provide Landlord
with evidence of payment of each installment of Property Taxes at least ten (10) business days prior to the delinquency date. Upon request by Landlord, if any installment of Property Taxes is paid past the delinquency date (other than because
Landlord did not timely submit the Property Tax bill to Tenant), Tenant shall be responsible for any penalties incurred. 

(b)    The term “Property Taxes” as used herein shall include any form of federal,
state, county or local government or municipal taxes, fees, charges or other impositions of every kind (whether general, special, ordinary or extraordinary) related to the ownership, leasing or operation of the Premises, including without
limitation, the following: (i) all real estate taxes or personal property taxes levied against the Premises, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with
respect to this Lease or to the improvements, fixtures and equipment and other property of Landlord located on the Premises, (iii) all assessments and fees for public improvements, services, and facilities and impacts thereon, including without
limitation arising out of any Community Facilities Districts, “Mello Roos” districts, similar assessment districts, and any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or assessment which shall be levied in
addition to or in lieu of real estate or personal property taxes, other than taxes covered by Article VIII; (v) taxes based on the receipt of rent (including gross receipts or sales taxes applicable to the receipt of rent) and (vi) costs
and expenses incurred in contesting the amount or validity of any Property Tax by appropriate proceedings. Notwithstanding the foregoing, general net income or franchise taxes imposed against Landlord shall be excluded. Also excluded are any
penalties, interest or other costs incurred by Landlord as a result of the late payments of Property Taxes. For purposes hereof, Tenant’s share of Property Taxes for the Premises shall be 49.8% of the Property Taxes assessed on the Overall
Land. 
 (c)    Tenant shall have the right to request that Landlord contest (or apply for a reduction of) any
Property Tax bill, at Tenant’s expense. If Landlord does not decide to contest (or apply for a reduction) of any Property Tax bill, then Landlord shall permit Tenant to contest (or apply for a reduction of) any Property Tax bill in
Landlord’s name, but at Tenant’s expense and provided Tenant pays all such Property Taxes during the pendency of such contest. 

SECTION 4.4. RENT. As used herein, the term “additional rent” shall be deemed to include any and all monetary obligations of
any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease. Basic Rent together with additional rent shall be referred to herein as “rent”. 

 ARTICLE V. USE 

SECTION 5.1. PERMITTED USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, or any
other use reasonably related thereto (the “Permitted Use”). Notwithstanding anything contained herein to the contrary, Tenant shall not use or allow the Premises to be used for any unlawful purpose, other than as
permitted by the laws of the State of California and ordinances of the City of Los Angeles, nor shall Tenant permit any nuisance or commit any waste on the Premises. Tenant shall comply, at its expense, with all present and future laws, statutes,
ordinances and requirements of all local, municipal and state governmental authorities that pertain to the Premises, Tenant or its specific use of the Premises (collectively, “Applicable Law”). Tenant’s obligation
under the immediately preceding sentence shall specifically require Tenant to make any structural repairs to the Building, or to clean up or remediate any Hazardous Materials in, on, under or about the Premises. 

SECTION 5.2. SIGNS. Tenant shall have the exclusive right to install (at Tenant’s expense) any signage on the exterior of the
Building that Tenant desires, subject only to compliance with Applicable Law and, except for temporary signage, subject to Landlord’s prior written consent. Tenant shall maintain and repair any such signs, and shall remove same from the
Building upon the expiration or earlier termination of this Lease (and shall repair any damage caused by such removal). 
 SECTION 5.3.
HAZARDOUS MATERIALS. 
 (a)    For purposes of this Lease, the term “Hazardous Materials”
means (i) any “hazardous material” as defined in Section 25501(o) of the California Health and Safety Code, (ii) hydrocarbons, polychlorinated biphenyls or asbestos, and (iii) any toxic or hazardous materials,
substances, wastes or materials which are regulated by any other applicable state, federal or local law or regulation because they are potentially hazardous to the health, safety or welfare of humans or the environment. 

(b)    Tenant shall not cause or permit any Hazardous Materials to be brought upon, stored, used, generated, released or
disposed of on, under, from or about the Premises (including without limitation the soil and groundwater thereunder) without the prior written consent of Landlord, which consent may be given or withheld in Landlord’s sole and absolute
discretion. Notwithstanding the foregoing, Tenant shall have the right, without obtaining prior written consent of Landlord, to utilize or store within the Premises the following products and materials which may contain Hazardous Materials, to the
extent normally and customarily utilized by Tenant at the Premises for the Permitted Uses in connection with its business operations therein: (A) a reasonable quantity of standard office products (such as photocopy toner, “White Out”,
and the like) (collectively, “Office Products”}, (B) inventory held for resale (“Inventory”) and (C) products and materials used in connection with Tenant’s usual and customary
maintenance operations on the Premises (collectively, “Maintenance Products”), provided however that (i) Tenant shall comply with all Applicable Law with respect to such products and materials, (ii) all
Inventory containers shall remain unopened (for clarification, the foregoing does not prohibit Tenant from unpackaging cartons of Inventory or breaking down shrink-wrapped bundles of Inventory, or performing like activities to prepare the Inventory
for re-sale}, and (iii) to the extent applicable, the other provisions of this Section 5.3 shall apply. Tenant shall not be entitled or permitted to install any underground tanks
under, on or about the Premises for storage of Hazardous Materials 

 
without the express written consent of Landlord, which may be given or withheld in Landlord’s sole and absolute discretion but exercised in good faith. However, Landlord’s consent shall
not be required to replace either of the existing underground storage tanks with new underground storage tanks of the same or lesser capacity. Landlord may place such reasonable conditions as Landlord deems appropriate (giving due consideration to
Tenant’s business operations) with respect to Tenant’s use, storage and/or disposal of any Hazardous Materials requiring Landlord’s consent. 

(c)    Landlord and its agents shall have the right, but not the obligation (at Landlord’s expense unless Tenant is
determined to be in breach of this Lease in connection with Hazardous Materials), to inspect, sample and/or monitor the Premises and/or the soil or groundwater thereunder at any reasonable time with reasonable prior notice to determine whether
Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with full access to all facilities, records and personnel related thereto (except for attorney-client
privileged communications or documents otherwise protected as provided in this Section 5.3(c)). If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a
release of any Hazardous Material on, under, from or about the Premises caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, after reasonable
advance notice affording Tenant a reasonable opportunity to cure or correct the condition, wit out limitation upon any of Landlord’s other rights and remedies under this Lease, to immediately enter upon the Premises and to discharge
Tenant’s obligations under this Section 5.3, including without limitation the taking of emergency or long-term remedial action. All amounts paid by Landlord and all costs and expenses incurred by Landlord in connection
with Landlord’s cure rights set forth in the preceding sentence, together with a fifteen percent (15%) management fee and interest at the rate of ten percent (10%) from the date of Landlord’s paying the amount or incurring each cost or
expense until the date offull repayment by Tenant, will be payable by Tenant to Landlord as additional rent on demand. Landlord and its agents shall endeavor to minimize interference with Tenant’s business in connection therewith, but shall not
be liable for any such interference. In addition, Landlord, at Tenant’s expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of
the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under, from or about the Premises. 

(d)    If the presence of any Hazardous Materials on, under, from or about the Premises or caused or permitted by Tenant
or its agents, employees, contractors, licensees or invitees results in (i) injury to any person, (ii) injury to or any contamination of the Premises, or (iii) injury to or contamination of any real or personal property wherever
situated, Tenant, at its expense (using contractors and/or consultants selected by Tenant but reasonably acceptable to Landlord), shall promptly take all actions necessary to return the Premises and the Project and any other affected real or
personal property owned by Landlord or otherwise to the “Required Condition” (as hereinafter defined), and to remedy or repair any such injury or contamination, including without limitation, any cleanup, remediation, removal, disposal,
neutralization or other treatment of any such Hazardous Materials (subject to the conditions set forth in this Section 5.3(d)). Notwithstanding the foregoing, Tenant shall not, without Landlord’s prior written consent,
which consent shall not be unreasonably withheld, take any remedial action in response to the presence of any Hazardous Materials on, under, from or about the Premises or any other affected real or personal property owned by Landlord or enter into
any similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided however, Landlord’s prior written consent shall not be necessary in the event that the presence of
Hazardous Materials on, under, from or about the Premises or any other affected real 

 
or personal property owned by Landlord (i) imposes an immediate threat to the health, safety or welfare of any individual and (ii) is of such a nature that an immediate remedial
response is necessary and it is not possible to obtain Landlord’s consent before taking such action. As used herein, “Required Condition” shall mean returning the Premises and any other directly affected real or
personal property owned by Landlord to a condition that is both (A) required by applicable federal, state or local law, regulation or order, including without limitation, performing any required cleanup, remediation, removal, disposal,
neutralization or other treatment of Hazardous Materials, and (B) consistent with Landlord’s operation, use and leasing of the Premises (and any other directly affected real or personal property owned by Landlord) for those uses described
in Item 3 of the Basic Lease Provisions. To the fullest extent permitted by law, Tenant shall indemnify, hold harmless, protect and defend (with attorneys reasonably acceptable to Landlord) Landlord and any successors to all or any portion of
Landlord’s interest in the Premises and any other real or personal property owned by Landlord from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and
expenses (including without limitation attorneys’ fees, court costs and other professional expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or about the Premises and any other real or personal property owned by Landlord or any
other party caused or permitted by Tenant, its agents, employees, contractors, subtenants, licensees or invitees. Such indemnity obligation shall specifically include, without limitation, the cost of any required or necessary repair, restoration,
cleanup or detoxification of the Premises, and any other real or personal property owned by Landlord, the preparation of any closure or other required plans, whether such action is required or necessary during the Term or after the expiration of
this Lease and any loss of.rental due to the inability to lease the Premises as a result of such Hazardous Materials the remediation thereof or any repair, restoration or cleanup related thereto. If it is at any time discovered that Tenant or its
agents, employees, contractors, subtenants, licensees or invitees may have caused or permitted the release of any Hazardous Materials on, under, from or about the Premises, or any other real or personal property owned by Landlord, Tenant shall, at
Landlord’s request, immediately prepare and submit to Landlord a comprehensive plan, subject to Landlord’s approval (which shall not be unreasonably withheld), specifying the actions to be taken by Tenant to return the Premises, or any
other real or personal property owned by Landlord to the Required Condition. Upon Landlord’s approval of such plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in
equity, immediately implement such plan and proceed to cleanup, remediate and/or remove all such Hazardous Materials in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this
Section 5.3/d) shall expressly survive the expiration or sooner termination of this Lease, but Landlord agrees to allow Tenant reasonable entry rights to the Premises, and to otherwise cooperate with Tenant but at no cost
or expense to Landlord, to the extent that clean up or remediation work is required after the expiration of or termination of this Lease. 

(e)    Inasmuch as Tenant was the prior occupant of the Premises, it is understood and agreed that Tenant shall be
responsible for the cleanup or remediation of any Hazardous Materials which exist in, on, under or about the Premises on the Commencement Date, but Tenant shall not be liable to Landlord, or otherwise responsible under this Lease for the cleanup or
remediation of any Hazardous Materials which are caused to exist in, on, under or about the Premises by Landlord or anyone acting on behalf of Landlord. 

SECTION 5.4. USE OF ROOF. Tenant shall have the right to access the roof of the Premises for the limited purposes of performing its
maintenance obligations hereunder, including performing the Building Systems repairs and replacements, and installing and maintaining 

 
reasonable communications equipment as is reasonably required by Tenant for use by Tenant in connection with its normal and customary business operations at the Premises, subject to reasonable
standards and procedures imposed by Landlord to prevent damage to the roof and to preserve any roof warranty and the terms and conditions of Section 7.3 of this Lease. Landlord shall have the right to access the roof of the
Premises for the limited purposes of inspecting the same and performing its obligations and exercising its rights under this Lease. 

SECTION 5.5. EASEMENT FOR ACCESS. During the Term of this Lease, Landlord hereby establishes, grants and reserves a non-exclusive easement for vehicular and pedestrian ingress and egress over the drive aisles, curb cuts and walkways, as they may exist from time to time on the Grow Premises for the benefit of the Premises, and as
they may exist from time to time on Premises for the benefit of the Grow Premises. 
 SECTION 5.6. EASEMENT FOR PARKING During the
Term of this Lease, Landlord hereby establishes, grants and reserves a non-exclusive easement for parking over the parking areas on the Grow Premises, as they may exist from time to time, for the benefit of
the Premises. Landlord also hereby establishes, grants and reserves a non-exclusive easement for parking over the parking areas on the Premises, as they may exist from time to time, for the benefit of the Grow
Premises. 
 ARTICLE VI. UTILITIES AND SERVICES 

SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and shall pay promptly, directly to the appropriate supplier, all
charges for water, gas, electricity, sewer, heat, light, power, telephone, telecommunications service, refuse pickup, janitorial service, landscape maintenance and all other utilities, materials and services furnished directly to Tenant or the
Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon. If any utilities or services are not separately assessed to Tenant, Tenant shall pay such amount to Landlord, as an item of additional rent,
within ten (10) days after delivery of Landlord’s statement or invoice therefor. 
 ARTICLE VII. MAINTENANCE AND REPAIRS

 SECTION 7.1. TENANT OBLIGATIONS. Except as provided in Article XI (Damage or Destruction) and Article XII (Eminent Domain),
Tenant, at its sole expense, shall maintain, repair and replace (to the extent required hereunder) the entire Premises, including but not limited to, the foundations, footings, load bearing walls and other structural elements of the Premises, the
roof of the Premises, the paved areas of the Premises, landscaping and the heating, air conditioning, ventilating systems, mechanical, electrical, plumbing or life safety systems of the Building (collectively, the “Building
Systems”}, so as to keep same in substantially the condition that existed on the Commencement Date, ordinary wear and tear excepted. As used in this Section 7.1, the obligation to repair and maintain
includes the obligation to replace any item which is determined to have outlived its useful life and is no longer capable of being repaired to its normal functionality, or the cost to repair exceeds fifty percent (50%) of the cost of replacing such
item. If Tenant fails to perform Tenant’s obligations under this Section 7.1, Landlord may enter upon the Premises after ten (10) days’ prior written notice to Tenant (except in the event of an emergency, in
which case no notice shall be required}, perform such obligations on Tenant’s behalf, and put the Premises in good order, condition and repair, and Tenant shall promptly pay to Landlord a sum equal to 115% of the cost thereof in addition to
interest at the rate of ten percent (10%) from the date the work is commenced until the date of full repayment by Tenant, as additional rent on demand. Notwithstanding anything contained herein, Tenant shall also be

 
solely responsible for the cost of painting of the exterior of the Building. It is agreed that Tenant shall be obligated hereunder to pay for at least one (1) complete painting of the
exterior of the Building during the initial Term, and at last one (1) additional complete painting of the exterior of the Building during any extension of the Term under Section 3.2. 

(a)    Except as provided in Section 12.1 below, 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 to any portion of the Premises, nor shall any related activity by Landlord constitute an
actual or constructive eviction; provided, however, that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably practicable with the conduct of Tenant’s business in the Premises. 

SECTION 7.2. SERVICES COMPANY. Tenant shall be obligated to hire PHC Service Co., LLC, a California limited liability company (the
“Services Company”), to carry out all of Tenant’s maintenance and repair obligations described in Section 7.1 above and perform any Alterations in accordance with Section 7.3
below and administrative services. 
 SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or improvements
(collectively and individually, “Alterations”) to the Premises (including the roof of the Building) without the prior written consent of Landlord. In all cases, Tenant shall provide Landlord with written notice prior
to performing any Alteration. Landlord’s consent may be granted or withheld by Landlord in its reasonable discretion. Landlord shall respond to Tenant’s request to make Alterations within thirty (30) days after receipt of such
request, as long as the request includes reasonably detailed plans and specifications (as described below) and Landlord’s failure to object to any proposed Alterations within such time period shall be deemed approval of such Alterations. Tenant
shall obtain all required permits for the Alterations and shall perform the Alterations in compliance with all Applicable Law. Any request for Landlord’s consent shall be made in writing and shall contain architectural plans describing the work
in detail reasonably satisfactory to Landlord. All Alterations affixed to the Premises (excluding trade fixtures) shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, unless Landlord notifies
Tenant that such Alterations must be removed by written notice delivered to Tenant at the time that Landlord approves of such Alterations or, in the event Landlord’s approval of such Alterations is not required hereunder, within thirty
(30) days following the date on which Tenant provides Landlord with written notice of such Alterations. Landlord shall oversee all Alterations performed pursuant to this Section 7.3 by either Tenant or the Services
Company, and Tenant shall pay Landlord as compensation for its efforts a non-refundable management fee in the amount of fifteen percent (15%) of the cost and expense incurred by Tenant and/or Services Company
in connection with such Alterations no later than ten (10) days after written demand thereof. 
 SECTION 7.4. MECHANIC’S LIENS.
Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by payment or
posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant has not, within thirty (30) days following the imposition of any lien, caused the lien to be released of record by
payment or posting of a proper bond, regardless of whether Landlord has requested that Tenant release same, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any reasonable means it deems
proper, including payment of or defense against the claim giving rise to the lien. All reasonable expenses so incurred by Landlord, including Landlord’s reasonable attorneys’ fees, shall be reimbursed by Tenant within thirty (30) days
following Landlord’s demand. Tenant shall give Landlord no less than twenty (20) days’ prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of
nonresponsibility on the Premises. 

 SECTION 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times, and upon
prior written notice (except in emergencies, in which event no such notice shall be required), have the right to enter the Premises to inspect same, to perform Landlord’s maintenance and repair obligations in accordance with this Lease, and to
submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighty (180) days of the Term, to prospective tenants), all without being deemed to have caused an eviction of Tenant and
without abatement of rent except Tenant shall have the right to accompany Landlord during any such entry (provided that the unavailability or lack of cooperation of a representative of Tenant shall not limit Landlord’s rights to exercise its
rights or perform its obligations under this Section 7.5). Notwithstanding the foregoing, Landlord shall endeavor to coordinate any entry onto the Premises with Tenant so that it does not unreasonably interfere with
Tenant’s business. 
 ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT’S PROPERTY 

Tenant shall be liable for and shall pay before delinquency, all taxes and assessments levied against all personal property (including trade
fixtures) of Tenant located on the Premises. When possible, Tenant shall cause its personal property to be assessed and billed separately from the real property of which the Premises form a part. If any taxes on Tenant’s personal property are
levied against Landlord or Landlord’s property and if Landlord pays the same, or if the assessed value of Landlord’s property is increased by the inclusion of a value placed upon the personal property of Tenant and if Landlord pays the
taxes based upon the increased assessment, Tenant shall pay to Landlord within ten (10) days after written demand therefor the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment 

ARTICLE IX. ASSIGNMENT AND SUBLETTING 

SECTION 9.1. RIGHTS OF PARTIES. 

(a)    Notwithstanding any provision of this Lease to the contrary, but except as provided in subsection
(e) below, Tenant will not, either voluntarily or by operation of law, assign, sublet, encumber, or otherwise transfer (any or all of which are sometimes referenced to herein as a “Transfer”) all or any part
of Tenant’s interest in this Lease, or permit the Premises to be occupied by anyone other than Tenant, without Landlord’s prior written consent, which Landlord may withhold in its sole discretion. No assignment (whether voluntary,
involuntary or by operation of law) and no subletting shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election, shall constitute a material default of this Lease. To the extent not prohibited by
provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”), including Section 365(1)(1), Tenant on behalf of itself and its creditors, administrators and assigns waives the
applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee for the estate of the bankrupt meets Landlord’s standard for consent as set forth in Section 9.1(cl of this Lease.
If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other consideration to be delivered in connection with the assignment shall be 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 person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code
shall be deemed to have assumed all of the obligations arising under this Lease on and after the date of the assignment, and shall upon demand execute and deliver to Landlord an instrument confirming that assumption. 

 (b)    If Tenant is a corporation, or is an unincorporated
association, partnership or limited liability company (other than a publicly traded corporation or other entity), the transfer of any stock or ownership interest in the corporation, association, partnership or limited liability company which results
in a change in the voting control of Tenant, if any, shall be deemed a Transfer within the meaning and provisions of this Article IX. 

(c)    Notwithstanding the provisions of subsection (c) above, in lieu of consenting to a proposed assignment
of this Lease or to a subletting of all or substantially all of the Premises for all or substantially the remainder of the Term (other than an assignment or subletting to a “Tenant Affiliate” pursuant to subsection (e) below),
Landlord may elect to (i) sublease the Premises (or the portion proposed to be so subleased), or take an assignment of Tenant’s interest in this Lease, upon the same terms as offered to the proposed subtenant or assignee, or
(ii) terminate this Lease as to the portion of the Premises proposed to be subleased or assigned with a proportionate abatement in the rent payable under this Lease, effective on the date that the proposed sublease or assignment would have
become effective. Landlord may thereafter, at its option, assign or relet any space so recaptured to any third party, including without limitation the proposed transferee of Tenant. Should Landlord elect to exercise its rights under this
subsection (d). then Tenant shall have the right, by written notice to Landlord given within five (5) business days following such election by Landlord, to rescind its request to effect an assignment or subletting, in which event
Tenant’s proposed assignment or subletting shall not be consummated and Landlord’s recapture election shall be null and void. 

(d)    Provided (i) Tenant is not in material default hereunder, and (ii) no such transaction is undertaken with
the intent of circumventing the Transfer restrictions under this Section 9.1, Tenant may, without Landlord’s consent but with prior written notice to Landlord, assign this Lease or sublease all or any portion of the
Premises to (a) any entity resulting from a merger or consolidation with Tenant, (b) any entity succeeding to the business and assets of Tenant (including a sale of stock or other ownership interests of Tenant to such successor entity), or
(c) any entity controlling, controlled by, or under common control with, Tenant, or the principal owners (shareholders, partners, members, etc.) of Tenant (collectively, a “Tenant Affiliate”) effecting such
Transfer. 
 (e)    In the event of any assignment or subletting of the Premises, one hundred percent (100%) of any
excess rent received by the Tenant from the assignment or subletting, whether during or after the Term, shall be paid to Landlord when received. 

SECTION 9.2. EFFECT OF TRANSFER. No Transfer, even with the consent of Landlord, shall relieve Tenant, or any successor-in-interest to Tenant hereunder, of its obligation to pay rent and to perform all its other obligations under this Lease. Moreover, Tenant shall indemnify and hold
Landlord harmless, as provided in Section 10.3, for any act or omission by an assignee or subtenant. Each assignee shall be deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and
severally with Tenant for the payment of all rent, and for the due performance of all of Tenant’s obligations, under this Lease. Such joint and several liability shall not be discharged or impaired by any subsequent modification or extension of
this Lease. No Transfer shall be binding on Landlord unless any document memorializing the Transfer is delivered to Landlord and, except with respect to a Transfer to a Tenant Affiliate, both the assignee/subtenant and Tenant deliver to Landlord an
executed consent to Transfer instrument prepared by Landlord and consistent with the requirements of this Article IX. The acceptance by 

 
Landlord of any payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any Transfer. Consent by
Landlord to one or more Transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease. 

SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any subletting by Tenant of all or any part of
the Premises: 
 (a)    Tenant hereby irrevocably assigns to Landlord all of Tenant’s interest in all rentals and
income arising from any sublease of the Premises, and Landlord may collect such rent and income and apply same toward Tenant’s obligations under this Lease; provided, however, that until a default occurs in the performance of Tenant’s
obligations under this Lease, Tenant shall have the right to receive and collect the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of
any of Tenant’s obligations under the sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured default exists in the performance of Tenant’s
obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to
the contrary. Tenant shall have no right or claim against the subtenant or Landlord for any rentals so paid to Landlord. In the event Landlord collects amounts from subtenants that exceed the total amount then due from Tenant hereunder, Landlord
shall promptly remit the excess to Tenant. 
 (b)    In the event of the termination of this Lease, Landlord may, at its
sole option, take over Tenant’s entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn to Landlord. In no event, however, shall Landlord be liable for any previous act or omission by Tenant under the sublease
or for the return of any advance rental payments or deposits under the sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any sublease modification executed without Landlord’s consent or for any advance
rental payment by the subtenant in excess of one month’s rent. The general provisions of this Lease, including without limitation those pertaining to insurance and indemnification, shall be deemed incorporated by reference into the sublease
despite the termination of this Lease. 
 ARTICLE X. INSURANCE AND INDEMNITY 

SECTION 10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect during the Term the
insurance described in Exhibit “D”. Evidence of such insurance must be delivered to Landlord prior to the Commencement Date, and upon each renewal date of the applicable policies. 

SECTION 10.2. INDEMNITY. 

(a)     To the fullest extent permitted by law, Tenant shall defend, indemnify and hold harmless Landlord, its agents,
lenders, and any and all affiliates of Landlord, from and against any and all claims, liabilities, costs or expenses arising on or after the Commencement Date from Tenant’s use or occupancy of the Premises, or from the conduct of its business,
or from any activity, work, or thing done, permitted or suffered by Tenant or its agents, employees, subtenants, invitees or licensees in or about the Premises, or from any default in the performance of any obligation on Tenant’s part to be
performed under this Lease, or from any negligence or willful misconduct of Tenant or its agents, employees, invitees or licensees. Landlord may, at its option, require Tenant to assume Landlord’s defense in any action covered by this
Section 10.2. 

 (b)    To the fullest extent permitted by law, but subject to
Section 10.3, Landlord shall indemnify and hold harmless Tenant from and against any and all claims, liabilities, costs or expenses arising on or after the Commencement Date from the gross negligence or willful misconduct
of Landlord or anyone acting on behalf of or under the direction of Landlord. 
 (c)    Unless otherwise expressly
provided in this Lease, neither Landlord nor Tenant will be liable for punitive damages, consequential damages or special damages (it being expressly acknowledged and agreed that any damages incurred by a party hereto arising out of third party
claims for which indemnification is required pursuant to this Lease shall be deemed actual damages of the party which incurs them and not subject to the foregoing exclusion). Tenant shall be fully liable for any and all consequential damages
relating to or arising out of any failure of Tenant to vacate and surrender the Premises on or prior to the expiration of the Term in accordance with the terms and provisions of this Lease (collectively, “Holdover Consequential
Damages”); provided, however, Tenant’s liability for Holdover Consequential Damages shall not exceed an amount equal to the monthly Basic Rent payable during the period immediately preceding the Expiration Date multiplied by
thirty (30). 
 (d}     The terms of this Section 10.2 shall survive the expiration or earlier
termination of this Lease. 
 SECTION 10.3. LANDLORD’S NONLIABILITY. Except only to the extent arising from the gross negligence
(which includes, without limitation, the grossly negligent failure to comply with Applicable Laws) or willful misconduct of Landlord or its employees or agents, Landlord shall not be liable to Tenant, its employees, agents and invitees, and Tenant
hereby waives all claims against Landlord, its employees and agents for loss of or damage to any property, or any injury to any person, resulting from fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow
from or into any part of the Premises or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Premises, whether the damage or
injury results from conditions arising in the Premises, it being agreed that Tenant shall be responsible for obtaining appropriate insurance to protect its interests. 

ARTICLE XI. DAMAGE OR DESTRUCTION 

SECTION 11.1. RESTORATION. 

(a)    If the Building is damaged as the result of an event of casualty, Tenant shall repair such damage at Tenant’s
sole cost and expense and without seeking reimbursement from Landlord. 
 (b)    A casualty event shall not entitle the
Tenant to any abatement of Basic Rent, Percentage Rent or any additional rent to be paid under this Lease. 
 SECTION 11.2. LEASE
GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 

 ARTICLE XII. EMINENT DOMAIN 

SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises is taken by any lawful authority by exercise of the
right of eminent domain, or sold to prevent a taking, or if a taking or sale in lieu thereof occurs which substantially interferes with Tenant’s use and occupancy of the Premises, either Tenant or Landlord may terminate this Lease by notice to
the other party prior to the date possession is required to be surrendered to the authority and effective as of the date of such surrender of possession. In the event title to a portion of the Premises is taken or sold in lieu of taking, and if
Landlord elects to restore the Premises in such a way as to alter the Premises in a manner which materially interferes with Tenant’s use and occupancy of the Premises, Tenant may terminate this Lease, by written notice to Landlord, effective on
the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly proceed to restore the Premises to substantially its condition prior to the taking (at Landlord’s sole
cost and expense), but excluding any Alterations made by Tenant, and a proportionate abatement of rent shall be made to Tenant for the rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on
account of the taking and restoration. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this
Section 12.1 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for, the taking of personal property and trade fixtures belonging to Tenant or for
relocation or business interruption expenses recoverable from the taking authority, or for any other claim for which Tenant is entitled to compensation by the taking authority under Applicable Law. 

SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this Lease, but any award specifically attributable
to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed ninety (90) days. 

ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE 

SECTION 13.1. SUBORDINATION. At the option of Landlord or any of its mortgagees/deed of trust beneficiaries, this Lease shall be either
superior or subordinate to all ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Premises, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so
long as Tenant is not in default under this Lease, this Lease shall not be terminated or Tenant’s quiet enjoyment of the Premises disturbed in the event of termination of any such ground or underlying lease, or the foreclosure of any such
mortgage or deed of trust, to which Tenant has subordinated this Lease pursuant to this Section 13.1. In the event of a termination or foreclosure, Tenant shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms and conditions as are contained in this Lease, and shall promptly execute any reasonable instrument required by
Landlord’s successor for that purpose. Tenant shall also, within ten (10) business days following written request of Landlord (or the beneficiary under any deed of trust encumbering the Premises), execute and deliver all reasonable
instruments as may be required from time to time by Landlord or such beneficiary (including without limitation any commercially reasonable subordination, nondisturbance and attornment agreement) to subordinate this Lease and the rights of Tenant
under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust; provided, however, that any such beneficiary may, by written notice to Tenant given at any time, subordinate the lien of its deed of trust to this
Lease. Notwithstanding this Section 13.1, Tenant shall only be obligated to subordinate its leasehold interest to any mortgage, deed of trust, or underlying lease now or 

 hereafter placed upon the Premises if the instrument evidencing such subordination does not require Tenant
to increase its leasehold obligations and if the holder of such mortgage or deed of trust or the landlord under such underlying lease will grant to Tenant a commercially reasonable non-disturbance agreement,
which will provide that Tenant, notwithstanding any default of Landlord hereunder, shall have the right to remain in possession of the Premises in accordance with the terms and provisions of this Lease for so long as Tenant shall not be in default
under this Lease. Tenant acknowledges that Landlord’s mortgagees and successors-in-interest and all beneficiaries under deeds of trust encumbering the Premises are
intended third party beneficiaries of this Section 13.1. 
 SECTION 13.2. ESTOPPEL CERTIFICATE. Tenant
shall, at any time upon not less than ten (10) business days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may reasonably require, a statement in writing in favor of Landlord and/or
any prospective purchaser or encumbrancer of the Premises (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in full
force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s actual best knowledge, there are no material uncured defaults on the part of
Landlord, or specifying each default if any are claimed, and (iii) acknowledging, to Tenant’s best knowledge, such further factual information that Landlord may reasonably request, provided Tenant is not thereby required to increase its
obligations under this Lease. Tenant’s statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Premises. 

SECTION 13.3. MEMORANDUM OF LEASE. It is agreed that if there is any purchase money financing, a memorandum of lease shall be executed
by Landlord and Tenant concurrently with the execution of this Lease, which shall be recorded in the offices of the Recorder of Los Angeles County, California prior to the recordation of any mortgage or deed of trust which secures any purchase money
financing obtained in connection with Landlord’s acquisition of the Premises, such that this Lease will be senior to such mortgage or deed of trust (subject to the obligation of Tenant to execute a subordination agreement pursuant to
Section 13.1 above). Alternatively, this Lease may be subordinate to such purchase money financing, if Tenant receives a commercially reasonable non-disturbance agreement from the
mortgagee/beneficiary at or prior to the recordation of such mortgage or deed of trust, in which event a memorandum of lease shall not be recorded. 

SECTION 13.4. FINANCIAL STATEMENTS. Within ten (10) business days following the request of Landlord, at any time during the Term
that Tenant is not a “publicly traded company” (i.e., ownership interests are listed on a public securities exchange), but not more than one time during each Lease Year (other than in connection with a sale or refinancing of the Premises),
then Tenant shall furnish to Landlord copies of Tenant’s financial statements, showing the complete results of Tenant’s operations for its immediately preceding fiscal year, certified as true and correct by the officer of Tenant with
primary responsibility as to financial matters and prepared in accordance with generally accepted accounting principles applied on a consistent basis. 

ARTICLE XIV. DEFAULTS AND REMEDIES 

SECTION 14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or
more of the following events shall constitute a default by Tenant: 

 (a)    The failure by Tenant to make any payment of Basic Rent or
additional rent required to be made by Tenant, as and when due, or the failure of Tenant to perform any of its obligations under Article XIII within the time periods specified therein, where the failure continues for a period of five
(5) business days after written notice from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as
amended. 
 (b)    Assignment, sublease, encumbrance or other transfer of the Lease by Tenant, either voluntarily or by
operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord. 

(c)    The failure or inability by Tenant to observe or perform any of the covenants or provisions of this Lease to be
observed or performed by Tenant, other than as specified in any other subsection of this Section 14.1, where the failure continues for a period of ten (10) days after written notice from Landlord to Tenant;
provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. 

(d)    (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by or against
Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed
against Tenant, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, if
possession is not restored to Tenant within sixty (60) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where the
seizure is not discharged within sixty (60) days; or (v) Tenant’s convening of a meeting of its creditors for the purpose of effecting a moratorium upon or composition of its debts. Landlord shall not be deemed to have knowledge of
any event described in this subsection (d) unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant’s insolvency. In the event that any provision of this
subsection (d) is contrary to applicable law, the provision shall be of no force or effect. 
 SECTION 14.2. LANDLORD’S
REMEDIES. 
 (a)    In the event of any default by Tenant, then in addition to any other remedies available to
Landlord at law or equity, Landlord may exercise the following remedies: 
 (i)    Landlord may terminate Tenant’s
right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant
under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant: 

(1)    The unpaid Basic Rent and additional rent which had been earned at the time of termination together with interest
at the rate of five percent (5%) per annum; 
 (2)    The unpaid Basic Rent and additional rent for the balance of the
Term together with interest at the rate of five percent (5%) per annum; 

 (3)    Any other amount necessary to compensate Landlord for all the
detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering
possession of the Premises, commissions and other expenses of reletting, including necessary and reasonable repair, renovation, improvement and alteration of the Premises for a new tenant, the unamortized portion of any tenant improvements and
brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys’ fees, and any other reasonable costs, with the foregoing amounts to be discounted at the discount rate of the Federal Reserve Bank of San Francisco at
the time of award plus one percent (1%); and 
 (4)    At Landlord’s election, all other amounts in
addition to or in lieu of the foregoing as may be permitted by law. For purposes of this Section 14.2, any sum, other than Basic Rent, shall be computed on the basis of the average monthly amount accruing during the
twenty-four (24) month period immediately prior to default, except that if it becomes necessary to compute such rental before the twenty-four (24) month period has occurred, then the computation shall be on the basis of the average
monthly amount during the shorter period. 
 (ii)    Landlord may elect not to terminate Tenant’s right to
possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the
Premises, or the appointment of a receiver to protect the Landlord’s interests under this Lease, shall not constitute a termination of the Tenant’s right to possession of the Premises. In the event that Landlord elects to avail itself of
the remedy provided by this subsection {iil. Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises. 

(b)    The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as
otherwise provided by California law, Landlord may pursue any or all of its rights and remedies at the same time. No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any
default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted,
regardless of Landlord’s knowledge of the preceding breach or default at the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or default. The
acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant’s estate shall not waive or cure a default under Section 14.1. No payment by Tenant
or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed
an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the balance of the rent or pursue any other remedy available to it. Tenant hereby waives any right of redemption or
relief from forfeiture under California Code of Civil Procedure Section 1174 or 1179, or under any other present or future law, in the event this Lease is terminated by reason of any default by Tenant. No act or thing done by Landlord or
Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents
shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender of the Premises. 

 SECTION 14.3. LATE PAYMENTS. Any rent due under this Lease that is not paid to
Landlord within five (5) days of the date when due shall bear interest at the rate of ten percent (10%) per annum from the date due until fully paid. The payment of the interest and late charge shall not cure any default by Tenant under this
Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain.
Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any
rent due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge in the amount of $1,000.00
for each delinquent payment during each Lease Year. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant’s default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other
rights and remedies. 
 SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All.covenants and agreements to be performed by Tenant under this
Lease shall be performed at Tenant’s sole cost and expense and without any abatement of rent or right of set-off. If Tenant fails to pay any sum of money, or fails to perform any other act on its part to
be performed under this Lease, and the failure continues beyond any applicable notice and cure period, then in addition to any other available remedies, Landlord may, at its election make the payment or perform the other act on Tenant’s part.
Landlord’s election to make the payment or perform the act on Tenant’s part shall not give rise to any responsibility of Landlord to continue making the same or similar payments or performing the same or similar acts. Tenant shall, within
thirty (30) days following demand by Landlord, reimburse Landlord for all sums paid by Landlord. 
 SECTION 14.5. DEFAULT BY
LANDLORD. Except as otherwise specifically provided in this Lease, Landlord shall not be deemed to be in default in the performance of any obligation under this Lease unless and until it has failed to perform the obligation within thirty
(30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are
required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the thirty (30) day period and thereafter diligently pursues the cure to completion. In the event of a default by Landlord
beyond any applicable notice and cure period, Tenant shall have all rights and remedies at law and in equity. 
 SECTION 14.6. EXPENSES
AND LEGAL FEES. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other costs. The prevailing
party for the purpose of this Section shall be determined by the trier of the facts. 
 SECTION 14.7. JUDICIAL REFERENCE. 

IT IS THE DESIRE AND INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM AND PROCEDURE UNDER WHICH CONTROVERSIES AND DISPUTES ARISING OUT OF
THIS LEASE OR RELATED TO THE PREMISES WILL BE RESOLVED IN A PROMPT AND EXPEDITIOUS MANNER. ACCORDINGLY, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER OR WITH RESPECT TO THE PREJUDGMENT REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING
OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR SUBSIDIARY OR 

 
AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE, SHALL
BE HEARD AND RESOLVED BY A REFEREE UNDER THE PROVISIONS OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, SECTIONS 638-645.1, INCLUSIVE (AS SAME MAY BE AMENDED, OR ANY SUCCESSOR STATUTE(S) THERETO) (THE
“REFEREE SECTIONS”). ANY FEE TO INITIATE THE JUDICIAL REFERENCE PROCEEDINGS SHALL BE PAID BY THE PARTY INITIATING SUCH PROCEDURE; PROVIDED HOWEVER, THAT THE COSTS AND FEES, INCLUDING ANY INITIATION FEE, OF SUCH PROCEEDING SHALL
ULTIMATELY BE BORNE IN ACCORDANCE WITH SECTION 14.6 ABOVE. THE VENUE OF THE PROCEEDINGS SHALL BE IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED. WITHIN TEN (10) DAYS OF DELIVERY BY ANY PARTY TO THE OTHER PARTY OF A WRITTEN REQUEST TO
RESOLVE ANY DISPUTE OR CONTROVERSY PURSUANT TO THIS SECTION 14.7, THE PARTIES SHALL AGREE UPON A SINGLE REFEREE WHO SHALL TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND JUDGMENT ON SUCH ISSUES AS REQUIRED BY THE REFEREE
SECTIONS. IF THE PARTIES ARE UNABLE TO AGREE UPON A REFEREE WITHIN SUCH TEN (10) DAY PERIOD, THEN ANY PARTY MAY THEREAFTER FILE A LAWSUIT IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR THE PURPOSE OF APPOINTMENT OF A REFEREE UNDER
CALIFORNIA CODE OF CIVIL PROCEDURE SECTIONS 638 AND 640, AS SAME MAY BE AMENDED OF ANY SUCCESSOR STATUTE(S) THERETO.. IF THE REFEREE IS APPOINTED BY THE COURT, THE REFEREE SHALL BE A NEUTRAL AND IMPARTIAL RETIRED JUDGE WITH SUBSTANTIAL EXPERIENCE IN
THE RELEVANT MATTERS TO BE DETERMINED, FROM JAMS/ENDISPUTE, INC., THE AMERICAN ARBITRATION ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED REFEREE MAY BE CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS LISTED IN SECTION 641 OF THE
CALIFORNIA CODE OF CIVIL PROCEDURE, AS SAME MAY BE AMENDED OR ANY SUCCESSOR STATUTE(S) THERETO. PENDING THE APPOINTMENT OF THE REFEREE, THE COURT HAS POWER TO ISSUE PROVISIONAL REMEDIES. THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OF FACT
AND LAW AND REPORT HIS OR HER DECISION ON SUCH ISSUES, AND TO ISSUE ALL RECOGNIZED REMEDIES AVAILABLE AT LAW OR IN EQUITY FOR ANY CAUSE OF ACTION THAT IS BEFORE THE REFEREE, INCLUDING PROVISIONAL REMEDIES, EQUITABLE ORDERS, AND INCLUDING AN AWARD OF
ATTORNEYS’ FEES AND COSTS IN ACCORDANCE WITH CALIFORNIA LAW. THE REFEREE SHALL NOT, HOWEVER, HAVE THE POWER TO AWARD PUNITIVE DAMAGES, NOR ANY OTHER DAMAGES WHICH ARE NOT PERMITTED BY THE EXPRESS PROVISIONS OF THIS LEASE, AND THE PARTIES HEREBY
WAIVE ANY RIGHT TO RECOVER ANY SUCH DAMAGES. THE PARTIES SHALL BE ENTITLED TO CONDUCT ALL DISCOVERY AS PROVIDED IN THE CALIFORNIA CODE OF CIVIL PROCEDURE, AND THE REFEREE SHALL OVERSEE DISCOVERY AND MAY ENFORCE ALL DISCOVERY ORDERS IN THE SAME
MANNER AS ANY TRIAL COURT JUDGE, WITH RIGHTS TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE SUBPOENAS, PROTECTIVE ORDERS AND OTHER LIMITATIONS ON DISCOVERY AVAILABLE UNDER CALIFORNIA LAW. NOTWITHSTANDING THE FOREGOING, THE REFEREE SHALL HAVE THE
POWER TO EXPAND OR LIMIT THE AMOUNT AND DURATION OF DISCOVERY. THE REFERENCE PROCEEDING SHALL BE CONDUCTED IN ACCORDANCE WITH CALIFORNIA LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE REFEREE SHALL FOLLOW CALIFORNIA LAW APPLICABLE AT
THE TIME OF THE REFERENCE PROCEEDING. HOWEVER, EXCEPT AS EXPRESSLY SET FORTH HEREIN, THE REFEREE SHALL DETERMINE THE MANNER IN WHICH THE REFERENCE PROCEEDING IS CONDUCTED, INCLUDING THE TIME AND PLACE OF HEARINGS, THE

 
ORDER OF PRESENTATION OF EVIDENCE, AND ALL OTHER QUESTIONS THAT ARISE WITH RESPECT TO THE COURSE OF THE REFERENCE PROCEEDING. ALL PROCEEDINGS SHALL BE CONDUCTED WITHOUT A COURT REPORTER, UNLESS
EITHER PARTY REQUESTS THAT A COURT REPORTER TRANSCRIBE ALL OR ANY PART OF THE PROCEEDINGS, IN WHICH CASE THE PARTY MAKING THE REQUEST SHALL ARRANGE AND PAY FOR THE COURT REPORTER. IN ACCORDANCE WITH SECTION 644 OF THE CALIFORNIA CODE OF CIVIL
PROCEDURE, THE DECISION OF THE REFEREE UPON THE WHOLE ISSUE MUST STAND AS THE DECISION OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH THE CLERK OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK, JUDGMENT MAY BE ENTERED
THEREON IN THE SAME MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT. THE PARTIES SHALL PROMPTLY AND DILIGENTLY COOPERATE WITH ONE ANOTHER AND THE REFEREE, AND SHALL PERFORM SUCH ACTS AS MAY BE NECESSARY TO OBTAIN A PROMPT AND EXPEDITIOUS
RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE TERMS OF THIS SECTION 14.7. TO THE EXTENT THAT NO PENDING LAWSUIT HAS BEEN FILED TO OBTAIN THE APPOINTMENT OF A REFEREE, ANY PARTY, AFTER THE ISSUANCE OF THE DECISION OF THE
REFEREE, MAY APPLY TO THE COURT OF THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR CONFIRMATION BY THE COURT OF THE DECISION OF THE REFEREE IN THE SAME MANNER AS A PETITION FOR CONFIRMATION OF AN ARBITRATION AWARD PURSUANT TO CODE OF CIVIL
PROCEDURE SECTION 1285 ET SEQ. (AS SAME MAY BE AMENDED OR ANY SUCCESSOR STATUTE(S) THERETO). THE PARTIES RESERVE THE RIGHT TO APPEAL FROM THE FINAL JUDGMENT OR ORDER, OR FROM ANY OTHER APPEALABLE DECISION OR ORDER ENTERED BY THE REFEREE. 

ARTICLE XV. END OF TERM 

SECTION 15.1. HOLDING OVER. This Lease shall terminate without further notice upon the expiration of the Term, and any holding over by
Tenant after the expiration shall not constitute a renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in writing signed by both parties. If Tenant holds over for any period after the expiration (or earlier
termination) of the Term, Landlord may, at its option, treat Tenant as a tenant at sufferance only, commencing on the first (1st) day following the termination of this Lease. Any hold-over by Tenant shall be subject to all of the terms of this
Lease, except that the monthly rental shall be two hundred percent (200%) of the Basic Rent for the month immediately preceding the date of termination. Acceptance by Landlord of rent after the termination shall not constitute a consent to a
holdover or result in a renewal of this Lease. The foregoing provisions of this Section 15.1 are in addition to and do not affect Landlord’s right of re-entry or any other rights
of Landlord under this Lease or at law. 
 SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by
Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the
Premises. 
 SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of
this Lease, Tenant shall quit and surrender possession of the Premises (including, but not limited to any freezer located on or at the Premises) to Landlord in good order, condition and repair, reasonable wear and tear and repairs which are
Landlord’s obligation under this Lease excepted, and shall, without expense to Landlord, remove or cause to be removed all trade fixtures, personal property and debris, except 

 
for any items that Landlord may by written authorization allow to remain. Tenant shall also remove those Alterations made by Tenant during the Term which are required to be removed by Tenant
pursuant to Section 7.3 of this Lease. Notwithstanding the foregoing, unless Landlord otherwise directs by written notice to Tenant before the Expiration Date, Tenant shall remove all signage, trade fixtures and personal
property from the Premises. Tenant shall repair all damage to the Premises resulting from any removal performed pursuant to this Section 15.3, which repair shall include the patching and filling of holes and repair of
structural damage, provided that Landlord may instead elect to repair any structural damage at Tenant’s expense. If Tenant shall fail to’ comply with the provisions of this Section 15.3, Landlord may effect the
removal and/or make any repairs, and one hundred fifteen percent (115%) of the cost to Landlord shall be payable by Tenant upon demand and shall incur interest at the rate of ten percent (10%) from the date of such removal or repair until the date
of full repayment by Tenant. 
 ARTICLE XVI. PAYMENTS AND NOTICES 

SECTION 16.1. All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of the United States
to Landlord at its address set forth in Item 10 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing with at least thirty (30) days prior notice. Unless this Lease expressly provides otherwise (as for
example in the payment of rent pursuant to Section 4.1 above), all payments shall be due and payable within thirty (30) days after demand. All payments requiring proration shall be prorated on the basis of the number
of days in the pertinent calendar month or year, as applicable. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered to the other party, at
the address set forth in Item 10 of the Basic Lease Provisions, by personal service, or by any courier or “overnight” express mailing service, or may be deposited in the United States mail, certified mail, postage prepaid. Either party
may, by thirty (30) days written notice to the other, served in the manner provided in this Article, designate a different address. Service of notices shall be deemed effective upon delivery, except that if any notice or other document is sent
by mail, it shall be deemed served or delivered upon actual receipt or upon attempted delivery during normal business hours. 
 SECTION
16.2. TENANT REQUEST FEE. All amounts paid by Landlord and all costs and expenses incurred by Landlord in connection with each request by Tenant for Landlord’s consent or approval pursuant to any of the terms of this Lease, together with a
fee in the amount of $1,000.00 to compensate the Landlord for such review, will be payable by Tenant to Landlord as additional rent on demand. 

ARTICLE XVII. NO BROKERS 

Each party warrants that it has had no dealings with any real estate broker or agent who is entitled to a commission in connection with the
negotiation or execution of this Lease, and agrees to indemnify and hold the other party harmless from any cost, expense or liability (including reasonable attorneys’ fees) for any compensation, commissions or charges claimed by any other real
estate broker or agent employed or claiming to represent or to have been employed by the indemnifying party in connection with the negotiation and execution of this Lease. The foregoing agreement shall survive the termination of this Lease. 

ARTICLE XVIII. TRANSFER OF LANDLORD’S INTEREST 

In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be automatically relieved of all obligations on
the part of Landlord accruing under this Lease from 

 
and after the date of the transfer, provided that any security deposit or prepaid rent held by the transferor in which Tenant has an interest shall be turned over, subject to that interest, to
the transferee, the transferee assumes the obligations of Landlord hereunder accruing from and after the date of the transfer, and Tenant is notified of the transfer as required by Applicable Law. It is intended that the covenants and obligations
contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership. None of Landlord’s covenants,
undertakings or agreements under this Lease is made or intended as personal covenants, undertakings or agreements by Landlord, or by any of Landlord’s shareholders, directors, officers, trustees or constituent partners. All liability for damage
or breach or nonperformance by Landlord shall be collectible only out of Landlord’s interest from time to time in the Premises, and no personal liability is assumed by nor at any time may be asserted against Landlord or any of Landlord’s
shareholders, directors, officers, trustees or constituent partners. 
 ARTICLE XIX. INTERPRETATION 

SECTION 19.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant”
shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others. 

SECTION 19.2. HEADINGS. The captions and headings of the articles and sections of this Lease are for convenience only, are not a part
of this Lease and shall have no effect upon its construction or interpretation. 
 SECTION 19.3. SUCCESSORS. Subject to Articles IX
and XVII, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section 19.3 is
intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease. 

SECTION 19.4. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease in which time of
performance is a factor. 
 SECTION 19.5. CONTROLLING LAW. This Lease shall be governed by and interpreted in accordance with the
laws of the State of California. 
 SECTION 19.6. SEVERABILITY. If any term or provision of this Lease, the deletion of which would
not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be
affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
 SECTION
19.7. WAIVER. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any
act by one of the parties shall not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No breach of this Lease shall be deemed to have been waived unless the waiver is in a writing signed by the waiving
party. 
 SECTION 19.8. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from the
performance of any work or in performing any act required 

 
under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the
time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section 19.8 shall not operate to excuse either party from the prompt payment of a monetary obligation. 

SECTION 19.9. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind
between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant
waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom
to the contrary notwithstanding. 
 SECTION 19.10. QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms
and conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term without hindrance or interruption by Landlord or any
other person claiming by or through Landlord. 
 SECTION 19.11. SURVIVAL. All covenants of Landlord or Tenant which reasonably would
be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and
their successors and assigns. 
 SECTION 19.12. CERTIFIED ACCESS SPECIALIST INSPECTION. Landlord represents to Tenant that the
Premises have not undergone an inspection by a Certified Access Specialist (CASp). 
 ARTICLE XX. EXECUTION AND RECORDING 

SECTION 20.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all
of which shall be one and the same agreement. 
 SECTION 20.2. CORPORATE AND PARTNERSHIP AUTHORITY. If Tenant is a corporation or
partnership, each individual executing this Lease on behalf of the corporation or partnership represents and warrants that he is duly authorized to execute and deliver this Lease on behalf of the corporation or partnership, and that this Lease is
binding upon the corporation or partnership in accordance with its terms. 
 SECTION 20.3. AMENDMENTS. No amendment or mutual
termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other
course of conduct by or between the parties shall be deemed to modify this Lease in any respect. 
 SECTION 20.4. OFAC. Tenant
represents and warrants to and covenants with Landlord that (i) neither Tenant nor any Tenant Affiliates, nor to the best of Tenant’s knowledge any of Tenant’s or Tenant Affiliates’ officers, directors, members,
partners, shareholders or other equity 

 
interest holders currently is, nor shall any of them be, at any time during the Term, in violation of any laws relating to terrorism or money laundering that may now or hereafter be in effect
(collectively, the “Anti-Terrorism Laws”), including, without limitation, Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, any regulations of the U.S. Treasury Department’s
Office of Foreign Assets Control (“OFAC”) related to Specially Designated Nationals and Blocked Persons that may now or hereafter be in effect, and the Uniting and Strengthening America by Providing Appropriate Tools
Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107-56) (as heretofore or hereafter amended, the “USA Patriot Act”); (ii) none of Tenant or the Tenant
Affiliates is nor shall any of them be, during the Term, a Prohibited Person. A “Prohibited Person” is (1) a person or entity owned or controlled by, affiliated with, or acting for or on behalf of, any
person or entity that is identified as a “Specially Designated National” on the then most current list published by OFAC at its official website, http://www.treas.gov/offices/enforcement/ofac/sdn/t11sdn.pdf, or at any replacement website
or other replacement official publication of such list, or (2) a person or entity who is identified as, or affiliated with, a person or entity designated as a terrorist, or associated with terrorism or money laundering, pursuant
to regulations promulgated in connection with the USA Patriot Act); and (iii) Tenant has taken, and shall continue to take during the Term, reasonably appropriate steps to understand its legal obligations under the Anti-Terrorism
Laws and has implemented, and shall continue to implement during the Term, appropriate procedures to assure its continued compliance with the above-referenced laws. Tenant hereby defends, indemnifies, and holds harmless Landlord and its affiliates
and their respective officers, directors, members, partners, shareholders and other equity interest holders from and against any and all claims, losses, costs, liabilities, damages and expenses suffered or incurred by any or all of Landlord or any
of such other indemnitees arising from, or related to, any breach of the foregoing representations, warranties and covenants. At any time and from time to time during the Term, Tenant shall deliver to Landlord, within ten (10) business days
after receipt of a written request therefor, a written certification and such other evidence as Landlord may reasonably request evidencing and confirming Tenant’s compliance with this Section 20.4. It is understood
that the foregoing representations only applies to Tenant and not to any of Tenant’s shareholders, or the constituents of any of Tenant’s shareholders. 

ARTICLE XXI. EARLY TERMINATION 

SECTION 21.1. EARLY TERMINATION. In the event that any local and/or state laws prohibit Tenant or any subtenant from operating at the
Premises during the Term, except for Los Angeles Proposition D, which Landlord agrees that Tenant satisfies the requirements for limited immunity, then such condition shall give the Tenant or the Landlord the right to terminate this Lease and any
sublease or assignment agreements, upon delivering a thirty (30) day written notice to the other party of such party’s intent to terminate this Lease, and such termination will be without any penalty to Landlord, Tenant or any subtenant.
Landlord shall return any funds held by Landlord as a security deposit upon Tenant’s surrender of the Premises. 
 SECTION 21.2.
RIGHT TO TERMINATE. Notwithstanding any language to the contrary in the Lease, Tenant and Landlord hereby agree that in the event any governmental agency, authority, or enforcement body initiates or commences an action in California or Federal
court to impose any criminal or civil liability, penalty or fine, of any kind against Landlord, Tenant, or their agents arising out of or related to Tenant’s occupancy or use of the Premises, either party reserves the right to immediately
terminate this Lease. Termination under this provision shall be effective thirty (30) days after providing of written notice by either Landlord or Tenant. All obligations of the Landlord and/or Tenant, except for those obligations, which
specifically survive lease termination pursuant to the Lease, shall terminate upon the effective date of such notice. 

 Landlord shall return any funds held by Landlord as a security deposit upon Tenant’s
surrender of the Premises. 
 ARTICLE XXII. SECURITY DEPOSIT 

Tenant shall be required to deposit with Landlord upon execution of this Lease the security deposit as set forth in Article I, Section 8
as security for Tenant’s faithful performance of its obligations under this Lease. Notwithstanding the foregoing, Tenant may, by written notice to Landlord, request a deferment of Tenant’s obligation to pay the security deposit as
aforesaid, and Landlord may elect to defer such payment in Landlord’s sole and absolute discretion. If Landlord defers such requirement, Tenant shall, within two (2) business days after Landlord’s request therefor, pay the security
deposit set forth in Article I, Section 8 to Landlord. If Tenant fails to pay rent, or otherwise defaults under this Lease, Landlord may use, apply or retain all or any portion of said security deposit for the payment of any amount already due
Landlord, for rent which will be due in the future, and/ or to reimburse or compensate Landlord for any liability, expense, loss or damage which Landlord may suffer or incur by reason thereof. If Landlord uses or applies all or any portion of the
security deposit, Tenant shall within ten (10) days after written request therefor deposit monies with Landlord sufficient to restore said security deposit to the full amount required by this Lease. If the Basic Rent increases during the Term
of this Lease, Tenant shall, upon written request from Landlord, deposit additional monies with Landlord so that the total amount of the security deposit shall at all times bear the same proportion to the increased Basic Rent as the initial security
deposit bore to the initial Basic Rent. Should the agreed use be amended to accommodate a material change in the business of Tenant or to accommodate a subtenant or assignee, Landlord shall have the right to increase the security deposit to the
extent necessary, in Landlord’s reasonable judgment, to account for any increased wear and tear that the premises may suffer as a result thereof. If a change in control of Tenant occurs during this Lease and following such change the financial
condition of Tenant is, in Landlord’s reasonable judgment, significantly reduced, Tenant shall deposit such additional monies with Landlord as shall be sufficient to cause the security deposit to be at a commercially reasonable level based on
such change in financial condition. Landlord shall not be required to keep the security deposit separate from its general accounts. Within ninety (90) days after the expiration or termination of this Lease, Landlord shall return that portion of
the security deposit not used or applied by Landlord. Landlord shall upon written request provide Tenant with an accounting showing how that portion of the security deposit that was not returned was applied. No part of the security deposit shall be
considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Tenant under this Lease. 
 [SIGNATURE PAGE
FOLLOWS] 

									
	LANDLORD:	 		 	TENANT:
	  
 MM DOWNTOWN FACILITY, LLC,
	 		 	PHC FACILITIES, INC.,
	a California limited liability company	 		 	a California corporation
					
	By:	 	 /s/ Cameron Smith
	 		 	By:	 	 /s/ Cameron Wald

	Name: Cameron Smith	 		 		 	Name: Cameron Wald
	Title (Print): Authorized Signatory	 		 		 	Title (Print): Sole Officer, Director and Authorized Signatory

 EXHIBIT A 

LEGAL DESCRIPTION OF OVERALL LAND 
 LOTS
15 TO 20 INCLUSVIE IN BLOCK “A’ OF THE SUBDIVISION OF BLOCKS “A” AND “E” OF THE ESTELi.A TRACT, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 55, PAGE 54 OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 

 EXHIBIT B 

OVERALL LAND SITE PLAN 
  

 

 EXHIBIT C 

PREMISES SITE PLAN 
  

 

 EXHIBIT D 

TENANT’S INSURANCE 
 The following are
Tenant’s insurance requirements. Tenant agrees to present evidence to Landlord that it has fully complied with the insurance requirements. 

1.    Tenant shall, at its sole cost and expense, commencing on the Commencement Date and continuing during the entire
Term, obtain and keep in full force and effect: (i) a combination of commercial general liability and umbrella liability insurance with respect to the Premises and the operations of or on behalf of Tenant in, on or about the Premises, including
but not limited to personal injury, owned and non-owned automobile, blanket contractual, independent contractors, broad form property damage, fire legal liability, products liability (if a product is sold from
the Premises), and cross liability and severability of interest clauses, which policy(ies) shall be written on a “per occurrence” basis and for not less than $5,000,000 combined single limit (with a $50,000 minimum limit on fire legal
liability) per occurrence for bodily injury, death, and property damage liability, or the current limit of liability carried by Tenant, whichever is greater, provided that such liability limit may be subject to increase in an amount reasonably
requested by Landlord if and when Tenant renews the Term of this Lease; (ii) workers’ compensation insurance coverage as required by Applicable Law, together with employers’ liability insurance coverage for not less than limits of
$1,000,000 each accident, $1,000,000 disease policy limit and $1,000,000 disease each employee; (iii) with respect to improvements, alterations, and the like required or permitted to be made by Tenant under this Lease, builder’s all-risk insurance, in amounts reasonably satisfactory to Landlord; (iv) insurance against fire, vandalism, malicious mischief and such other additional perils as may be included in a standard “all
risk” form, insuring the leasehold improvements, trade fixtures, furnishings, equipment and items of personal property in the Premises, in an amount equal to not less than ninety percent (90%) of their actual replacement cost (with replacement
cost endorsement); and (v) Property insurance, subject to standard exclusions (but specifically including earthquake coverage), covering the full replacement value of the Premises, and such other risks as Landlord or its mortgagees may from
time to time reasonably deem appropriate with commercially reasonable deductible amounts. In no event shall the limits of any policy be considered as limiting the liability of Tenant under this Lease. 

2.    All policies of insurance required to be carried by Tenant pursuant to this Exhibit shall be written by responsible
insurance companies authorized to do business in the State of California and with a general policyholder rating of not less than “A-,VIII” in the most current Best’s Insurance Report. Any
insurance required of Tenant may be furnished by Tenant under any blanket policy carried by it or under a separate policy. A certificate of insurance or policy information form, certifying that the policy has been issued, provides the coverage
required by this Exhibit and contains the required provisions, and the additional insured provisions required under Section 3 below, shall be delivered by Tenant to Landlord prior to the date Tenant is given the right of possession of the
Premises. Proper evidence of the renewal of any insurance coverage shall also be delivered by Tenant to Landlord not later than three weeks following the expiration of the coverage. 

3.    Unless otherwise provided below, each policy evidencing insurance required to be carried by Tenant pursuant to this
Exhibit shall contain the following provisions and/or clauses satisfactory to Landlord: (i) with respect to Tenant’s commercial general liability and umbrella liability insurance, a provision that the policy and the coverage provided shall
be primary and that any coverage carried by Landlord shall be excess and noncontributory, together with a provision 

 
including Landlord and any other parties in interest designated by Landlord as additional insureds. Tenant will promptly notify Landlord in the event of any change or cancellation in coverage
provided by any of the policies required herein.EX-10.4

 Exhibit 10.4 

LEASE AGREEMENT 

BETWEEN 
 NLCP 156
LINCOLN MA, LLC 
 AS LANDLORD 

AND 
 PATRIOT CARE CORP.

 AS TENANT 
  

DATED AS OF DECEMBER 23, 2019 

 TABLE OF CONTENTS 

 

							
	 ARTICLE I
	  	 	5	 
	 Definitions
	  	 	5	 
	 1.1.
	 	 Definitions
	  	 	5	 
	 ARTICLE II
	  	 	14	 
	 Premises
	  	 	14	 
	 2.1.
	 	 Lease of Premises for Lease Term
	  	 	14	 
	 2.2.
	 	 Acceptance of Premises
	  	 	14	 
	 ARTICLE III
	  	 	14	 
	 Payment of Base Rent and Additional Rent
	  	 	14	 
	 3.1.
	 	 Base Rent
	  	 	14	 
	 3.2.
	 	 Additional Rent
	  	 	15	 
	 3.3.
	 	 Time and Manner of Payments
	  	 	15	 
	 3.4.
	 	 Late Payment
	  	 	15	 
	 3.5.
	 	 Net Lease
	  	 	16	 
	 ARTICLE IV
	  	 	16	 
	 Taxes 16
	  			
	 4.1.
	 	 Payment
	  	 	16	 
	 4.2.
	 	 Sales Taxes
	  	 	17	 
	 ARTICLE V
	  	 	17	 
	 Security Deposit
	  	 	17	 
	 5.1.
	 	 Security Deposit Amount
	  	 	17	 
	 5.2.
	 	 Security Deposit Transfer
	  	 	17	 
	 5.3.
	 	 Return of Security Deposit
	  	 	17	 
	 5.4.
	 	 Increase of Security Deposit
	  	 	17	 
	 ARTICLE VI
	  	 	18	 
	 Use 18
	  			
	 6.1.
	 	 Permitted Use
	  	 	18	 
	 6.2.
	 	 Uses Prohibited
	  	 	18	 
	 6.3.
	 	 Landlord’s Access
	  	 	18	 
	 6.4.
	 	 Security
	  	 	19	 
	 ARTICLE VII
	  	 	19	 
	 Hazardous Materials
	  	 	19	 
	 7.1.
	 	 Tenant Operations
	  	 	19	 
	 7.2.
	 	 Permits and Documents
	  	 	19	 
	 7.3.
	 	 Inspection and Environmental Reports
	  	 	20	 
	 7.4.
	 	 Environmental Indemnification
	  	 	20	 
	 ARTICLE VIII
	  	 	21	 
	 Services and Utilities
	  	 	21	 
	 8.1.
	 	 Payment
	  	 	21	 
	 8.2.
	 	 Interruption of Services and Utilities
	  	 	21	 

  
 2 

							
	 ARTICLE IX
	  	 	21	 
	 Maintenance, Repairs and Alterations
	  	 	21	 
	 9.1.
	 	 Tenant’s Obligations
	  	 	21	 

  

							
	 9.2.
	 	 Landlord’s Obligations
	  	 	21	 
	 9.3.
	 	 Alterations
	  	 	22	 
	 9.4.
	 	 Surrender
	  	 	22	 
	 9.5.
	 	 Tenant Improvement Allowance
	  	 	23	 
	 ARTICLE X
	  	 	23	 
	 Covenant Against Liens
	  	 	23	 
	 ARTICLE XI
	  	 	23	 
	 Assignment and Subleasing
	  	 	23	 
	 11.1.
	 	 Landlord’s Consent Required
	  	 	23	 
	 11.2.
	 	 No Release of Tenant
	  	 	24	 
	 11.3.
	 	 Landlord’s Election
	  	 	24	 
	 11.4.
	 	 No Merger
	  	 	24	 
	 11.5.
	 	 Permitted Transfers
	  	 	24	 
	 11.6.
	 	 REIT Protection
	  	 	25	 
	 ARTICLE XII
	  	 	25	 
	 Insurance and Indemnification
	  	 	25	 
	 12.1.
	 	 Tenant’s Insurance Obligations
	  	 	25	 
	 12.2.
	 	 Insurance Requirements
	  	 	25	 
	 12.3.
	 	 Waiver of Subrogation
	  	 	25	 
	 12.4.
	 	 Indemnity
	  	 	26	 
	 12.5.
	 	 Landlord’s Insurance
	  	 	26	 
	 ARTICLE XIII
	  	 	26	 
	 Damage and Destruction
	  	 	26	 
	 13.1.
	 	 Tenant’s Obligation to Rebuild
	  	 	26	 
	 13.2.
	 	 Termination
	  	 	27	 
	 13.3.
	 	 Repair Procedures
	  	 	28	 
	 13.4.
	 	 Application of Insurance Proceeds
	  	 	28	 
	 13.5.
	 	 Abatement of Rent
	  	 	29	 
	 13.6.
	 	 Waiver
	  	 	29	 
	 ARTICLE XIV
	  	 	29	 
	 Eminent Domain
	  	 	30	 
	 14.1.
	 	 Substantial Taking
	  	 	30	 
	 14.2.
	 	 Partial Taking
	  	 	30	 
	 14.3.
	 	 Tenant’s Claim
	  	 	30	 
	 ARTICLE XV
	  	 	30	 
	 Defaults and Remedies
	  	 	30	 
	 15.1.
	 	 Covenants and Conditions
	  	 	30	 
	 15.2.
	 	 Events of Default
	  	 	31	 
	 15.3.
	 	 Remedies
	  	 	32	 
	 15.4.
	 	 Landlord’s Damages
	  	 	33	 
	 15.5.
	 	 Non-Waiver of Defaults
	  	 	33	 
	 ARTICLE XVI
	  	 	34	 
	 Protection of Lenders
	  	 	34	 
	 16.1.
	 	 Subordination
	  	 	34	 
	 16.2.
	 	 Attornment
	  	 	34	 
	 16.3.
	 	 Estoppel Certificates
	  	 	34	 

  
 3 

							
	 ARTICLE XVII
	  	 	35	 
	 Waiver of Claims
	  	 	35	 
	 ARTICLE XVIII
	  	 	35	 
	 Waiver of Notice
	  	 	35	 
	 ARTICLE XIX
	  	 	36	 
	 Notices
	  	 	36	 
	 ARTICLE XX
	  	 	36	 
	 Brokers
	  	 	36	 
	 20.1.
	 	 No Brokers
	  	 	36	 
	 ARTICLE XXI
	  	 	37	 
	 Quiet Enjoyment
	  	 	37	 
	 ARTICLE XXII
	  	 	37	 
	 End of Term
	  	 	37	 
	 22.1.
	 	 Holding Over
	  	 	37	 
	 ARTICLE XXIII
	  	 	37	 
	 Miscellaneous Provisions
	  	 	37	 
	 23.1.
	 	 Governing Law; Venue
	  	 	37	 
	 23.2.
	 	 Entire Agreement; Waivers
	  	 	38	 
	 23.3.
	 	 Successors
	  	 	38	 
	 23.4.
	 	 Partial Invalidity
	  	 	38	 
	 23.5.
	 	 Relationship of the Parties
	  	 	38	 
	 23.6.
	 	 Headings
	  	 	38	 
	 23.7.
	 	 Survival of Obligations
	  	 	39	 
	 23.8.
	 	 Independent Covenants
	  	 	39	 
	 23.9.
	 	 Limitation of Liability
	  	 	39	 
	 23.10.
	 	 Authority
	  	 	39	 
	 23.11.
	 	 Compliance with Laws
	  	 	39	 
	 23.12.
	 	 Waiver of Jury Trial
	  	 	40	 
	 23.13.
	 	 Landlord’s Lien Waiver
	  	 	40	 
	 23.14.
	 	 Counterparts
	  	 	40	 
	 23.15.
	 	 Patriot Act
	  	 	40	 
	 23.16.
	 	 Cannabis Law Compliance
	  	 	41	 
	 23.17.
	 	 Financial Statements; Disclosures
	  	 	42	 
	 23.18.
	 	 Guaranty
	  	 	43	 
	 23.19.
	 	 Rights of First Offer
	  	 	43	 
	 23.20.
	 	 Abandonment Termination Right
	  	 	44	 
	 23.21.
	 	 Restricted Area
	  	 	44	 
	 23.22.
	 	 Additional Lease Provisions
	  	 	45	 
	 23.23.
	 	 Tenant’s Purchase Option
	  			
	 ARTICLE XXIV
	  	 	45	 
	 Renewal Lease Term
	  	 	45	 
	 24.1.
	 	 Renewal Option
	  	 	45	 
	 24.2.
	 	 Rent Payable During the Renewal Lease Term
	  	 	45	 
	 24.3.
	 	 Renewal Amendment
	  	 	45	 

  
 4 

 THIS LEASE IS SUBJECT TO STRICT REQUIREMENTS FOR ONGOING REGULATORY COMPLIANCE BY THE PARTIES HERETO,
INCLUDING, WITHOUT LIMITATION, REQUIREMENTS THAT THE PARTIES TAKE NO ACTION IN VIOLATION OF EITHER THE ACT OR THE GUIDANCE OR INSTRUCTION OF THE REGULATOR. SECTION 23.16 OF THIS LEASE CONTAINS SPECIFIC REQUIREMENTS AND COMMITMENTS BY THE PARTIES TO
MAINTAIN FULLY THEIR RESPECTIVE COMPLIANCE WITH THE ACT AND THE REGULATOR. THE PARTIES HAVE READ AND FULLY UNDERSTAND THE REQUIREMENTS OF SECTION 23.16. 

LEASE AGREEMENT 
 THIS
LEASE AGREEMENT (this “Lease”) is made and entered into as of December 23, 2019 (the “Effective Date”), by and between the Landlord, as defined in the Lease Terms Exhibit, and the Tenant, as defined in the
Lease Terms Exhibit. 
 ARTICLE I. 

Definitions 

1.1.    Definitions. The terms defined in this Article I shall have the following meanings whenever
used in this Lease: 
 1.1.1.    “Act” has the meaning given in the Lease Terms Exhibit. 

1.1.2.    “Additional Rent” shall mean all monetary obligations, other than Base Rent, of Tenant
to Landlord under the terms of this Lease, whether or not specified as Additional Rent herein. 

1.1.3.    “ADA” shall mean the Americans with Disabilities Act of 1990, (42 U.S.C. §§
12101 to 12213), as amended from time to time. 
 1.1.4.    “Affiliate” means, with respect to
any Person, another Person that directly, or indirectly through one or more intermediaries, Controls or is Controlled by or is under common Control with the Person specified. 

1.1.5.    “Alteration(s)” shall mean any change, alteration, addition, or improvement to the
Premises. 
 1.1.6.    “Appurtenant Improvements” shall mean all appurtenant improvements and
facilities located on or hereafter constructed on the Land for the use or enjoyment of the Building, including, if applicable, all beneficial easements, driveways, sidewalks, parking, loading and landscaped areas, truck wells and any detention
and/or retention ponds benefitting the Building, including, without limitation, the On-Site Improvements and Drainage Improvements. 

1.1.7.    “Arbitration” shall mean in such cases where this Lease expressly provides for the
settlement of a dispute or question through arbitration, and only in such cases, each party shall promptly appoint a Qualified Appraiser as an arbitrator on its behalf and shall give notice 

  
 5 

 
thereof to the other party. The two (2) Qualified Appraisers shall together appoint a third Qualified Appraiser within ten (10) days after the appointment of Landlord’s and
Tenant’s Qualified Appraisers, and said three (3) Qualified Appraisers shall, within the applicable time period specified in this Lease, or if no time period is specified, as promptly as possible, determine the matter which is the subject
of the arbitration and the decision of the majority of them shall be a conclusive, final, non-appealable decision binding on all parties and judgment upon the award may be entered in any court having
jurisdiction. The arbitration shall be conducted in the offices of the American Arbitration Association in New York, unless otherwise agreed by Landlord and Tenant, and, to the extent applicable and consistent with this Lease, shall be in accordance
with the Commercial Arbitration Rules of the American Arbitration Association or any successor body of similar function. The expenses of Arbitration shall be shared equally by Landlord and Tenant but each party shall be responsible for the fees and
disbursements of its own attorneys and the expenses of its own proof Landlord and Tenant shall sign all documents and do all other things necessary to submit any such matter to arbitration and further shall, and hereby do, waive any and all rights
they or either of them may at any time have to revoke their agreement hereunder to submit to arbitration and to abide by the decision rendered thereunder. The arbitrators shall have no power to vary or modify any of the provisions of this Lease and
their jurisdiction is limited accordingly. Either party may enforce any arbitration award in any court described in Section 23.1 of this Lease. 

1.1.8.    “Base Building Condition” shall mean the actual physical condition of the Premises as of
the Commencement Date. 
 1.1.9.    “Base Rent” has the meaning given in the Lease Terms
Exhibit. 
 1.1.10.    “Building” shall mean the buildings and improvements (including the
Building Systems) now or hereafter constructed on the Land, including, without limitation, the building depicted on Exhibit B attached hereto and made a part hereof. 

1.1.11.    “Building Systems” shall mean all mechanical, plumbing, electrical, sprinkler, life
safety, heating, ventilating and air conditioning systems and other systems serving the Building, provided however, Building Systems shall not include any equipment, trade fixtures or any other fixtures that may be removed from the Leased Property
without material damage to the Building or that are not considered a fixture under applicable Law. 

1.1.12.    “Business Day(s)” shall mean all days, excluding the following days: Saturdays,
Sundays, and all days observed as legal holidays by the State and/or the Federal Government. 

1.1.13.    “Code” shall mean the Internal Revenue Code of 1986, as amended from time to time. 

1.1.14.    “Commencement Date” means the Effective Date. 

1.1.15.    “Control” means the possession, directly or indirectly, of the power to direct or cause
the direction of the management or policies of a Person, whether through the ability to exercise voting power, by contract or otherwise and “Controlling” and “Controlled” have meanings correlative thereto. 

  
 6 

 1.1.16.    “Drainage Improvements” shall mean
all drainage retention and storm water runoff systems and other requirements, as well as measures designed to protect wetlands, rare and endangered species, insects, birds, mammals, antiquities, cemeteries and historic or religious shrines located
on or benefitting the Land. 
 1.1.17.    “Embargoed Person” shall have the meaning set forth in
Section 23.15. 
 1.1.18.    “Environmental Laws” shall mean all Laws:
(a) relating to the environment, human health, or natural resources; (b) regulating, controlling, or imposing liability or standards of conduct concerning any Hazardous Materials; (c) relating to Remedial Action; and
(d) requiring notification or disclosure of releases of Hazardous Materials or of the existence of any environmental conditions on or at the Premises, as any of the foregoing may be amended, supplemented, or supplanted from time to time. 

1.1.19.    “Event(s) of Default” shall have the meaning set forth in
Section 15.2. 
 1.1.20.    “Executive Order” shall have the meaning
set forth in Section 23.15. 
 1.1.21.    “Expiration Date” has the
meaning given in the Lease Terms Exhibit. 
 1.1.22.    “Federal Cannabis Laws” shall mean any
U.S. federal laws, civil, criminal or otherwise, as such relate, either directly or indirectly, to the cultivation, harvesting, production, distribution, sale and possession of cannabis, marijuana or related substances or products containing or
relating to the same, including, without limitation, the prohibition on drug trafficking under 21 U.S.C. § 841(a), et seq., the conspiracy statute under 18 U.S.C. § 846, the bar against aiding and abetting the conduct of an offense under
18 U.S.C. § 2, the bar against misprision of a felony (concealing another’s felonious conduct) under 18 U.S.C. § 4, the bar against being an accessory after the fact to criminal conduct under 18 U.S.C. § 3, and federal money
laundering statutes under 18 U.S.C. §§ 1956, 1957, and 1960 and the regulations and rules promulgated under any of the foregoing. 

1.1.23.    “GAAP” shall mean US generally accepted accounting principles in effect from time to
time. 
 1.1.24.    “Guarantor(s)” shall mean Columbia Care Inc., a corporation organized under
the laws of British Columbia, Canada. 
 1.1.25.    “Guarantor Equity” means the amount of total
shareholder equity, as shown in Guarantor’s financial reporting from time to time, and in the event that Guarantor is not publicly traded, the amount of total shareholder equity shown in Guarantor’s audited financial statements from time
to time. 
 1.1.26.    “Guarantor Equity Threshold” means an amount of Guarantor Equity equal to
Two Hundred Million and No/100 Dollars ($200,000,000.00). 
 1.1.27.    “Guarantor Material
Change” means, that only after the occurrence of the following, in one or more related transactions, the Guarantor Equity is less than the Guarantor Equity Threshold: (i) the sale of all or substantially all of the assets of Guarantor;
(ii) the sale of 

  
 7 

 
all or substantially all of Guarantor’s outstanding common stock; (iii) the transfer of ownership or beneficial control of fifty one percent (51%) or more of Guarantor’s voting
stock; or (iv) the merger or other combination or consolidation of Guarantor (collectively, “Merger”) with any other Person, whether or not Guarantor is the surviving Person except to the extent that the ownership of Guarantor
immediately before the Merger and after the Merger remains unchanged. 
 1.1.28.    “Hazardous
Materials” shall mean any pollutant, contaminant, or hazardous, dangerous, or toxic chemicals, materials, or substances within the meaning of any applicable Environmental Law relating to or imposing liability or standards of conduct
concerning any hazardous, toxic, or dangerous waste substance or material, all as amended or hereafter amended, including, without limitation, any material or substance which is: (a) designated as a “hazardous substance” pursuant to
Section 311 of the Federal Water Pollution Control Act (33 U.S.C. § 1317) or equivalent State Laws; (b) defined as a “hazardous waste” pursuant to § 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. §
6901 et seq. (42 U.S.C. § 6903) or equivalent State Laws; (c) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. § 9601 et
seq. (42 U.S.C. § 9601) or equivalent State Laws; (d) petroleum; (e) asbestos or asbestos-containing materials; (f) polychlorinated biphenyls (“PCBs”) or substances or compounds containing PCBs; (g) radon; (h)
medical waste; and (i) petroleum products. Notwithstanding the foregoing, cannabis, marijuana and related substances or products containing or relating to the same are explicitly excluded from this definition of Hazardous Materials. 

1.1.29.    “Interest Rate” shall mean the Prime Rate plus ten percent (10%) per annum but, in no
event, in excess of the maximum permissible interest rate then in effect in the State. 

1.1.30.    “Land” shall mean all that certain plot, piece, or parcel of land described on
Exhibit A attached hereto and made a part hereof. 
 1.1.31.    “Landlord”
has the meaning given in the Lease Terms Exhibit. 
 1.1.32.    “Landlord’s Offer” shall
have the meaning set forth in Section 22.19.1. 
 1.1.33.    “Landlord’s ROFO
Notice” shall have the meaning set forth in Section 22.19.2. 

1.1.34.    “Landlord’s Transferee Requirements” shall have the meaning set forth in
Section 5.2. 
 1.1.35.    “Landlord Parties” shall mean Landlord and
Landlord’s officers, agents, employees, partners, successors, and assigns. 

1.1.36.    “Law(s)” shall mean all laws, statutes, and ordinances (including building codes,
zoning ordinances, and regulations), rules, orders, directives, and requirements of all federal, state, county, municipal departments, bureaus, boards, agencies, offices, commissions, and other subdivisions thereof, or of any official thereof, or of
any governmental, public or quasi-public authority, whether now or hereafter in force, which may be applicable to the Premises, or any part thereof, including, without limitation, the ADA, the OSH Act, and any and all Superior Instruments.
Notwithstanding the foregoing, the term “Law(s)” shall explicitly exclude all Federal Cannabis Laws. 

  
 8 

 1.1.37.    “Lease” shall have the meaning set
forth in the first paragraph of this document. 
 1.1.38.    “Lease Renewal Amendment” shall
have the meaning set forth in Section 24.3. 
 1.1.39.    “Lease Terms Exhibit” means the
lease terms exhibit attached to this Lease as Exhibit D. 
 1.1.40.    “License”
has the meaning given in the Lease Terms Exhibit. 

1.1.41.    “On-Site Improvements” shall mean all
sidewalks, service drives, parking areas, driveways, streets, access-ways to public streets and highways, curbs, utilities, directional signs and related improvements and landscaping, delivery and servicing areas adjoining the Building, traffic and
parking lot striping and control signs, lighting and any fencing or screening located on or benefitting the Land. 

1.1.42.    “Operating Expenses” shall mean all costs and expenses of the, maintenance and
operation of the Premises, but shall explicitly exclude: (a) principal, interest or any other payments or amounts due with respect to any mortgage loan or other financing of Landlord; (b) legal, accounting and other professional fees of
Landlord not directly related to this Lease or Landlord’s ownership of the Premises; (c) any amount paid by Landlord to any affiliate of Landlord for any services, to the extent such amount materially exceeds the cost that would have been
paid to an unaffiliated third party for such services; or (d) for costs, expenses and damages resulting from the negligence or willful misconduct by Landlord or its agents, employees or contractors. 

1.1.43.    “OSH Act” shall mean the Occupational Safety and Health Act (29 U.S.C. §§ 651
to 678), as amended from time to time. 
 1.1.44.    “Other Lease” means any of the lease
agreements entered into between any Landlord (as defined in the Purchase Agreement), and any Tenant (as defined in the Purchase Agreement) pursuant to the Purchase Agreement. 

1.1.45.    “Other Property” means any real property located in the United States, whether owned by
a Restricted Seller as of the Effective Date or acquired by any Restricted Seller after the Effective Date. 

1.1.46.    “Partial Destruction” shall mean any partial destruction or damage to the Building
which does not result in Substantial Destruction. 
 1.1.47.    “Patriot Act” shall have the
meaning set forth in Section 23.15. 

  
 9 

 1.1.48.    “Person(s) or person(s)” shall mean
any natural person or persons, a limited liability company, a limited partnership, a partnership, a corporation, and any other form of business or legal association or entity. 

1.1.49.    “Personal Property” shall mean all tangible personal property now or at any time
hereafter located on or at the Premises, including, without limitation, all trade fixtures, machinery, appliances, furniture, equipment, and inventory. 

1.1.50.    “Permitted Transfer” shall have the meaning set forth in
Section 11.5. 
 1.1.51.    “Permitted Transferee” shall have the
meaning set forth in Section 11.5. 
 1.1.52.    “Permitted Use” means
(i) primarily, use in connection with the operation of cannabis cultivation, sales, processing, extraction and associated general office use in compliance with the Act and the guidance and instruction of the Regulator and (ii) secondarily,
any use in compliance with Law. In the event that a change in Law renders the use described in clause (i) of the previous sentence a violation of Law, upon Landlord’s receipt of written notice of the same from Tenant, the
“Permitted Use” will mean any use in compliance with Law. 

1.1.53.    “Premises” shall mean the Land, the Building and the Appurtenant Improvements. For the
avoidance of doubt, Landlord and Tenant acknowledge and agree that any property conveyed to Landlord by Seller (as defined in the Purchase Agreement) pursuant to the Purchase Agreement is and shall be included in the Premises. 

1.1.54.    “Primary Lease Term” shall mean the initial term of this Lease beginning on the
Commencement Date and ending on the Expiration Date. 
 1.1.55.    “Prime Rate” shall mean the
prime or base rate announced as such from time to time by JPMorgan Chase & Co., and if not available, a comparable rate announced by another national bank selected by Landlord. Any interest payable under this Lease with reference to the
Prime Rate shall be adjusted on a daily basis, based upon the Prime Rate in effect at the time in question, and shall be calculated on the basis of a 360-day year with twelve (12) months of 30 days each.

 1.1.56.    “Prohibited Person” shall have the meaning set forth in
Section 23.15. 
 1.1.57.    “Property Management Fee” shall mean an
amount equal to one percent (1.00%) of Base Rent for the calendar month of the Term for which the applicable Property Management Fee is payable. 

1.1.58.    “Purchase Agreement” means the Agreement of Purchase and Sale dated as of
December 11, 2019, executed by, among others, Landlord and Tenant. 
 1.1.59.    “Qualified
Appraiser” shall mean an arbitrator that: (a) is duly licensed in the State; (b) has at least ten (10) years’ experience, on a full-time basis, leasing industrial space in the same general geographic area as that in
which the Premises is located; and (c) is independent and has no then-pending or past brokerage relationship with any or all of Landlord, Tenant, and any Affiliates of either or both of Landlord and Tenant. 

  
 10 

 1.1.60.    “Real Estate Taxes” shall mean any
form of real estate tax or assessment, general, special, ordinary, or extraordinary imposed upon the Premises, or any portion thereof by any authority having the direct or indirect power to tax, including any city, state, or federal government, or
any school, sanitary, fire, street, drainage, or other improvement district thereof, levied against the Premises or any portion thereof The term “Real Estate Taxes” shall also include any tax, fee, levy, assessment, or charge, or any
increase therein, imposed by reason of events occurring, or changes in applicable zoning, municipal, county, state, and federal Laws, ordinances, and regulations, and any covenants or restrictions of record taking effect during the Term of this
Lease, including but not limited to a change in ownership of the Premises (or any portion thereof), the execution of this Lease, or any modification, amendment, or transfer thereof, and whether or not contemplated by the parties hereto.
Notwithstanding the foregoing, Real Estate Taxes shall specifically exclude the following: (a) any and all taxes on Landlord’s income; (b) franchise taxes or corporate or unincorporated business taxes; (c) estate, gift,
succession, or inheritance taxes; (d) any capital gains or profits taxes; (e) transfer taxes, or any similar taxes imposed on Landlord, unless those taxes are levied, assessed, or imposed in lieu of or in substitution for the whole or any
part of the taxes, assessments, levies, or impositions that now constitute the defined term “Real Estate Taxes”; (f) any delinquency charges, interest, penalties and other charges imposed on the Landlord if it fails to pay the Real Estate
Taxes when due; (g) any tax imposed with respect to the sale, exchange or other disposition by Landlord of the fee estate in the Leased Property; and (h) the incremental portion of any of the items in this Section 1.1.53 that would
not have been levied, imposed or assessed but for any sale of the fee estate in the Premises. 

1.1.61.    “Regulator” has the meaning given in the Lease Terms Exhibit. 

1.1.62.    “Remedial Action” shall mean the investigation, response, clean up, remediation,
prevention, mitigation, or removal of any Hazardous Materials necessary to comply with any Environmental Laws. 

1.1.63.    “Renewal Notice” shall have the meaning set forth in
Section 24.1. 
 1.1.64.    “Renewal Option” shall have the meaning
set forth in Section 24.1. 
 1.1.65.    “Renewal Lease Term” shall
have the meaning set forth in Section 24.1. 
 1.1.66.    “Rent” shall
mean Base Rent and Additional Rent collectively. 
 1.1.67.    “Rent Commencement Date” means
the Commencement Date. 
 1.1.68.    “Rent Payment Address” shall mean an address designated in
writing by Landlord. 
 1.1.69.    “Restricted Area” has the meaning given in the Lease Terms
Exhibit. 
 1.1.70.    “Restricted Sellers” has the meaning set forth in
Section 22.19.1. 
 1.1.71.    “Right of First Offer Period” has the
meaning set forth in Section 22.19.1. 
 1.1.72.    “Security Deposit”
has the meaning given in the Lease Terms Exhibit. 

  
 11 

 1.1.73.    “Speculative Activity” means entering
into a binding agreement for the purchase of real property that, as of the date of that binding agreement, is not occupied by or leased to a Person licensed under the Act to operate a marijuana dispensary, cultivation or processing facility on that
real property. 
 1.1.74.    “State” shall mean the state or commonwealth in which the Land is located.

 1.1.75.    “Structural Alterations” shall mean any Alterations involving the
structural, mechanical, electrical, plumbing, fire/life safety, heating, ventilating, and air conditioning systems of the Premises. 

1.1.76.    “Substantial Destruction” shall mean the damage or destruction of the Building
by any casualty to the extent that repair of such damage or destruction cannot be completed within one hundred eighty (180) days after the date of such damage or destruction, as reasonably determined by Landlord. 

1.1.77.    “Substitute Tax” has the meaning given in Section 5.1.

 1.1.78.    “Superior Instruments” shall mean any reciprocal easement, covenant,
restriction, restriction of easement, condominium documents, association requirements, or other agreement of record affecting the Premises as of the date of this Lease or subsequent thereto. 

1.1.79.    “Tenant” has the meaning given in the Lease Terms Exhibit. 

1.1.80.    “Tenant’s Equipment” shall have the meaning set forth in
Section 23.13. 
 1.1.81.    “Tenant Improvements” shall mean
those specific Alterations approved in advance by Landlord in accordance with the terms and requirements of Exhibit F. 

1.1.82.    “Tenant Improvement Allowance” has the meaning given in the Lease Terms Exhibit.

 1.1.83.    “Tenant’s Offer” shall have the meaning set forth in
Section 23.19.2. 
 1.1.84.    “Tenant Parties” shall mean
Tenant and Tenant’s officers, agents, employees, partners, successors, and assigns. 

1.1.85.    “Tenant’s Required Insurance” shall mean the following policie(s) of
insurance meeting the following requirements: 
 (i)    Commercial general liability insurance on an occurrence
or claims-made coverage form, with coverages including but not limited to bodily injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual
liability with limits of liability of not less than $1,000,000 for bodily injury and property damage per occurrence, $2,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance provided that such
coverage is at least as broad as the primary coverages required herein. 

  
 12 

 (ii)    If Tenant owns or uses any vehicles in its business,
commercial automobile liability insurance covering liability arising from the use or operation of any automobiles, including those owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on an occurrence form
with combined single limits of not less than $1,000,000 per accident for bodily injury and property damage. 

(iii)    Commercial property insurance with “causes of loss-special form coverage,” insuring
Tenant’s Personal Property. For the avoidance of doubt, covered property shall include Tenant’s property including personal property, furniture, fixtures, machinery, equipment, stock and inventory. This property may be leased, rented,
borrowed or in the care custody or control of Tenant, or Tenant’s agents, employees or subcontractors. Such insurance shall be written on an “all risk” of physical loss or damage basis including, but limited to, coverage of electrical
injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, flood, and earthquake, for the full replacement cost value of the covered items with an
agreed amount endorsement with no co-insurance. In addition, Tenant’s property insurance policies shall not have a deductible in excess of Fifty Thousand and No/100 Dollars ($50,000.00). 

(iv)    Business income/business interruption insurance and extra expense policy or policies with coverage that
will reimburse Tenant for all direct and indirect loss of income and charges and costs incurred arising out of those perils insured against by Tenant’s policies of property insurance, including prevention of, or denial of use of or access to,
all or part of the Premises or Building as a result of those perils. The business income/business interruption insurance must provide coverage for an amount that is no less than twelve (12) months of Base Rent under the Lease. 

(v)    Workers’ compensation insurance as is required by statute or law, or as may be available on a
voluntary basis and employers’ liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease, Five Hundred Thousand Dollars ($500,000); disease (each employee), Five Hundred
Thousand Dollars ($500,000). 
 (vi)    Intentionally Omitted. 

(vii)    During any construction by Tenant or its contractors at the Premises (“Tenant Work”),
Tenant shall cause the insurance required in Exhibit C to be in place. 
 (viii)    No such
policy required to be maintained by Tenant shall be cancelable or subject to reduction of coverage or other modification or cancellation except after twenty (20) days’ prior written notice to Landlord from Tenant or its insurers (except in
the event of non-payment of premium, in which case ten (10) days’ written notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of
the coverage that Landlord may carry. Tenant’s required policies shall contain severability of interests clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured.
Tenant shall, at least five (5) days prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but
shall not be required to) 

  
 13 

 
procure such insurance on Tenant’s behalf, following Tenant’s failure to remedy such default as provided in Section 15.2 of this Agreement, and at its cost to
be paid by Tenant as Additional Rent. The policies required to by maintained pursuant to (i), (ii) and (vi) above, as well as any umbrella liability policy of Tenant, shall name the Landlord Parties as additional insureds with respect to
liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant. 

(ix)    Landlord acknowledges that Tenant’s insurance as disclosed to Landlord in writing as of the Effective
Date satisfies the requirements of this Section 1.1.85. 

1.1.86.    “Tenant’s ROFO Notice” shall have the meaning set forth in
Section 22.19.1. 
 1.1.87.    “Term”
shall mean the Primary Lease Term and any Renewal Lease Term (provided Tenant is entitled to and properly exercises its Renewal Option). 

1.1.88.    “Third Party” shall mean any Person that is not an Affiliate of Tenant. 

1.1.89.    “Transfer” shall have the meaning set forth in
Section 11.1. 
 ARTICLE II. 

Premises 
 
2.1.    Lease of Premises for Lease Term. Subject to the terms and conditions of this Lease, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises for the Primary Lease
Term, subject to earlier termination pursuant to any of the terms, covenants, or conditions of this Lease or pursuant to Law. Landlord shall deliver the Premises to Tenant on the Commencement Date in the Base Building Condition. 

2.2.    Acceptance of Premises. Tenant hereby acknowledges that except
as expressly set forth in this Lease: (a) Tenant has had the opportunity to inspect the Premises and accepts the Premises in its “AS IS, WHERE IS” condition; (b) the Premises is acceptable for Tenant’s intended Permitted
Use; (c) neither Landlord, nor any of Landlord’s agents, has made any oral or written representations or warranties with respect to said matters other than as set forth in this Lease; and (d) TENANT EXPRESSLY WAIVES ANY WARRANTY OF
CONDITION OR OF HABITABILITY OR SUITABILITY FOR OCCUPANCY, USE, HABITATION, FITNESS FOR A PARTICULAR PURPOSE, OR MERCHANTABILITY, EXPRESS OR IMPLIED, RELATING TO THE PREMISES. 

ARTICLE III. 
 Payment
of Base Rent and Additional Rent 
 3.1.    Base Rent. 

3.1.1.    Tenant covenants and agrees to pay Base Rent to Landlord throughout the Primary Lease Term of this Lease
in equal monthly installments, in advance, commencing on the Rent Commencement Date, and thereafter on the first (1st) day of each month during the Term, without notice or demand. 

  
 14 

 3.1.2.    If Tenant is entitled to and properly exercises any
Renewal Option, the Base Rent payable with respect to the Renewal Lease Term will be as set forth in Section 24.2. 

3.2.    Additional Rent. 

3.2.1.    Except as otherwise expressly provided in this Lease, Tenant shall be responsible for, at its sole cost
and expense, all Operating Expenses. Tenant shall pay all Operating Expenses directly. If Tenant has not paid any Operating Expenses within thirty (30) days after the same are due, upon at least ten (10) days’ prior written notice to
the Tenant, Landlord may pay such amount, and the amount so paid, together with interest thereon at the Interest Rate from the date of payment shall be Additional Rent hereunder and shall be payable, within thirty (30) days after Tenant
receives notice from Landlord as to such obligation. 
 3.2.2.    Tenant shall pay
to Landlord as Additional Rent, on or before the first (1st) day of each calendar month during the Term, the Property Management Fee. 

3.3.    Time and Manner of Payments. 

3.3.1.    Tenant shall pay to Landlord all Additional Rent that is payable to Landlord pursuant to the terms and
conditions of this Lease within thirty (30) days after written demand therefor from Landlord, unless a different time period is specified in this Lease. 

3.3.2.    All Rent shall be paid, without notice or demand, except as otherwise specifically provided in this
Lease: 
 (i)    by good check drawn on an account at a bank in currency that at the time of payment is legal
tender for public and private debts in the United States of America, made payable to Landlord at Landlord’s Rent Payment Address or to such other parties and at such other addresses as Landlord shall direct by notice to Tenant from time to
time; 
 (ii)    at Landlord’s or Tenant’s option, by wire transfer of
immediately available funds to an account at a bank designated by Landlord in writing; or 
 (iii)    by any
other method reasonably requested by Landlord. 
 3.4.    Late Payment. 

3.4.1.    If any payment of Base Rent, Additional Rent, or any other charge or expense payable under this Lease is
not received by Landlord within five (5) days after its due date, such payment shall be subject to a late payment fee of two percent (2%) of the unpaid amount, or such lesser amount as may be the maximum amount permitted by Law, until such
payment is received by Landlord. Notwithstanding the foregoing, Landlord shall waive the first late payment fee that would otherwise be payable under this Section in each calendar year of the Term. 

  
 15 

 3.4.2.    If any payment of Base
Rent, Additional Rent, or any other charge or expense payable under this Lease is not received by Landlord within ten (10) days of the applicable due date, Tenant shall pay to Landlord, as Additional Rent, in addition to the late charge
described above, interest on the overdue amount to Landlord at the Interest Rate. Such overdue payment shall bear interest from the applicable due date, without regard to any grace period, until the date such payment is received by Landlord. Such
payment shall be in addition to, and not in lieu of, any other remedy Landlord may have. 

3.5.    Net Lease. This Lease shall be deemed and construed to be an
“absolute net lease” and, except as herein expressly provided, the Landlord shall receive all payments required to be made by Tenant, free from all charges, assessments, impositions, expenses, deductions of any and every kind or nature
whatsoever. 
 ARTICLE IV. 

Taxes 
 
4.1.    Payment. Tenant agrees to pay all Real Estate Taxes during the Term of this Lease. Tenant shall pay the Real Estate Taxes directly to the applicable taxing authority before any penalties are
imposed. Tenant shall also be responsible for and pay before penalties are imposed all municipal, county, and state taxes assessed, levied or imposed during or attributable to the Term and all extensions thereof, upon its leasehold interest in the
Premises and all of Tenant’s Personal Property. Notwithstanding the foregoing, (a) Taxes during the years in which the Commencement Date and Expiration Date occur shall be prorated between Landlord and Tenant as of the Commencement Date or
the Expiration Date, as the case may be, on a due date basis, (b) Real Estate Taxes shall exclude any increases in taxes resulting from the sale of the Premises or any portion thereof, and (c) any special assessments shall be treated as
though paid in installments over the longest period permitted by the taxing authority, and only those installments which would be payable during any year of the Term shall be paid for by Tenant. All of such Real Estate Taxes and such taxes as shall
be levied on Tenant’s Personal Property shall be paid by Tenant before they shall become delinquent. In the event that during the Term of this Lease (i) the Real Estate Taxes shall be reduced or eliminated, whether the cause thereof is a
judicial determination of unconstitutionality, a change in the nature of the taxes imposed, or otherwise, and (ii) there is levied, assessed or otherwise imposed, in substitution for all or part of the tax thus reduced or eliminated, a tax (the
“Substitute Tax”) which imposes a burden upon Landlord by reason of its ownership of the Premises or its demise of the Premises to Tenant, then to the extent of such burden the Substitute Tax shall be deemed a Real Estate Tax for
purposes of this paragraph. If Tenant has not paid the foregoing taxes within thirty (30) days after the same are due without penalty, upon at least ten (10) days’ prior written notice to the Tenant, Landlord may pay such amount, and
the amount so paid, together with interest thereon at the Interest Rate from the date of payment and all penalties actually incurred by Landlord in connection with said payment shall be Additional Rent hereunder and shall be payable, within thirty
(30) days after Tenant receives notice from Landlord as to such obligation. Tenant shall have the right by appropriate proceedings and with due diligence and dispatch to contest in good faith and at Tenant’s own expense the validity or
amount of any such taxes, provided that no such contesting shall encumber or impair the Landlord’s interest in the Premises or subject Landlord to liability. Upon the final determination of such contest by Tenant, Tenant shall immediately pay
and satisfy the amount found to be due, together with any 

  
 16 

 
costs, penalties and interest. In the event that any payment by way of security is required as a condition precedent to the prosecution of any such proceedings,
Tenant shall pay any such amount in the manner required. 
 4.2.    Sales
Taxes. In addition to all Rent, Tenant shall pay the full amount of all sales, use, excise, and rental taxes levied, assessed, or payable for or on account of this Lease, or the rent payments contemplated by this Lease, or the rents and
other sums of money payable under or by virtue of the Lease. Such payments shall be made directly to the taxing authority or to Landlord as Additional Rent, as provided by Law. 

ARTICLE V. 
 Security
Deposit 
 5.1.    Security Deposit Amount. Tenant shall deposit
the Security Deposit with Landlord simultaneously with the execution of this Lease for the faithful performance and observance by Tenant of the terms, provisions, and conditions of this Lease. It is agreed that in the event that there is an uncured
and continuing Event of Default by Tenant under this Lease after the expiration of any applicable notice and cure periods, Landlord may draw on such Security Deposit to the extent required for the payment of Rent or any other sum as to which Tenant
is in default, or any sum which Landlord may expend or may be required to expend by reason of Tenant’s default in respect of any of the terms, covenants, or conditions of this Lease. In the event that Landlord does draw on the Security Deposit,
Tenant shall within five (5) days of receiving written notice from Landlord, replenish the Security Deposit by the amount Landlord withdrew therefrom and failure to do so within such five (5) day period shall constitute an Event of Default
under this Lease. 
 5.2.    Security Deposit Transfer. If Landlord
transfers its interest in the Premises during the Term of this Lease, Landlord may assign the Security Deposit to the transferee and thereafter shall have no further liability for the return of such Security Deposit, provided that the transferee
assumes all of Landlord’s obligations accruing subsequent to the date of the transfer, and further provided that the transferor delivers to the transferee any funds the transferor holds in which Tenant has an interest (such as the Security
Deposit) (the “Landlord’s Transferee Requirements”). 

5.3.    Return of Security Deposit. If Tenant is not in default at the
termination of this Lease, the balance of the Security Deposit remaining after any application of the Security Deposit shall be returned by Landlord to Tenant within thirty (30) days after expiration of the Term of this Lease. 

5.4.    Increase of Security Deposit. In the event that a Guarantor
Material Change occurs, Tenant will immediately deliver written notice to Landlord of the same and the amount of the Security Deposit required to be maintained under this Section will immediately double. Within ten (10) business days after the
occurrence of the Guarantor Material Change, Tenant will deposit the additional amount required to maintain the full Security Deposit, which additional amount may be provided in cash or via delivery of a letter of credit from a financial institution
reasonably acceptable to Landlord. For the avoidance of doubt, after the increase of the Security Deposit under the terms of this Section occurs, future Guarantor Material Changes will not trigger any further increase of the amount of the Security
Deposit. 

  
 17 

 ARTICLE VI. 

Use 
 
6.1.    Permitted Use. Tenant shall use the Premises only for the Permitted Use and shall not use the Premises for any other purposes. Tenant shall not use the Premises or permit the Premises to be used
in violation of any Law, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits required for Tenant’s use of the Premises for the Permitted Use and shall promptly take and pay for all actions necessary to comply
with all Laws regulating the use by Tenant of the Premises for the Permitted Use, including, without limitation, the OSH Act, the ADA, the Act and any guidance or instruction of the Regulator. Without limiting the foregoing, it shall be a breach of
Tenant’s obligations under this Section if any judgment (whether final or not) is entered that has the effect (whether by restraining order, injunction, declaration, or otherwise) of establishing that the Tenant’s use of the Premises
constitutes a violation of Law. 
 6.2.    Uses Prohibited. Tenant
shall not do or permit anything to be done in or about the Premises nor bring to or keep anything in or on the Premises that is not within the Permitted Use of the Premises or which would reasonably be expected to cause a cancellation of any
insurance policy or policies covering the Premises or any part thereof or any of its contents. 

6.3.    Landlord’s Access. 

6.3.1.    Landlord or its agents may, to the extent permitted by the Act and the guidance and instruction of the
Regulator, enter the Premises only for commercially reasonable purposes and only during business hours and upon reasonable prior written notice to Tenant (a minimum of twenty-four (24) hours except in the case of emergency) and at Tenant’s
option accompanied by a representative of Tenant (provided Tenant makes such representative available), to inspect the Premises or to show the Premises to potential buyers, investors, tenants (but for potential tenants only during the last twelve
(12) months of the Term or at any time while a continuing and uncured Event of Default occurs after the expiration of applicable notice and cure periods contained in this Lease), or other parties (including Landlord’s mortgagee. Landlord
may place customary “For Sale” or “For Lease” signs on or about the Premises only during the period that is one hundred eighty (180) days prior to the end of the Term of this Lease (unless otherwise agreed with Tenant) or if
Tenant vacates the Premises prior to the expiration of the Term of this Lease. 
 6.3.2.    Landlord shall
exercise all reasonable efforts so that any entry into the Premises is reasonably designed to minimize interference with the operation of Tenant’s business in the Premises. 

6.3.3.    Notwithstanding any provision in this Lease to the contrary, Tenant may, at its own expense, provide its
own locks to certain areas within the Premises (each, a “Secured Area”). Tenant need not furnish Landlord with a key to any such Secured Area, but upon the expiration or earlier termination of this Lease, Tenant shall surrender all
such keys to Landlord. If Landlord must gain access to a Secured Area in a non-emergency situation, Landlord shall provide 

  
 18 

 
Tenant with not less than seventy-two (72) hours’ notice and Landlord and Tenant shall arrange a mutually agreed
upon time for Landlord to do so. Landlord shall comply with all reasonable security measures pertaining to the Secured Area. If Landlord determines in its reasonable discretion that an emergency in the Building or the Premises, including, without
limitation, a suspected fire or flood, requires Landlord to gain access to the Secured Area, Landlord shall give Tenant prior notice of such emergency entry to the extent such prior notice may be reasonable under the circumstances, and if prior
notice is not available because of an emergency, the Landlord shall provide notice to Tenant as soon as is practicable thereafter. 
 
6.4.    Security. Notwithstanding the foregoing, Landlord is not responsible for the security of persons or property on or about the Premises and Landlord is not and will not be liable in any way
whatsoever for any criminal activity or any breach of security on or about the Building or the Premises. Tenant shall be responsible for obtaining and maintaining all security with respect to the Premises, whether by the use of devices, security
guard personnel, or otherwise. Tenant acknowledges and agrees that Landlord shall have no liability to Tenant or its employees, agents, contractors, or invitees for the implementation or exercise of, or for the failure to implement or exercise, any
security measures with respect to the Premises. 
 ARTICLE VII. 

Hazardous Materials 
 
7.1.    Tenant Operations. Tenant shall not cause in, on, or under the Premises, or suffer or permit to occur in, on, or under, the Premises any generation, use, manufacturing, refining, transportation,
emission, release, treatment, storage, disposal, presence, or handling of Hazardous Materials, except that limited quantities of Hazardous Materials may be used, handled, or stored on the Premises, provided such limited quantities of Hazardous
Materials are incident to and reasonably necessary for the maintenance of the Premises or Tenant’s operations for its Permitted Use and is in compliance with all Environmental Laws. Should a release of any Hazardous Material occur at the
Premises as a result of the acts or omissions of Tenant, or its employees, agents, suppliers, shippers, customers, contractors, or invitees, Tenant shall immediately contain, remove from the Premises and/or properly dispose of such Hazardous
Materials and any material contaminated by such release, and remedy and mitigate all threats to human health or the environment relating to such release, all in accordance with Environmental Laws. 

7.2.    Permits and Documents. Tenant, in a timely manner, shall, to
the extent required due to Tenant’s use of the Premises or arising out of Tenant’s actions at the Premises, obtain and maintain in full force and effect all permits, licenses, and approvals, and shall make and file all notifications and
registrations as required by Environmental Laws. Tenant shall at all times comply with the terms and conditions of any such permits, licenses, approvals, notifications, and registrations. Tenant shall provide copies of the following pertaining to
the Premises or Tenant’s use thereof, promptly after each shall have been submitted, prepared, or received by Tenant in writing: (a) all notifications and associated materials submitted to any governmental agency relating to any
Environmental Law; (b) all notifications, registrations, reports, and other documents and supporting information prepared, submitted, or maintained in connection with any Environmental Law or otherwise relating to environmental conditions;
(c) all permits, licenses, and approvals, including any modifications thereof, obtained pursuant to any Environmental Law; and (d) any correspondence, notice of violation, summons, order, complaint, or other documents received by Tenant
pertaining to compliance with or liability under any Environmental Law. 

  
 19 

 7.3.    Inspection and Environmental Reports. Upon
not less than five (5) business days’ prior written notice from Landlord, and at Tenant’s option accompanied by a representative of Tenant, Tenant agrees to permit Landlord and its authorized representatives to enter, inspect, and
assess the Premises during normal business hours, provided that, (i) Landlord’s entry, assessment or inspection shall be conducted in a manner as to comply with the Act and the guidance and instruction of the Regulator and to minimize any
interference with Tenant’s business operations and Landlord shall cooperate with Tenant regarding same, and (ii) Landlord’s rights under this Section may only be exercised in good faith based on a commercially reasonable belief that
an adverse environmental condition exists and the written notice delivered by Landlord must include a commercially reasonable basis for Landlord’s inspection and assessment. Such inspections and assessments shall be at the sole cost of Landlord
and may include obtaining samples and performing tests of soil, surface water, ground water, or other media; provided that any investigations with respect to Hazardous Materials shall be in compliance with all Environmental Laws and regulatory
requirements and shall be done in a manner so as to reduce to the maximum extent possible the interference with Tenant’s use, operation and enjoyment of the Premises. Landlord may, at Landlord’s sole cost and only upon providing
commercially reasonable evidence to Tenant that Landlord has a good faith reason to believe that the improper use, handling, storage, transportation, or disposal of Hazardous Materials has been caused by the Tenant at the Premises (each an
“Environmental Violation”), obtain a report from an environmental consultant of Landlord’s choice as to whether such Environmental Violation exists. If any such report indicates the existence of a significant Environmental
Violation on the part of Tenant (or on behalf of Tenant), Tenant agrees to reimburse Landlord within thirty (30) days after receipt of an invoice and supporting documentation from Landlord for the cost of obtaining the environmental report,
and, in addition, Landlord shall require that any Environmental Violation be corrected and/or that Tenant obtain all necessary environmental permits and approvals with respect thereto. If Tenant fails to correct any such Environmental Violation(s)
and/or fails to obtain such necessary approvals or permits within thirty (30) days after written demand from Landlord, then upon prior written notice to Tenant, Landlord may cause the Premises to be remedied from the Environmental Violation at
Tenant’s sole cost and expense, which Tenant agrees to pay within ten (10) days after receipt of an invoice and supporting documentation from Landlord as Additional Rent. Landlord shall provide Tenant with a copy of the results of any
environmental reports or inspections of the Premises within five (5) days after Landlord’s receipt of same. Tenant shall also have the right to have its own environmental expert attend the foregoing inspection, independently test samples,
and review any environmental reports or inspection results prepared by Landlord’s environmental consultant. 
 
7.4.    Environmental Indemnification. Tenant hereby agrees to indemnify, defend, save, and keep Landlord, and Landlord’s officers, principals, shareholders, partners, employees, successors, and
assigns, harmless from and against any and all liabilities, obligations, charges, losses, damages, penalties, claims, actions, and expenses, including without limitation, engineers’ and professional fees, soil tests, and chemical analysis,
court costs, legal fees, and expenses through all trial, appellate, and administrative levels, imposed on, incurred by, or asserted against Landlord, in any way relating to, arising out of, or in connection with (a) any failure of the Premises
or the activities of any Tenant Parties to comply with an Environmental Laws or Superior 

  
 20 

 
Instruments, or (b) the use, handling, storage, transportation, or disposal of Hazardous Materials by Tenant or its agents, employees, representatives, tenants,
or contractors in, on, or about the Premises. The foregoing indemnification shall survive any assignment or termination of this Lease, provided that Tenant shall have no obligation under this Section to indemnify Landlord for any failure of the
Premises to comply with any Environmental Laws if such failure occurs after the termination of the Lease and is not caused by the negligence or willful misconduct of the Tenant. 

ARTICLE VIII. 
 Services
and Utilities 
 8.1.    Payment. Tenant agrees to pay all charges
made against the Premises for gas, heat, electricity and all other utilities during the Term of this Lease as the same shall become due. Tenant shall obtain service in its own name and pay all charges directly to the applicable utility providers.
Tenant, at its sole cost and expense, shall have the right to introduce into the Premises such additional utilities as Tenant might require and Tenant shall pay the cost of such additional utilities directly to the applicable utility companies. 

8.2.    Interruption of Services and Utilities. Notwithstanding
anything to the contrary contained herein, Landlord shall be liable for interruption or diminution of utility services to the Premises only if, by act or omission, such interruption or diminution is caused solely by Landlord, its officers,
directors, shareholders, employees, agents, licensees, invitees, contractors and/or others acting on behalf of, or at the direction of Landlord. 

ARTICLE IX. 

Maintenance, Repairs and Alterations 

9.1.    Tenant’s Obligations. Except as provided in
Section 9.2 or as may be necessary solely due to the negligence or willful misconduct of Landlord, its employees, agents, licensees, invitees and contractors, Tenant shall, at Tenant’s sole cost and expense, keep the
Premises and every part thereof in at least the condition and repair existing on the Commencement Date (as such condition may be altered by any Alterations), ordinary wear and tear excepted. Tenant shall be obligated to perform any repair,
replacement or other maintenance of the Premises that may become necessary during the Term and shall promptly provide written notice of the same to Landlord. In addition, Tenant shall, at Tenant’s sole cost and expense, enter into a semi-annual
preventative maintenance contract for the heating, ventilating and air conditioning equipment serving the Premises with a contractor approved by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed). All repairs made
by or on behalf of Tenant shall be made and performed in accordance with all Laws. 

9.2.    Landlord’s Obligations. Landlord shall, at Landlord’s sole cost and expense,
maintain the following in good condition and repair (including repairs and replacements, as reasonably necessary): (i) the Building footings, foundations, floor slab, structural steel columns and girders; (ii) the Building roof (including,
without limitation, the roof structure, membrane and roof covering) and exterior walls; and (iii) any underground utilities serving the Premises (collectively referred to herein as “Capital Replacements”). Tenant shall have no
obligation to pay for any Capital Replacements made by Landlord in a commercially reasonable manner and to 

  
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the extent reasonably necessary to be made, except as follows: Tenant shall reimburse Landlord for the amortized portion of the cost of any Capital Replacements
(amortized on a straight-line basis over its useful life or the remaining Term of this Lease, whichever is longer), payable in equal monthly installments beginning on the date which is thirty (30) days after Landlord has provided a written
demand, accompanied by a paid invoice and reasonable supporting documentation therefor, and thereafter on the first day of each month during the remainder of the Term of this Lease, as applicable; provided, Tenant shall in no event be liable for any
portion of the amortized cost of any Capital Replacements which extends beyond the expiration of the Term. If Tenant becomes aware of any condition that is Landlord’s responsibility to repair pursuant to this Lease, Tenant shall promptly notify
Landlord of the condition. All repairs and replacements made by or on behalf of Landlord shall be made and performed in accordance with all applicable Laws. 

9.3.    Alterations. Tenant shall not make any Alterations without
obtaining Landlord’s prior written consent, except that Tenant may make interior, non-structural Alterations without such consent upon at least fifteen (15) days’ prior notice to Landlord,
provided that the cost thereof does not exceed an aggregate amount of Fifty Thousand and 00/100 Dollars ($50,000.00) annually. Any Alterations requiring Landlord’s consent shall be presented to Landlord in written form with detailed plans. In
connection with any Alterations, Tenant shall, at Tenant’s sole cost and expense: (i) acquire all applicable governmental permits; (ii) furnish Landlord with copies of both the permits and the plans and specifications at least fifteen
(15) days before the commencement of the work, (iii) comply with all conditions of said permits in a prompt and expeditious manner and (iv) secure full and final waivers of all liens affecting the Premises. All Alterations shall be
performed in a workmanlike manner with good and sufficient materials. Upon completion of any Alterations, Tenant shall, at Tenant’s sole cost and expense, promptly upon completion, furnish Landlord with a reproducible copy of as-built drawings and specifications for any Alterations. Any Tenant Work for any Alterations shall be done at Tenant’s sole cost and expense in accordance with all Laws and in a good and workmanlike manner.
Landlord shall cooperate at no out of pocket cost to Landlord in securing any necessary permits and approvals with respect to the Alterations. All Alterations which may be made on the Premises shall, at the expiration or termination of the Term,
become the property of Landlord and remain upon and be surrendered with the Premises. Tenant shall reimburse Landlord for its reasonable, actual out-of-pocket costs
incurred in connection with its review of plans, specifications and other materials for any Alterations made by Tenant within ten (10) days of Tenant’s receipt of an invoice for such costs from Landlord. Notwithstanding anything to the
contrary in the Lease, in no event shall Landlord take possession, custody or control of any regulated property or assets of Tenant that would require Landlord to be authorized to do so under the Act, unless Landlord is actually authorized to do so
or, in the alternative, so appoints a third party designee or assignee (actually authorized and so confirmed by the Regulator) to enforce such rights hereunder. 

9.4.    Surrender. On the Expiration Date or on any sooner termination of this Lease, Tenant shall
surrender the Premises to Landlord in at least the condition existing on the Commencement Date, (as such condition may be altered by any Alterations), ordinary wear and tear, damage by casualty and condemnation, and repairs which are the obligation
of Landlord excepted. On the Expiration Date or within thirty (30) days thereafter, Landlord and Tenant (together with any professional inspector(s) retained by either party) shall conduct a walk-through inspection of the Premises and shall
complete (or cause to be completed) an inspection report to 

  
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establish the condition of the Premises on the Expiration Date. Unless Landlord notifies Tenant that the Premises are not in the condition required by this
Section 9.4 (including a detailed description thereof) within thirty (30) days after the Expiration Date, Landlord shall be deemed to have approved the condition of the Premises. If either party elects to retain a
professional inspector, any fees or costs charged by such inspector shall be paid by the party which retained such inspector. 

9.5.    Tenant Improvement Allowance. See Exhibit D. 

ARTICLE X. 
 Covenant
Against Liens 
 Nothing contained in this Lease shall authorize or empower Tenant to do any act which
shall in any way violate any Superior Instruments, or encumber Landlord’s title to the Premises, nor in any way subject Landlord’s title to any claims by way of lien or encumbrance whether claimed by operation of Law or by virtue of any
expressed or implied contract of Tenant, and any claim to a lien upon the Premises arising from any act or omission of Tenant shall attach only against Tenant’s interest and shall in all respects be subordinate to Landlord’s title to the
Premises. If Tenant has not removed or bonded over any such lien or encumbrance within ten (10) days after written notice to Tenant by Landlord, Landlord may, but shall not be obligated to, pay the amount necessary to remove such lien or
encumbrance, without being responsible for making any investigation as to the validity or accuracy thereof, and the amount so paid, together with all costs and expenses (including attorneys’ fees) incurred by Landlord in connection therewith,
shall be deemed Additional Rent reserved under this Lease and due and payable within thirty (30) days after Tenant’s receipt of notice of such payment by Landlord and supporting documentation. Notwithstanding the foregoing, Tenant will
take commercially reasonable steps to prevent any mechanic’s lien from attaching to Landlord’s title to the Premises, but in the event that despite Tenant’s commercially reasonable steps to prevent it, a mechanic’s lien does so
attach, Tenant shall remove or bond over the mechanic’s lien within thirty (30) days of receiving notice of such lien. In the event that Tenant fails to remove or bond over the mechanic’s lien within the thirty (30) days,
Landlord shall have the right to use the Security Deposit to bond over the mechanic’s lien and to pay for any reasonable costs and attorney’s fees incurred by Landlord in connection therewith. Landlord shall refund the bond amount to
Tenant promptly after Tenant’s delivery to Landlord of the mechanic’s lien release. 
 ARTICLE XI. 

Assignment and Subleasing 

11.1.     Landlord’s Consent Required. Other than a Permitted
Transfer, Tenant shall not, directly or indirectly, voluntarily or by operation of Law, sell, assign, encumber, mortgage, pledge, or otherwise transfer or hypothecate all of any part of the Premises, or Tenant’s leasehold estate hereunder, or
sublet all or any portion of the Premises or permit the Premises to be occupied by anyone other than Tenant (each such act herein referred to as a “Transfer”), without Landlord’s prior written consent in each instance, which
consent shall not be unreasonably withheld, conditioned, or delayed. Any attempted Transfer without Landlord’s prior written consent shall be 

  
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void and shall constitute a non-curable breach of this Lease. If Tenant is a partnership or a limited liability company, any
cumulative transfer of at least fifty-one percent (51%) of the partnership or limited liability company membership interests, as applicable, shall constitute a Transfer and shall require Landlord’s
consent except as otherwise provided in this Lease. Without limiting the foregoing, it shall constitute a Transfer and shall require Landlord’s consent if: (a) Tenant is a limited partnership, there is a transfer of a general partner
interest; or (b) if Tenant is a limited liability company, there is a transfer of any managing membership interest. If Tenant is a corporation, any change in a controlling interest of the voting stock of the corporation shall constitute a
Transfer and shall require Landlord’s prior consent. Notwithstanding the foregoing or anything to the contrary in this Lease, any Transfer of any interest in Guarantor or in any Person owning a direct or indirect interest in Guarantor shall not
constitute a Transfer under this Section 11.1 or any other provision of this Lease and shall be freely permitted without any notice to Landlord or any other requirement, provided however, in the event a Guarantor Material
Change occurs, Tenant shall comply with Section 5.4 of this Agreement. 

11.2.    No Release of Tenant. No Transfer permitted under this Lease,
whether with or without Landlord’s consent, shall release Tenant or change Tenant’s primary liability to pay the Rent and to perform all other obligations of Tenant under this Lease. Landlord’s acceptance of Rent from any other person
is not a waiver of any provision of this Lease. Consent by Landlord to one Transfer is not consent to any subsequent Transfer. If Tenant’s transferee defaults under this Lease, Landlord may proceed directly against Tenant without pursuing
remedies against the transferee. Landlord may consent to subsequent Transfers of this Lease by Tenant’s transferee, without notifying Tenant or obtaining its consent. Such action shall not relieve Tenant’s liability under this Lease. If
Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any, between the rent (or other consideration) paid in connection with such Transfer and the Rent payable by Tenant hereunder. 

11.3.    Landlord’s Election. Tenant’s request for consent to
any Transfer shall be accompanied by a written statement setting forth the details of the proposed Transfer, including the name, business, and financial condition of the prospective transferee, financial details of the proposed Transfer (such as the
term of the sublease and the amount of rent and security deposit payable under any assignment or sublease), and any other information Landlord deems relevant. Landlord shall have the right: (a) to withhold consent; or (b) to grant consent,
in Landlord’s reasonable discretion, and provided that such consent is not unreasonably withheld or delayed. . 
 
11.4.    No Merger. No merger shall result from Tenant’s sublease of the Premises, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. 

11.5.    Permitted Transfers. Notwithstanding the foregoing, except if necessary to comply with
Section 11.6 below, as long as Guarantor continues to own, directly, or indirectly, one hundred percent (100%) of the ownership interests of any new Tenant pursuant to this Section, Landlord’s consent shall not be
required for the assignment of Tenant’s interest of this Lease or sublease of the Premises: (i) to any Affiliate of Tenant; (ii) in connection with the merger or consolidation of Tenant with another entity; (iii) in connection
with the sale or transfer of all or substantially all of the stock or membership interest of Tenant or all or substantially all of Tenant’s assets to a single entity in a single transaction; or (iv) to a leasehold mortgagee or its designee
(each, a “Permitted Transfer”). 

  
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 11.6.    REIT
Protection. Notwithstanding anything in this Lease to the contrary (but subject to the final sentence of this Section 11.6), (a) no assignment or subletting shall be consummated on any basis such that the rental or
other amounts to be paid by the transferee or sublessee thereunder would be based, in whole or in part, on the income or profits derived by any Person from the Building; and (b) Tenant shall not consummate an assignment or subletting with
(i) in case Tenant informs Landlord in writing the name of the proposed transferee or sublessee of such assignment or subletting, a Person that Landlord notifies Tenant (within five (5) days after Tenant providing such information) that
Landlord directly or indirectly owns such Person (by applying the constructive ownership rules set forth in Section 856(d)(5) of the Code, (x) in the case of any person which is a corporation, stock of such person possessing 10% or more of
the total combined voting power of all classes of stock entitled to vote, or 10% or more of the total value of shares of all classes of stock of such person, or (y) in the case of any person which is not a corporation, an interest of 10% or
more in the assets or net profits of such person) or (ii) in case Tenant fails to inform Landlord of such assignment or subletting, any Person in which Landlord directly or indirectly owns (by applying the same ownership rules described in
clause (i) of this Section). Notwithstanding the foregoing, in the event of any modification or amendment of Section 856(d) of the Code after the Effective Date, Tenant agrees to provide Landlord with such additional information as
Landlord may commercially reasonably request in order for Landlord to confirm that any assignment or sublease of this Lease would not reasonably be expected to cause any portion of the amounts received by Landlord pursuant to this Lease to fail to
qualify as “rents from real property” within the meaning of Section 856(d) of the Code. 
 ARTICLE XII. 

Insurance and Indemnification 

12.1.    Tenant’s Insurance Obligations. Tenant shall, during the
Term, maintain Tenant’s Required Insurance. Tenant shall include Landlord as an additional insured on the policies of Tenant’s Required Insurance. Tenant shall be financially responsible for payment of its premiums, deductibles,
retentions, self-insurance, coinsurance, uninsured amounts or any amount in excess of policy limits. 

12.2.    Insurance Requirements. All policies of Tenant’s Required
Insurance shall be written by an insurer or insurers that have an A.M. Best & Company rating of “A-”, Class “VII”, or better and who are authorized to write such business in the
State. Upon request, the Tenant shall deliver to Landlord certificates of insurance evidencing the insurance coverage required to be maintained by Tenant under this Lease. 

12.3.    Waiver of Subrogation. Tenant and Landlord each hereby release and relieve the other and
waive their entire right of recovery against the other for loss or damage arising out of or incident to the perils insured against under this Article XII, which perils occur in, on, or about the Premises, whether due to the negligence of Landlord,
Landlord Parties, or Tenant, or any of their agents, employees, contractors, or invitees. Tenant and Landlord shall, upon obtaining the policies of insurance required hereunder, give notice to the insurance carrier or carriers that the foregoing
mutual waiver of subrogation is contained in this Lease. 

  
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 12.4.    Indemnity.
Except for the negligence and intentional misconduct of any Landlord Parties and the specific obligations of Landlord under this Lease, Tenant shall indemnify and hold harmless all Landlord Parties from and against any and all claims arising from
Tenant’s use of the Premises, or from the conduct of Tenant’s business or from any activity, work, or things done, permitted, or suffered by Tenant in, on, or about the Premises or elsewhere, and shall further indemnify and hold harmless
all Landlord Parties from and against any and all claims arising from any breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, or arising from any negligence of Tenant, or any of
Tenant’s agents, contractors, or employees, and from and against all costs, attorney’s fees, expenses, and liabilities incurred in the defense of any such claim or any action or proceeding brought thereon; and in case any action or
proceeding shall be brought against Landlord by reason of any such claim, Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel satisfactory to Landlord. Tenant, as a material part of the consideration to
Landlord, hereby assumes all risk of damages to property or injury to persons, in, on, or about the Premises arising from any cause, and Tenant hereby waives all claims in respect thereof against any Landlord Parties. 

12.5.    Landlord’s Insurance. Landlord will maintain the following policies of insurance (all
costs of which shall be payable by Tenant as Additional Rent): 
 12.5.1.    Fire and extended coverage to the
extent of the full replacement cost of the Premises, including, at Landlord’s option, earthquake and flood coverage and other endorsements which Landlord may elect to maintain, together with a builder’s risk insurance policy during the
performance of any Tenant Work or other period of construction at the Premises, in such amounts and with such deductibles and other provisions as Landlord may determine in its sole discretion; 

12.5.2.    Twenty-four (24) months of rental loss insurance to the extent of 100% of Rent; 

12.5.3.    Comprehensive general liability insurance with a single limit of not less than $1,000,000 for bodily
injury or death and property damage with respect to the Premises, a general aggregate not less than $1,000,000 for bodily injury or death and property damage with respect to the Premises, and not less than $2,000,000 of excess umbrella liability
insurance; and 
 12.5.4.    Environmental liability or environmental clean-up/remediation insurance in such amounts and with such deductibles and other provisions as Landlord may determine in its sole discretion. 

ARTICLE XIII. 
 Damage
and Destruction 
 13.1.     Tenant’s Obligation to Rebuild.
If the Premises are damaged or destroyed, Tenant shall immediately provide notice thereof to Landlord, and shall promptly thereafter deliver to Landlord Tenant’s good faith estimate of the time it will take to repair and rebuild the Premises
(“Tenant’s Estimate”). Within fifteen (15) days of Landlord’s receipt of Tenant’s Estimate, Landlord shall deliver written notice to Tenant of (a) Landlord’s approval of Tenant’s Estimate or
(b) Landlord’s good faith objections to Tenant’s Estimate, a description of the grounds for such objections and Landlord’s alternative good faith estimate of the time to repair and rebuild the 

  
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Premises (“Landlord’s Estimate”). If Landlord fails to deliver written notice to Tenant during such fifteen (15) days period, Landlord
shall be deemed to have approved Tenant’s Estimate. The “Estimated Repair Time” shall mean either (x) Tenant’s Estimate approved (or deemed approved) by Landlord pursuant to this Section or (y) Landlord’s
Estimate, as determined by Arbitration, if Landlord delivers written notice to Tenant of the same pursuant to this Section. Subject to the other provisions of this Article XIII, Tenant shall promptly and diligently repair and rebuild the
Premises in accordance with this Article XIII unless Landlord or Tenant terminates this Lease in accordance with Section 13.2. 

13.2.    Termination. 

13.2.1. Landlord’s Right to Terminate. Landlord shall have the right to terminate this Lease if any of the following
occurs (each, a “Termination Condition”): (i) insurance proceeds, together with additional amounts Tenant agrees to contribute under this Article XIII, are not confirmed to be available to Tenant, within ninety (90) days
following the date of damage, sufficient to pay one hundred percent (100%) of the cost to fully repair the damaged Premises, provided that if Tenant delivers written notice to Landlord that it disputes Landlord’s determination within ten
(10) days after Landlord’s Termination Notice for this Termination Condition, this Lease will not be terminated unless and until the matter of the sufficiency of insurance proceeds and Tenant’s committed contribution for the necessary
repair has been determined by Arbitration, and Tenant has failed to contribute the required amount within ten (10) days after the determination in such Arbitration; (ii) based upon the Estimated Repair Time, the Premises cannot, with
reasonable diligence, be fully repaired by Tenant within twenty-four (24) months after the date of the damage or destruction; (iii) the Premises cannot be safely repaired because of the presence of hazardous factors, including, but not
limited to, earthquake faults, chemical waste and other similar dangers; (iv) Substantial Destruction occurs during the last twenty-four (24) months of the Term; (v) an uncured Event of Default exists at the time Substantial
Destruction or Partial Destruction occurs which is not cured within the cure period set forth in Article 15; or (vi) Tenant elects to terminate this Lease pursuant to Section 13.2.2. 

13.2.2. Tenant’s Right to Terminate. Tenant shall have the right to terminate this Lease if any of the following
occurs: (i) if the damage or destruction occurs on or after the first (1st) day of the sixth (6th) year of the Term and, based upon the Estimated Repair Time, the Premises cannot, with reasonable diligence, be fully repaired by Tenant within
twenty-four (24) months after the date of the damage or destruction; (ii) the Premises cannot be safely repaired because of the presence of hazardous factors, including, but not limited to, earthquake faults, chemical waste and other
similar dangers; (iii) Substantial Destruction occurs during the last twenty-four (24) months of the Term; or (iv) insurance proceeds, together with additional amounts Landlord and Tenant agree to contribute under this Article
XIII, are not confirmed to be available to Tenant, within ninety (90) days following the date of damage, sufficient to pay one hundred percent (100%) of the cost to fully repair the damaged Premises, provided that if Landlord delivers
written notice to Tenant that it disputes Tenant’s determination within ten (10) days after Tenant’s Termination Notice for this Termination Condition, this Lease will not be terminated unless and until the matter of the sufficiency
of insurance proceeds and the committed contribution for the necessary repair has been determined by Arbitration and Tenant and Landlord will make their respective required contributions within ten (10) days after the determination in such
Arbitration. 

  
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 13.2.3. Exercise of Termination Right. If
a party elects to terminate this Lease and has the right to so terminate, such party will give the other party written notice of its election to terminate (“Termination Notice”) within thirty (30) days after the occurrence of
the applicable Termination Condition, and this Lease will terminate fifteen (15) days after the receiving party’s receipt of such Termination Notice just as if such date were the expiration of the Term. If this Lease is terminated pursuant
to Section 13.2, Landlord shall, subject to the rights of its lender(s), be entitled to receive and retain all the insurance proceeds resulting from such damage, including rental loss insurance, except for those proceeds
payable under policies obtained by Tenant which specifically insure Tenant’s Personal Property. 

13.3.    Repair Procedures. If neither party elects to terminate this
Lease pursuant to the provisions of Section 13.2, then Tenant shall (a) submit its plans to repair such damage and reconstruct the Premises to Landlord for review and approval, which approval shall not be unreasonably
withheld; (b) diligently and promptly, repair and rebuild the Premises to substantially the same condition that existed immediately prior to such damage or destruction, and in a manner that is consistent with the plans and specifications
approved by Landlord; (c) obtain all permits and governmental approvals necessary to repair or reconstruct the Premises, included as required under the Act and the guidance and instruction of the Regulator; (d) cause all work to be
performed only by qualified contractors that are reasonably approved by Landlord; (e) allow Landlord and its consultants and agents to enter the Premises at all reasonable times to inspect the Premises and Tenant’s ongoing work and
cooperate reasonably in good faith with their effort to ensure that the work is proceeding in a manner that is consistent with this Lease; (f) comply with all Laws and permits in connection with the performance of such work; (g) timely pay
all of its consultants, suppliers, and other contractors in connection with the performance of such work; (h) notify Landlord if Tenant receives any notice of any default or any violation of any Law or any permit or similar notice in connection
with such work; (i) deliver as-built plans for the Premises within thirty (30) days after the completion of such repair and restoration; (j) maintain or cause to be maintained the insurance
described on Exhibit C of this Lease and (k) comply with such other conditions as Landlord may reasonably require. To the extent Tenant actually receives any insurance proceeds as the result of the casualty loss of any of
Tenant’s personal property and alterations for which Tenant Improvement Allowance was disbursed, Tenant shall replace or fully repair all of such Tenant’s personal property and any alterations installed by Tenant existing at the time of
such damage or destruction using such insurance proceeds. To the full extent permitted by law, Tenant shall indemnify, protect, defend and hold Landlord (and its employees and agents) harmless from and against any and all claims, costs, expenses,
suits, judgments, actions, investigations, proceedings and liabilities arising out of or in connection with Tenant’s obligations under this Article XIII, including, without limitation, any acts, omissions or negligence in the making or
performance of any such repairs or replacements. 
 13.4.    Application of Insurance
Proceeds.Landlord shall cause the insurance proceeds on account of such damage or destruction (the “Insurance Proceeds”) to be held by an escrow agent reasonably acceptable to Landlord and Tenant under an escrow agreement
reasonably acceptable to Landlord and Tenant and disbursed as follows: 
 13.4.1. Requirements. The escrow agent shall
disburse from the available Insurance Proceeds from time to time in an amount not exceeding the cost of the work completed since the date covered by the last disbursement, upon receipt of (a) satisfactory evidence of the 

  
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stage of completion, of the estimated cost of completion and of performance of the work to date in a good and workmanlike manner in accordance with the contracts, plans and specifications,
(b) reasonable assurance against mechanics’ or materialmen’s liens, accrued or incurred, as Landlord or its lenders may reasonably require, (c) contractors’ and subcontractors’ sworn statements, (d) a satisfactory bring-to-date of title insurance, (e) such other documents and instruments as Landlord or its lenders may reasonably require and (f) other reasonable evidence of
cost and payment so that Landlord can verify that the amounts disbursed from time to time are represented by work that is completed, in place and free and clear of mechanics’ lien claims. 

13.4.2. Requests for Disbursements. Requests for disbursement shall be accompanied by a certificate of Tenant or
Tenant’s architect describing in detail the work for which payment is requested, stating the cost incurred in connection therewith and stating that Tenant has not previously received payment for such work; the certificate to be delivered by
Tenant upon completion of the work shall, in addition, state that the work has been completed and complies with the applicable requirements of this Lease. Landlord may retain 10% of each requisition until the restoration is fully completed. In
addition, Landlord may withhold from amounts otherwise to be paid to Tenant, any amount that is necessary in Landlord’s reasonable judgment to protect Landlord from any potential loss due to work that is improperly performed or claims by
Tenant’s contractors and consultants. Landlord shall reasonably cooperate with Tenant in order to cause the escrow agent to disburse the insurance proceeds in accordance with this Article XIII. 

13.4.3. Costs in Excess of Insurance Proceeds. In addition, prior to commencement of
restoration and at any time during restoration, if the estimated cost of restoration, as determined by the evaluation of an independent engineer reasonably acceptable to Landlord and Tenant, exceeds the amount of the Insurance Proceeds, Tenant will
provide evidence satisfactory to Landlord that the amount of such excess will be available to restore the Premises. Any Insurance Proceeds remaining upon completion of restoration shall be refunded to Tenant up to the amount of Tenant’s
payments pursuant to the immediately preceding sentence. If no such refund is required, any sum of Insurance Proceeds remaining upon completion of restoration shall be paid to Landlord. In the event Landlord and Tenant cannot agree on an independent
engineer, an independent engineer designated by Tenant and an independent engineer designated by Landlord shall within five (5) business days select an independent engineer licensed to practice in the state in which the Premises is located who
shall resolve such dispute within ten (10) business days after being retained by Landlord. All fees, costs and expenses of such third engineer so selected shall be shared equally by Landlord and Tenant. 

13.5.    Abatement of Rent. In the event of repair, reconstruction and
restoration as provided in this Article XIII, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the square footage of the Premises rendered unfit for the Permitted Use during the repair, reconstruction
and restoration. Tenant shall not otherwise be entitled to any compensation or damages from Landlord for loss of the use of the Premises, damage to Tenant’s personal property or any inconvenience occasioned by such damage, repair or
restoration. 
 13.6.    Waiver.Landlord and Tenant each waive the
provisions of all applicable existing or future Laws permitting the termination of a lease agreement in the event of damage or destruction under any circumstances other than as provided in Section 13.2. 

  
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 Eminent Domain 

14.1.    Substantial Taking. If all or a substantial part of the
Premises are taken for any public or quasi-public use under any governmental law, ordinance or regulation, or by right of eminent domain or by purchase in lieu thereof, and the taking would prevent or materially interfere with Tenant’s
Permitted Use of the Premises, then either Landlord or Tenant may terminate this Lease upon notice to the other party within ninety (90) days of the taking, and the Rent shall be abated during the unexpired portion of the Term effective on the
date physical possession is taken by the condemning authority. If either party to this Lease reasonably determines that the amount of any award it would receive for such taking, together with additional amounts either party agrees to contribute,
would be insufficient to fund the performance of the restoration obligations pursuant to Section 14.2, either party may terminate this Lease upon notice to the other party within ninety (90) days of the taking and Rent
shall be abated during the unexpired portion of the Term effective on the date physical possession is taken by the condemning authority, provided that if either party delivers written notice to the other party that it disputes the determination
within ten (10) days after any notice of termination, this Lease will not be terminated unless and until the matter of the sufficiency of award proceeds and the committed contribution for the necessary restoration has been determined by
Arbitration and Tenant and Landlord will make their respective required contributions within ten (10) days after the determination in such Arbitration. 

14.2.    Partial Taking. In the event a portion of the Premises shall
be taken for any public or quasi-public use under any governmental law, ordinance or regulation, or by right of eminent domain or by purchase in lieu thereof, and this Lease is not terminated as provided in Section 14.1,
all of the terms of this Lease shall continue in full operative force and effect, except that the Base Rent during the unexpired portion of the Term shall be reduced in proportion to the value of the Premises taken, and Tenant shall, at
Tenant’s sole cost and expense, restore and reconstruct the Building and other improvements at the Premises to the extent necessary to restore the same for the use of the Premises for the Permitted Use. Landlord shall hold any condemnation
proceeds it actually receives in connection with such taking of any portion of the Premises (the “Award”) and disburse the Award pursuant to the terms of Section 13.4, substituting “Award” for
“Insurance Proceeds”. 
 14.3.    Tenant’s Claim. In
the event of any total, substantial or partial takings described in Sections 14.1 and 14.2, Tenant shall have the right to make a separate claim with the condemning authority for, and to receive therefor (and shall be entitled to any
portion of Landlord’s award relating to), (a) any moving expenses incurred by Tenant as a result of such condemnation; (b) any costs incurred or paid by Tenant in connection with any Alterations made and paid for by Tenant to the Premises,
(c) the value of any of Tenant’s Personal Property taken; (d) Tenant’s loss of business income; and (e) any other separate claim which Tenant may hereafter be permitted to make under any Law. 

ARTICLE XV. 
 Defaults
and Remedies 
 15.1.    Covenants and Conditions. Time is of the
essence in the performance of all covenants and conditions. 

  
 30 

 15.2.    Events of
Default. Tenant shall be in material default under this Lease if any one or more of the following events (herein sometimes referred to individually as an “Event of Default” and collectively as “Events of Default”) shall
occur and shall not be timely remedied as herein provided: 
 15.2.1. If Tenant fails to make any payment of Rent due under this
Lease or any part thereof when and as the same shall become due and payable; provided that Landlord shall have first given Tenant five (5) Business Days’ prior written notice and opportunity to cure the same, with no cure having been made
within such five (5) Business Day period. Notwithstanding the foregoing, after receiving two (2) such written notices within a twelve (12) month period, Tenant’s third (3rd)
failure or any failure thereafter to pay Rent within the same twelve (12) month period will not be entitled to receive any notice thereof before an Event of Default exists hereunder. 

15.2.2. If Tenant fails to make any payment of any other sum or charge payable under this Lease (other than Rent) when and as the same
shall become due and payable and such default continues for a period of ten (10) days after receipt by Tenant of written notice from Landlord specifying the default. 

15.2.3. If Tenant fails to observe or perform of any of the other covenants, agreements, or conditions of this Lease on the part of
Tenant to be kept and performed and such default continues for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided, however, that with respect to any default (other than a default which can be cured by
the payment of money) that cannot be reasonably cured within said thirty (30) day period, Tenant shall have an additional reasonable period of time to cure such default, provided that Tenant commences to cure within said thirty (30) days,
Tenant is using commercially reasonable efforts to cure the default and Tenant actually cures the default within one hundred twenty (120) days after Landlord’s notice. 

15.2.4. If Tenant files a petition in bankruptcy or is adjudicated as bankrupt, or files any petition or answer seeking any
reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief for itself under any present or future Law, or makes an assignment for the benefit of creditors, or if any trustee, receiver, or liquidator of Tenant
or of all or any substantial part of its properties or of the Premises shall be appointed in any action, suit, or proceeding by or against Tenant and such proceeding or action shall not have been dismissed within ninety (90) days after such
filing or appointment. 
 15.2.5. If Tenant vacates, abandons, or otherwise ceases business operations at the Premises, and such
vacation, abandonment or cessation of business operations continues for six (6) months. Notwithstanding the foregoing, Tenant shall not be deemed to have abandoned, vacated or otherwise ceased business operation at the Premises when and to the
extent that the Premises are untenantable by reason of damage by fire, other casualty, or condemnation and to the extent Tenant cannot reasonably operate at the Premises due to its performance of any Tenant Work or construction of other Alterations
at the Premises or the construction of other Alterations. 
 15.2.6. If any judgment (whether final or not) is entered that has the
effect (whether by restraining order, injunction, declaration, or otherwise) of establishing that the Tenant’s use of the Premises constitutes a violation of Law. 

  
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 15.2.7. If at any time an Event of Default under the terms of
Section 15.2.1 exists under the terms of two (2) or more of the Other Leases (or if an Event of Default under the terms of Section 15.2.1 exists under this Lease and an Event of Default under
the terms of Section 15.2.1 exists under any one (1) Other Lease). 

15.3.    Remedies. In the event of any Event of Default set forth in Section 15.2 hereof,
Landlord may, at its option, exercise any and all of the remedies listed below. No such remedy herein or otherwise conferred upon or reserved to Landlord shall be considered exclusive of any other remedy, but the same shall be cumulative and shall
be in addition to every other remedy given hereunder or now or hereafter existing at Law or in equity, and every power and remedy given by the Lease to Landlord may be exercised from time to time and as often as the occasion may rise or may be
deemed expedient. 
 15.3.1. Landlord may, without terminating this Lease, enter upon the Premises, without being liable for
prosecution or any claim for damages therefor, and do whatever Tenant is obligated to do under the terms of this Lease, in which event Tenant shall reimburse Landlord on demand for any expenses which Landlord may incur in complying with
Tenant’s obligation under this Lease, and Landlord shall not be liable for any damages resulting to Tenant from such action, unless caused by the gross negligence of Landlord. 

15.3.2. Landlord may, if it elects to do so, bring suit for the collection of rents and/or any damages resulting from Tenant’s
default without entering into possession of the Premises or voiding this Lease. 
 15.3.3. Landlord may terminate this Lease after
thirty (30) days’ written notice to Tenant and this Lease shall terminate on the date specified in such notice. Tenant shall quit and surrender the Premises by said date, failing which, Landlord may enter upon the Premises immediately or
at any subsequent time without additional notice or demand (which additional notice or demand is hereby expressly waived by Tenant) without being liable for prosecution of any claim for damages therefor, and expel Tenant and those claiming under
Tenant and remove their effects without being guilty of any manner of trespass. Tenant agrees that if Landlord shall cause Tenant’s goods or effects to be removed from the Premises pursuant to the terms hereof or of any court order,
Landlord’s act of so removing such goods or effects shall be deemed to be the act of and for the account of Tenant. 
 15.3.4.
In the event of such termination: (i) Landlord may accelerate and declare the entire remaining unpaid Rent and any and all other monies payable under this Lease for the balance of the Term hereof to be immediately due and payable; or
(ii) Landlord may collect from Tenant, as liquidated damages: (A) all past due Rent and other amounts due Landlord up to the date of expiration or termination; plus (B) the difference between Rent provided for herein and the proceeds
from any re-letting of the Premises, payable in monthly installments over the period that would otherwise have constituted the remaining term of this Lease; plus (C) all expenses in connection with such re-letting including, without limitation, all costs, fees, and expenses of repossession, brokers, advertising, attorneys, courts, repairing, cleaning, repainting, and remodeling of the Premises for re-letting. 

  
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 15.3.5. Without waiving its rights to terminate at any time as provided above,
Landlord may retake possession of the Premises in the same manner as provided in Section 15.3.1. It is agreed that any such retaking or the commencement and prosecution of any action by Landlord in forcible entry and
detainer, ejectment, or otherwise, or any execution of any judgment or decree obtained in any action to recover possession of the Premises shall not be construed as an election to terminate this Lease unless Landlord expressly exercises its option
hereinbefore provided to declare the Term hereof ended, whether or not such entry or reentry be, had or taken under summary proceedings or otherwise, and shall not be deemed to have absolved or discharged Tenant from any of its obligations and
liabilities for the remainder of the current Term of the Lease; rather, this Lease shall continue in effect for the remainder of the then current Term, and Tenant shall remain liable and obligated under all of the covenants and conditions hereof
during the said period and shall pay as and when due the Rent and other amounts payable hereunder as if Tenant had not defaulted. Landlord may re-lease the Premises for the account of Tenant, crediting the
rent received on such re-leasing first to the costs of such re-leasing and then to any other amounts owing by Tenant hereunder. Tenant hereby constitutes and appoints
Landlord as its attorney-in-fact to take any and all actions necessary or incidental to such re-leasing and this power shall be
irrevocable during the Term of this Lease. Such continuance of this Lease shall not constitute any waiver or consent by Landlord of or to said default or any subsequent default. 

15.3.6. In the event of an Event of Default under the terms set forth in Sections 15.2.1, 15.2.4 and 15.2.7 of
this Lease, Landlord may apply the Security Deposit from this Lease or any Other Lease to any amount Landlord may be entitled to as a result of such Event of Default. 

15.4.    Landlord’s Damages. In addition to the foregoing remedies and regardless of which
remedies Landlord pursues, Tenant covenants that it will indemnify Landlord from and against any loss and damage directly or indirectly sustained by reason of any termination resulting from any Event of Default as provided above or the enforcement
or declaration of any rights and remedies of Landlord or obligations of Tenant, whether arising under this Lease or granted, permitted, or imposed by Law or otherwise. Landlord’s damages hereunder shall include, but shall not be limited to, any
loss of Rent prior to or after re-leasing the Premises, broker’s or salesperson’s commissions, advertising costs, costs of repairing and remodeling the Premises for
re-leasing, moving, and storage charges incurred by Landlord in moving Tenant’s property and effects, and legal costs and reasonable attorneys’ fees incurred by Landlord in any proceedings resulting
from Tenant’s default, collecting any damages hereunder, obtaining possession of the Premises by summary process or otherwise or re-leasing the Premises, or the enforcement or declaration of any of the
rights or remedies of Landlord or obligations of Tenant, whether arising under this Lease or granted, permitted, or imposed by Law or otherwise. In the event that any court or governmental authority shall limit any amount which Landlord may be
entitled to recover under this paragraph, Landlord shall be entitled to recover the maximum amount permitted under Law. Nothing in this paragraph shall be deemed to limit Landlord’s recovery from Tenant of the maximum amount permitted under Law
or of any other sums or damages which Landlord may be entitled to so recover in addition to the damages set forth herein. Notwithstanding the foregoing, Landlord shall use commercially reasonable efforts to mitigate Landlord’s damages under
this Lease. 
 15.5.    Non-Waiver of Defaults. No delay or
omission of Landlord to execute any right or power arising from any default shall impair any such right or power or shall be construed to be a waiver of any such default or any acquiescence therein. No waiver of any breach of any of the covenants of
this Lease shall be construed, taken, or held to be a waiver of any other breach, 

  
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waiver, or acquiescence in, or consent to, any further or succeeding breach of the same covenant. Receipt by Landlord of less than the full amount due from Tenant shall not be construed to be
other than a payment on account of the amounts then due, nor shall any statement on Tenant’s check or any letter accompanying Tenant’s payment be deemed an accord and satisfaction, and Landlord may accept such payment as a partial payment
only. The rights herein given to receive, collect, sue, or distrain for any rent or rents, monies, or payments, or to enforce the terms, provisions, and conditions of this Lease, or to prevent the breach or nonobservance thereof, or the exercise of
any such right (or of any other right or remedy hereunder), or otherwise granted or arising, shall not in any way affect or impair or take away the right or power of Landlord to declare the Term hereby granted ended and to terminate this Lease as
herein provided because of any default in or breach of any of the covenants, provisions, or conditions of this Lease. 
 ARTICLE XVI.

 Protection of Lenders 

16.1.    Subordination. In accordance with the terms of any SNDA (defined below) entered into by
Tenant, Tenant agrees that this Lease and Tenant’s rights hereunder are and shall be subordinate and inferior to any ground lease, deed of trust, or mortgage encumbering all or any portion of the Premises, any advances made on the security
thereof and any renewals, modifications, consolidations, replacements, or extensions thereof, whenever made or recorded. Landlord, each Landlord mortgagee and Tenant shall be required to sign a commercially reasonable form of subordination, non-disturbance and attornment agreement (an “SNDA”) with respect to the subordination of this Lease described in the immediately preceding sentence and delivery and execution of such SNDA shall be
a condition precedent to Tenant’s subordination as described in the preceding provision of this Section. If any ground lessor, beneficiary, or mortgagee elects to have this Lease rank prior to the lien of its ground lease, deed of trust, or
mortgage, and gives written notice thereof to Tenant, this Lease shall be deemed prior to such ground lease or mortgage whether this Lease is dated prior or subsequent to the date of said ground lease, or mortgage or the date of recording thereof.
The provisions of this Section 16.1 shall be self-operative and no further instrument shall be required to cause the provisions of this Section 16.1 to be effective. 

16.2.    Attornment. If Landlord’s interest in the Premises is acquired by any ground lessor,
beneficiary under a deed of trust, mortgage, mortgagee, or purchaser at a foreclosure sale, Tenant shall attorn to the transferee of or successor to Landlord’s interest in the Premises and shall recognize such transferee or successor as
Landlord under this Lease. Tenant waives the protection of any statute or rule of Law which gives or purports to give Tenant any right to terminate the Lease or surrender possession of the Premises upon the transfer of Landlord’s interest. 

16.3.    Estoppel Certificates. Upon the request of either party hereto (such party, the
“Requesting Party”), the party receiving such request (the “Non-Requesting Party”) shall execute, acknowledge, and deliver to the Requesting Party a written
statement certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last
date of payment of Base Rent, Additional Rent, and any other charges and the time period covered by such payment; (iv) that the Requesting Party is not in default under this Lease (or, if 

  
 34 

 
the Requesting Party is claimed to be in default, stating why); and (v) such other matters as may be reasonably required by the Requesting Party or the holder of a mortgage or lien to which
the Premises is or becomes subject. The Non-Requesting Party shall deliver such statement to the Requesting Party within ten (10) days after the Requesting Party’s request or the Non-Requesting Party shall be in default under this Lease. Any such statement by the Non-Requesting Party may be given by the Requesting Party to any prospective purchaser or
encumbrancer of the Premises. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. Unless the Requesting Party has received a written statement to the contrary within such ten (10) day period, Requesting
Party, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (A) that the terms and provisions of this Lease have not been changed except as otherwise represented by Requesting Party;
(B) that this Lease has not been cancelled or terminated except as otherwise represented by Requesting Party; (C) unless provided otherwise, that not more than one month’s Base Rent, Additional Rent, or other charges have been paid in
advance; and (D) that Requesting Party is not in default under the Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

ARTICLE XVII. 
 Waiver
of Claims 
 Tenant agrees that, to the extent not expressly prohibited by Law, Landlord and its lenders, officers, agents, servants,
and employees shall not be liable for (nor shall Rent abate as a result of) any direct or consequential damage (including damage claimed for actual or constructive eviction) either to person or property sustained by Tenant, its subtenants, assigns,
officers, servants, employees, agents, invitees, or guests due to the Premises or any part thereof becoming out of repair, or due to the happening of any accident in or about said Premises, or due to any act or neglect of any tenant or occupant of
said Building or of any other person. This provision shall apply particularly (but not exclusively) to damage caused by water, snow, frost, steam, sewage, gas, electricity, sewer gas, or odors or by the bursting, leaking, or dripping of pipes,
faucets, and plumbing fixtures, and shall apply without distinction as to the person whose act or neglect was responsible for the damage and whether the damage was due to any of the causes specifically enumerated above or to some other cause of an
entirely different kind. Tenant further agrees that all of Tenant’s Improvements, trade fixtures, equipment, and all other Personal Property in the Premises shall be at the risk of Tenant only, and that Landlord shall not be liable for any loss
or damage thereto or theft thereof. Notwithstanding the foregoing, Landlord shall not hereby be exculpated from any liability arising solely from Landlord’s, Landlord Parties’, and/or Landlord’s agents’ gross negligence or
intentional misconduct. 
 ARTICLE XVIII. 

Waiver of Notice 
 Except
as otherwise provided pursuant to the terms and provisions of this Lease, Tenant hereby expressly waives the service of: (a) any notice of intention to terminate this Lease or to re-enter the Premises; (b) any demand for payment of Rent or
for possession of the Premises; and (c) any other notice or demand prescribed by any Law. 

  
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 ARTICLE XIX. 

Notices 
 Any and all
notices, requests, demands or other communications hereunder shall be deemed to have been duly given if in writing and if transmitted by hand delivery with receipt therefor, by e-mail delivery, by overnight
courier, or by registered or certified mail, return receipt requested, first class postage prepaid addressed as follows (or to such new address as the addressee of such a communication may have notified the sender thereof) (the date of such notice
shall be the date of actual delivery to the recipient thereof): 
  

					
		 	To Landlord:	 	 c/o NewLake Capital
 549 W. Randolph, Suite
200
 Chicago, IL
 Attn: Jarrett Annenberg

Email: jannenberg@newlake.com

			
		 	With a copy to:	 	 Dickinson Wright PLLC
 150 E. Gay Street

Suite 2400
 Columbus, OH 43215

Attn: Scot C. Crow
 Email: 
SCrow@dickinsonwright.com
 Email:  CFerguson@dickinsonwright.com

			
		 	To Tenant:	 	 Columbia Care
 321 Billerica Rd

Chelmsford, MA 01824
 Attn: Lars Boesgaard

Email: lboesgaard@col-care.com

			
		 	With a copy to:	 	 Weil Gotshal & Manges LLP
 767 Fifth
Avenue
 New York, NY 10153
 Attn: W. Michael Bond

Email: Michael.Bond@Weil.com

 ARTICLE XX. 

Brokers 

20.1.    No Brokers. Tenant and Landlord each represent and warrant to the other that there are no
brokers, agents, finders, or other parties with whom either party has dealt who are or may be entitled to any commission or fee with respect to this Lease or the Premises. Landlord and Tenant each agree to indemnify and hold the other and the
other’s officers, directors, persons, agents, and representatives harmless from and against any and all liabilities, damages, claims, 

  
 36 

 
costs, fees, and expenses whatsoever (including, without limitation, reasonable attorneys’ fees and costs at all trial and appellate levels) resulting from any
other broker, agent, or other person claiming a commission or other form of compensation by virtue of having dealt with the indemnifying party with regard to this leasing transaction. The provisions of this Section shall survive the expiration or
other termination of this Lease. 
 ARTICLE XXI. 

Quiet Enjoyment 
 
Landlord agrees that Tenant, on paying the Rent and other payments herein reserved and on keeping, observing, and performing all of the other terms, covenants, conditions, provisions, and agreements contained in this Lease on the part of Tenant to
 be kept, observed, and performed, shall, during the Term of this Lease, peaceably and quietly have, hold, and enjoy the Premises subject to the terms, covenants, conditions, provisions, and agreements hereof, free from hindrance by Landlord or any other
 person claiming by, through, or under Landlord. 
 ARTICLE XXII. 

End of Term 
 
22.1.    Holding Over. Any holding over by Tenant after the expiration or termination of this Lease, by lapse of time or otherwise, shall not operate to extend or renew this Lease except by the express
mutual written agreement between Landlord and Tenant, and in the absence of such agreement, Tenant shall continue in possession as a month-to-month tenant only, except
that the monthly Rent shall be increased to an amount calculated as follows: (a) for the first thirty (30) days of any holdover period, one hundred twenty-five percent (125%) of the monthly installment of Base Rent and Additional Rent paid
in the month immediately preceding the expiration or termination of this Lease; (b) for the next thirty days of such holdover period, one hundred fifty percent (150%) of the monthly installment of Base Rent and Additional Rent paid in the month
immediately preceding the expiration or termination of this Lease; and (c) thereafter, two hundred percent (200%) of the monthly installment of Base Rent and Additional Rent paid in the month immediately preceding the expiration or termination
of this Lease. During any period of holding over by Tenant pursuant to this Section, if Landlord delivers written notice to Tenant of a bona fide offer from a Third Party to lease the Premises and Tenant fails to vacate the Premises within thirty
(30) days of such notice, Landlord shall be entitled to indirect and consequential damages against Tenant, in addition to any other damages Landlord may be otherwise entitled to under the terms of this Lease and as otherwise provided by Law.
Notwithstanding the foregoing, nothing in this Section 22.1 shall be deemed to give Tenant a right to possession of the Premises after the expiration or earlier termination of this Lease, nor shall it serve as a waiver of any Event of Default
relating to Tenant’s failure to vacate the Premises. 

  
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 ARTICLE XXIII. 

Miscellaneous Provisions 

23.1.    Governing Law; Venue. 

23.1.1. The Laws of the State shall govern the validity, performance, and enforcement of this Lease. Tenant consents to personal
jurisdiction and venue in the State. The courts of the State will have exclusive jurisdiction and Tenant hereby agrees to such exclusive jurisdiction. 

23.1.2. Notwithstanding anything in this Lease to the contrary: 

(i)    The parties hereto agree and acknowledge that no party makes, will make, or shall be deemed to make or have
made any representation or warranty of any kind regarding the compliance of this Lease with any Federal Cannabis Laws; and 
 
(ii)    No party hereto shall have any right of rescission or amendment arising out of or relating to any non-compliance with Federal Cannabis Laws unless such non-compliance
also constitutes a violation of applicable state law as determined in accordance with the Act or by the Regulator, and no party shall seek to enforce the provisions hereof in federal court unless and until the parties have reasonably determined that
the Act is fully compliant with Federal Cannabis Laws. 
 23.2.    Entire
Agreement; Waivers. This Lease forms the entire agreement between Landlord and Tenant and no provision hereof shall be altered, waived, amended, or extended, except in a writing signed by both parties. Tenant affirms that, except as
expressly set forth herein, neither Landlord nor any of its agents has made, nor has Tenant relied upon, any representation, warranty, or promise with respect to the Premises or any part thereof. Landlord shall not be considered to have waived any
of the rights, covenants, or conditions of this Lease unless evidenced by its written waiver and the waiver of one default or right shall not constitute the waiver of any other. The acceptance of rent shall not be construed to be a waiver of any
breach or condition of this Lease. 
 23.3.    Successors. The
provisions of this Lease shall be binding upon and inure to the benefit of Landlord and Tenant, respectively, and their respective successors, assigns, heirs, executors, and administrators. Tenant agrees to become the tenant of Landlord’s
successor in interest under the same terms and conditions of its tenancy hereunder. 

23.4.    Partial Invalidity. If any clause or provision of this Lease
is found to be illegal, invalid, or unenforceable under present or future laws, the remainder of this Lease shall not be affected thereby and there shall be added as part of this Lease a replacement clause or provision as similar in terms to such
illegal, invalid, or unenforceable clause or provision as may be possible and still be legal, valid, and enforceable. 
 
23.5.    Relationship of the Parties. Landlord and Tenant agree that the relationship between them is that of landlord and tenant and that Landlord is leasing space to Tenant. It is not the intention of
the parties, nor shall anything herein be constructed to constitute Landlord as a partner or joint venturer with Tenant, or as a “warehouseman” or a “bailee.” 

23.6.    Headings. The headings as to the contents of particular paragraphs herein are intended only
for convenience and are in no way to be constructed as a part of this Lease or as a limitation of the scope of the particular paragraphs to which they refer. 

  
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 23.7.    Survival of
Obligations. All obligations of Tenant or Landlord 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. 

23.8.    Independent Covenants. Tenant’s covenants to pay Rent
and other sums due hereunder are independent of Landlord’s covenants hereunder and Tenant shall have no right to withhold any such payments on account of any alleged failure by Landlord to perform or comply with any of Landlord’s
covenants. 
 23.9.    Limitation of Liability. Anything in the
Lease to the contrary notwithstanding, any judgment obtained against Landlord in connection with this Lease or the subject matter hereof shall be limited solely to Landlord’s interest in the Premises and any proceeds from the sale thereof and
shall be absolutely nonrecourse with respect to Landlord personally and all other assets of Landlord. Anything in this Lease to the contrary notwithstanding, the term “Landlord’’ shall be limited to mean and include only the then
owner of the Premises, or tenant under any underlying or ground lease of the Premises, and not any predecessor owner or tenant. 

23.10.    Authority. 

23.10.1.    Tenant makes the following representations to Landlord, on which Landlord is entitled to rely in
executing this Lease: (i) Tenant is a limited liability company duly organized and existing under the laws of the jurisdiction in which it was organized, and is qualified to do business in the State and has the power to enter into this Lease
and the transactions contemplated hereby and to perform its obligations hereunder; (ii) by proper resolution the signatory hereto has been duly authorized to execute and deliver this Lease; and (iii) the execution, delivery, and
performance of this Lease and the consummation of the transactions herein contemplated shall not conflict with or result in a violation or breach of, or default under Tenant’s organizational or governing documents, as amended, or any indenture,
mortgage, note, security agreement, or other agreement or instrument to which Tenant is a party or by which it is bound or to which any of its properties is subject. 

23.10.2.    Landlord makes the following representations to Tenant, on which Tenant
is entitled to rely in executing this Lease: (i) Landlord is a limited liability company duly organized and existing under the laws of the jurisdiction in which it was organized, and has the power to enter into this Lease and the transactions
contemplated hereby and to perform its obligations hereunder; (ii) by proper resolution the signatory hereto has been duly authorized to execute and deliver this Lease; and (iii) the execution, delivery, and performance of this Lease and
the consummation of the transactions herein contemplated shall not conflict with or result in a violation or breach of, or default under Landlord’s organizational or governing documents, as amended, or any indenture, mortgage, note, security
agreement, or other agreement or instrument to which Landlord is a party or by which it is bound or to which any of its properties is subject. 

23.11.    Compliance with Laws. Tenant shall comply at its cost and expense with all Laws and with
any direction or recommendation of any public officer or officers, pursuant to Law, or any reasonable request of any insurance company carrying any insurance on the Premises, and any insurance inspection or rating bureau which shall impose any duty
upon Landlord or Tenant with respect to the Premises or the use or occupation thereof, and shall bear all costs of any kind or 

  
 39 

 
nature whatsoever occasioned by or necessary for compliance with the same, provided such costs or expenses arise from Tenant’s specific use of the Premises.
If, during the Term of this Lease any Law requires that an alteration, repair, addition, or other change be made to the Premises, and such alteration, repair, addition, or other change is a result of Tenant’s specific use of the Premises, such
work will be performed at Tenant’s expense. 
 23.12.    Waiver of Jury
Trial. LANDLORD AND TENANT KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY EITHER PARTY AGAINST THE OTHER IN ANY MATTER ARISING OUT OF THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT,
TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE. 

23.13.    Landlord’s Lien Waiver. It is contemplated that certain
Personal Property now or hereafter installed by Tenant in the Premises is or may be either leased by Tenant or purchased by Tenant from a lessor or conditional seller, or otherwise hypothecated to a Third Party. All of Tenant’s Personal
Property, now or hereafter located upon the Premises and owned by Tenant or any Third Party, and regardless of the method in which such Personal Property is attached or affixed to the Premises, shall not be deemed a fixture of the real estate and
shall be and remain the Personal Property of Tenant or such Third Party. All such Personal Property of Tenant or any Third Party is herein referred to collectively as “Tenant’s Equipment.” Tenant or any Third Party shall have
the right to remove Tenant’s Equipment from the Premises from time to time; provided, however, that if such removal shall injure or damage the Premises, Tenant shall repair the damage and place the Premises in the same condition as it would
have been if such equipment had not been installed. Landlord hereby waives its rights, statutory or otherwise, to any lien on Tenant’s Equipment. Landlord shall, upon request of Tenant or any Third Party, execute, or cause to be executed, a
commercially reasonable waiver of landlord’s lien or mortgagee’s lien on any of Tenant’s Equipment. 
 
23.14.    Counterparts. This Lease may be executed in any number of counterparts (including digital counterparts), each of which when so executed and delivered shall be deemed an original for all
purposes, and all such counterparts shall together constitute but one and the same instrument. 

23.15.    Patriot Act. Tenant hereby represents and warrants to Landlord that Tenant: (i) is in
compliance with the Office of Foreign Assets Control sanctions and regulations promulgated under the authority granted by the Trading with the Enemy Act, 12 U.S.C. § 95(a) et seq., and the International Emergency Economic Powers Act, 50 U.S.C.
§ 1701 et seq., as the same apply to it or its activities; (ii) is in compliance with the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, as amended from time to
time (the “Patriot Act”) and all rules and regulations promulgated under the Patriot Act applicable to Tenant; and (iii) (A) is not now, nor has ever been, under investigation by any governmental authority for, nor has been
charged with or convicted of a crime under 18 U.S.C. §§ 1956 or 1957 or any predicate offense thereunder; (B) has never been assessed a civil penalty under any anti-money laundering laws or predicate offenses thereunder; (C) has
not had any of its funds seized, frozen, or forfeited in any action relating to any anti-money laundering laws or predicate offenses thereunder; (D) has taken such steps and implemented such policies as are reasonably 

  
 40 

 
necessary to ensure that it is not promoting, facilitating, or otherwise furthering, intentionally or unintentionally, the transfer,
deposit, or withdrawal of criminally derived property, or of money or monetary instruments which are (or which Tenant suspects or has reason to believe are) the proceeds of any illegal activity or which are intended to be used to promote or further
any illegal activity; and (E) has taken such steps and implemented such policies as are reasonably necessary to ensure that it is in compliance with all laws and regulations applicable to its business for the prevention of money laundering and
with anti-terrorism laws and regulations, with respect both to the source of funds from its investors and from its operations, and that such steps include the development and implementation of an anti-money laundering compliance program within the
meaning of Section 352 of the Patriot Act, to the extent such a party is required to develop such a program under the rules and regulations promulgated pursuant to Section 352 of the Patriot Act. Neither Tenant nor any other person owning
a direct or indirect, legal, or beneficial interest in Tenant is in violation of the Executive Order or the Patriot Act. Neither Tenant nor any of its respective constituents, investors (direct or indirect and whether or not holding a legal or
beneficial interest) or affiliates, acting or benefiting, directly or indirectly, in any capacity in connection with Landlord and/or the Premises or this Agreement or any of the transactions contemplated hereby or thereby, is: (1) listed in the
Annex to, or otherwise subject to the provisions of, that certain Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit,
Threaten to Commit or Support Terrorism (the “Executive Order”); (2) named as a “specifically designated national (SDN)” on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control
at its official website (http://www.treas.gov.ofac/t11sdn.pdf) or at any replacement website or other replacement official publication of such list or that is named on any other governmental authority list issued post 9/11/01; (3) acting, directly
or indirectly for terrorist organizations or narcotics traffickers, including those persons that are included on any relevant lists maintained by the United Nations, North Atlantic Treaty Organization, Financial Action Task Force on Money
Laundering, U.S. Office of Foreign Assets Control, U.S. Securities and Exchange Commission, U.S. Federal Bureau of Investigation, U.S. Central Intelligence Agency, U.S. Internal Revenue Service, all as may be amended or superseded from time to time;
or (4) owned or controlled by, or acting for or on behalf of, any person described in clauses (1), (2), or (3) above (a “Prohibited Person”). None of the funds or other assets of the Tenant constitute property of, or are
beneficially owned, directly or indirectly, by any person, entity, or government subject to trade restrictions under U.S. Law, including but not limited to: (x) the International Emergency Economic Powers Act, 50 U.S.C. §§ 1701 et
seq.; (y) The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq.; and (z) any Executive Orders or regulations promulgated thereunder, with the result that sale by Tenant or other Persons (whether directly or indirectly), is prohibited by Law
(an “Embargoed Person”). No Embargoed Person has any interest of any nature whatsoever in Tenant (whether directly or indirectly); and none of the funds of Tenant have been derived from any unlawful activity with the result that an
investment in Tenant (whether directly or indirectly) or sale by Tenant, is prohibited by Law or that execution, delivery, and performance of this Lease or any of the transactions or other documents contemplated hereby or thereby is in violation of
Law. 
 23.16.    Cannabis Law Compliance. This Lease is subject to strict requirements for ongoing
regulatory compliance by the parties hereto, including, without limitation, requirements that the parties take no action in violation of either the Act or the guidance or instruction of the Regulator. The parties acknowledge and understand that the
Act and/or the requirements of the Regulator are subject to change and are evolving as the marketplace for state-compliant cannabis 

  
 41 

 
businesses continues to evolve. If necessary or desirable to comply with the requirements of the Act and/or the Regulator, the parties hereby agree to (and to cause their respective affiliates
and related parties and representatives to) use their respective commercially reasonable efforts to take all actions reasonably requested to ensure compliance with the Act and/or the Regulator, including, without limitation, negotiating in good
faith to amend, restate, amend and restate, supplement, or otherwise modify this Agreement to reflect terms that most closely approximate the parties’ original intentions but are responsive to and compliant with the requirements of the Act
and/or the Regulator. In furtherance, not limitation of the foregoing, the parties further agree to cooperate with the Regulator to promptly respond to any informational requests, supplemental disclosure requirements, or other correspondence from
the Regulator and, to the extent permitted by the Regulator, keep all other parties hereto fully and promptly informed as to any such requests, requirements, or correspondence, including, but not limited to, delivering a copy of any correspondence
received from the Regulator to the other party within three (3) business days of receipt. Notwithstanding anything in this Lease to the contrary, Tenant will not, without Landlord’s prior written consent, take any action (i) which
would be commercially reasonably expected to materially affect the validity or applicability of the License to the Tenant and the Premises or (ii) affecting or attempting to affect the transfer or applicability of the License to any Person
other than the Tenant or real property other than the Premises. 
 23.17.     Financial Statements;
Disclosures. Tenant shall deliver or cause the following to be delivered to Landlord during the Term: 

23.17.1.    If the Guarantor or its parent entity is not controlled by a public company, within forty-five
(45) days after the end of each calendar quarter, unaudited quarterly consolidated financial statements of Tenant for such calendar quarter, certified by an officer of Tenant. 

23.17.2.    If the Guarantor or its parent entity is not controlled by a public company, within one-hundred and twenty (120) days after the end of each calendar year, a certified copy of Tenant’s and each Guarantor’s audited year-end consolidated financial
statements for the previous year. Tenant and each Guarantor represent and warrant that all financial statements, records and information furnished by Tenant and each Guarantor to Landlord in connection with this Lease are true, correct and complete
in all respects. 
 23.17.3.    Within two (2) days of receipt by Tenant or its Affiliate, a copy of any
notice from any governmental authority alleging or reporting that the Property, the Tenant and/or any Guarantor has failed to comply with any Laws. 

23.17.4.    Within two (2) days of the date on which Tenant has knowledge of the same, written notice of any
pending or threatened claim, demand or lawsuit affecting the Property, the Tenant and/or any Guarantor which could be reasonably expected to result in aggregate monetary obligations (including costs and expenses) of Tenant or any Guarantor in excess
of One Hundred Thousand Dollars ($100,000.00) if ultimately adjudicated in favor of the party asserting such claim, demand or lawsuit. 

23.17.5.    Notwithstanding anything in this Agreement to the contrary, upon Landlord’s request and at
Landlord’s sole cost and expense, for the period beginning on the 

  
 42 

 
Commencement Date and ending on the date that is three (3) years after the Commencement Date, Tenant shall make the financial records with respect to the Premises and Tenant’s
operations at the Premises that are commercially reasonably necessary for Landlord (or its affiliate) to comply with the requirements of 17 C.F.R. § 210.3-14 (and any future amendment or replacement of
such regulation) (collectively, the “Records”) available to Landlord and its auditors for inspection, copying and audit by Landlord’s designated accountants, at Landlord’s sole expense. Tenant understands and acknowledges
that Landlord may be required to file audited financial statements related to the Premises with the Securities and Exchange Commission (the “SEC”) within seventy-one (71) days of the date Landlord makes its request for access
to Tenant’s records under this Section and agrees to provide the Records and any requested commercially reasonable representations and certifications to the Landlord’s auditors, on a timely basis to facilitate Landlord’s timely
submission of such audited financial statements. The Landlord shall use its commercially reasonable efforts to minimize any interference with the operations of the Tenant and its subsidiaries (as applicable) in connection with the exercise of
Landlord’s rights under this Section. Notwithstanding the foregoing, in no event shall Tenant be required to disclose any information that would cause Tenant to violate any applicable law or regulation. 

23.18.    Guaranty. On or before the Commencement Date, Tenant shall deliver a guaranty agreement
executed by each Guarantor in the form attached hereto as Exhibit E. 
 23.19.    Rights of
First Offer. 
 23.19.1.     Landlord’s First Offer Rights. Until the third (3rd) anniversary of the
Commencement Date (but not thereafter) (“Right of First Offer Period”), Tenant will not sell nor will Tenant permit Guarantor or any Affiliate of Tenant or Guarantor (collectively with Tenant, the “Restricted
Sellers”) to sell any Other Property to a Person not Affiliated with Tenant or Guarantor without first delivering written notice to Landlord (“Tenant’s ROFO Notice”) of Tenant’s desire and willingness to sell the
Other Property. Upon receipt of Tenant’s ROFO Notice, Landlord shall have a right of first offer to purchase the Other Property as provided in this Section 22.19.1.    Landlord will have fifteen (15) days
from the receipt of Tenant’s ROFO Notice in which to either (a) respond with an offer to purchase the Other Property, setting forth the purchase price and the terms and conditions upon which Landlord is willing to purchase the Other
Property and (if applicable) lease the Other Property back to Tenant (“Landlord’s Offer”) or (b) notify Tenant in writing that Landlord does not wish to exercise its rights under this Section. If Landlord submits
Landlord’s Offer within the fifteen (15) day period, the Restricted Seller that owns the Other Property and Landlord shall negotiate with each other for a period of forty-five (45) days thereafter in order to determine if Landlord and
such Restricted Seller can agree on the principal terms of a transaction. If the parties fail to reach an agreement during such forty-five (45) day period, the Restricted Seller that owns the Other Property shall be deemed to have declined to
accept Landlord’s Offer. If Landlord and the Restricted Seller that owns the relevant Other Property agree upon the principal terms of a sale-leaseback within such forty-five (45) day period, Landlord and the Restricted Seller that owns
the Other Property will negotiate with each other to determine if definitive documents for a transaction can be agreed upon within sixty (60) days thereafter. If so, Landlord and the Restricted Seller that owns the Other Property will enter
into such definitive documents. If Landlord and the Restricted Seller that owns the Other Property fail to enter into definitive documents for a sale-leaseback of the Other Property within such sixty (60) day period for any reason whatsoever,
then the relevant Restricted Seller may solicit, market and sell and/or 

  
 43 

 
leaseback such Other Property on any terms whatsoever, provided the sale closes within 270 days after the date on which the Restricted Seller was permitted to go to market under the terms of this
Section. If after the expiration of such 270-day period the Tenant does not close the sale of the Other Property to a Person not an Affiliate of Tenant or Guarantor, then Landlord’s right of first offer
shall be reinstated with full force and effect and such right of first offer shall continue to subsist during the remaining Right of First Offer Period. 

23.19.2.    Tenant’s First Offer Rights. During the Right of First Offer Period, Landlord will not sell
the Premises without first delivering written notice to Tenant (“Landlord’s ROFO Notice”) of Landlord’s desire and willingness to sell the Premises to a third party. Upon receipt of Landlord’s ROFO Notice, Tenant
shall have a right of first offer to purchase the Premises as provided in this Section 22.19.2. Tenant will have fifteen (15) days from the receipt of Landlord’s ROFO Notice in which to either (a) respond with an offer to
purchase the Premises, setting forth the purchase price and the terms and conditions upon which Tenant is willing to purchase the Premises (“Tenant’s Offer”) or (b) notify Landlord in writing that Tenant does not wish to
purchase the Premises. If Tenant submits Tenant’s Offer within the fifteen (15) day period, Landlord and Tenant shall negotiate with each other for a period of forty-five (45) days thereafter in order to determine if Landlord and
Tenant can agree on the principal terms of a sale. If the parties fail to reach an agreement during such forty-five (45) day period, Landlord shall be deemed to have declined to accept Tenant’s Offer. If Landlord and Tenant agree upon the
principal terms of a sale within such forty-five (45) day period, Landlord and Tenant will negotiate with each other to determine if definitive documents for a sale can be agreed upon within sixty (60) days thereafter. If so, Landlord and
Tenant will enter into such definitive documents. If Landlord and Tenant fail to enter into definitive documents for a sale within such sixty (60) day period for any reason whatsoever, then Landlord may solicit, market and sell the Premises on
any terms whatsoever, provided the sale closes within 270 days after the date on which Landlord was permitted to go to market under the terms of this Section. If after the expiration of such 270-day period the
Landlord does not close the sale of the Premises to a Person not an Affiliate of Landlord, then Tenant’s right of first offer shall be reinstated with full force and effect and such right of first offer shall continue to subsist during the
remaining Right of First Offer Period. 
 23.19.3.    Tenant’s Default. At any time
when an uncured Event of Default Exists: (i) Tenant’s right of first offer shall not be exercisable and shall be deemed null and void and (ii) Landlord may freely sell the Premises without the obligation to offer Tenant the option to
purchase the Premises under the terms of this Section. 
 23.20.    Abandonment Termination Right.
If Tenant abandons the Premises, Landlord shall have the right to terminate this Lease upon thirty (30) days written notice to Tenant. In such event, this Lease shall terminate as if such date were the expiration date of the Lease. The
termination right in this Section shall be in addition to any other rights or remedies available to Landlord pursuant to this Lease or applicable Laws. 

23.21.    Restricted Area. During the time period starting on the Commencement Date and ending on the
second anniversary of the Commencement Date, neither Landlord nor any Affiliate of Landlord will conduct any Speculative Activity in the Restricted Area. 

  
 44 

 23.22. Additional Lease Provisions. The terms and provisions of the
Lease Terms Exhibit are explicitly incorporated into this Lease. 
 ARTICLE XXIV. 

Renewal Lease Term 

24.1.    Renewal Option. Tenant and any Permitted Transferee or other assignee to which Landlord has
consented (but no sublessee of Tenant, even if Landlord has consented to such sublease, unless Landlord explicitly consents to the assignment of the Renewal Option rights of Tenant in connection with such sublease, which consent may be withheld in
Landlord’s sole and absolute discretion), shall have the right to renew the Term of this Lease (“Renewal Option”) for three (3) additional terms of five (5) year(s) (each, a “Renewal Lease Term”),
commencing on the day following the expiration of the Primary Lease Term or the first Renewal Lease Term, provided that each of the following occurs: 

24.1.1.    Landlord receives notice of the exercise of the Renewal Option (“Renewal Notice”)
during the Primary Lease Term or the first Renewal Lease Term, as applicable. 
 24.1.2.    No continuing and
uncured Event of Default exists after the expiration of applicable notice and cure periods at the time that Tenant delivers its Renewal Notice, provided, however that if an uncured Event of Default exists on the date any Renewal Lease Term begins,
Landlord shall have the right to terminate this Lease by delivering written notice to Tenant at any time prior to the date on which such Event of Default is cured. 

24.2.    Rent Payable During the Renewal Lease Term. The Base Rent rate payable during each Renewal
Lease Term shall be 2.5% greater than the Base Rent payable for the last month of the expiring Primary Lease Term or first Renewal Lease Term, as applicable, and shall increase by 2.5% on each anniversary of the first day of the applicable Renewal
Lease Term during the applicable Renewal Lease Term. 
 24.3.    Renewal Amendment. If Tenant is
entitled to and properly exercises its Renewal Option, Landlord shall prepare an amendment (“Lease Renewal Amendment”) to reflect the changes in the Base Rent, the Expiration Date, and other appropriate terms subject to
Tenant’s reasonable approval. The renewal rights of Tenant hereunder may be exercised by a Permitted Transferee pursuant to a Permitted Transfer. 

(Signatures on following page(s)) 

  
 45 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease to be effective as of
Effective Date. 
  

			
	LANDLORD:
	
	NLCP 156 LINCOLN MA, LLC,
	a Massachusetts limited liability company
		
	By:	 	NewLake Capital Partners Operating Partnership, LP
	Its: Sole Member
		
	By:	 	NEWLAKE CAPITAL PARTNERS OP GP, LLC
	Its: General Partner
		
	By:	 	NewLake Capital Partners, Inc.
	Its: Sole Member
		
	By:	 	 /s/ Anthony Coniglio

	Name: Anthony Coniglio
	Title:   CEO
	
	TENANT:
	
	PATRIOT CARE CORP.
	a Massachusetts nonprofit corporation
		
	By:	 	 

     

	Name: Nicholas Vita
	Title:   President
		
	By:	 	 

     

	Name: Lars Boesgaard
	Title:   Treasurer

  
 46 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease to be effective as of
Effective Date. 
  

			
	LANDLORD:
	
	NLCP 156 LINCOLN MA, LLC,
	a Massachusetts limited liability company
	
	By:    Partnership, LP NewLake Capital Partners Operating
	Its: Sole Member
	
	By:     NEWLAKE CAPITAL PARTNERS OP GP, LLC
	Its: General Partner
	
	By: NewLake Capital Partners, Inc.
	Its: Sole Member
		
	By:	 	 

     

	Name:	 	Anthony Coniglio
	Title:	 	CEO
	
	TENANT:
	
	PATRIOT CARE CORP.
	a Massachusetts nonprofit corporation
		
	By:	 	 

     

	Name:	 	Nicholas Vita
	Title:	 	President
		
	By:	 	 /s/ Lars Boesgaard

	Name:	 	Lars Boesgaard
	Title:	 	Treasurer

  
 46 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease to be effective as of
Effective Date. 
  

			
	LANDLORD:
	
	NLCP 156 LINCOLN MA, LLC,
	a Massachusetts limited liability company
	
	By:    NewLake Capital Partners Operating Partnership, LP
	Its: Sole Member
	
	By:     NEWLAKE CAPITAL PARTNERS OP GP, LLC
	Its: General Partner
	
	By: NewLake Capital Partners, Inc.
	Its: Sole Member
		
	By:	 	 

     

	Name:	 	Anthony Coniglio
	Title:	 	CEO
	
	TENANT:
	
	PATRIOT CARE CORP.
	a Massachusetts nonprofit corporation
		
	By:	 	 /s/ Nicholas Vita    

	Name:	 	Nicholas Vita
	Title:	 	President
		
	By:	 	 

     

	Name:	 	Lars Boesgaard
	Title:	 	Treasurer

  
 46 

 EXHIBIT A 

LEGAL DESCRIPTION OF THE LAND 
 Property
Address: 156 Lincoln St., 170 Lincoln St., 159 Tanner St., 171 Tanner St., and 171.1 Tanner St., Lowell, MA 
 The certain parcel of land situate in Lowell
in the County of Middlesex and said Commonwealth of Massachusetts, bounded and described as follows: 
 SOUTHEASTERLY by Tanner Street, one hundred sixty-one and 19/100 (161.19) feet; 
 SOUTHWESTERLY one hundred fifteen and 42/100 (115.42) feet; 

SOUTHEASTERLY sixty-five (65) feet, by Lot C1; 

SOUTHWESTERLY by Lincoln Street, eighty-six and 09/100 (86.09) feet; 

NORTHWESTERLY forty-two and 09/100 (42.09) feet, and 

SOUTHWESTERLY sixty-nine and 98/100 (69.98) feet, by Parcel 4-3-C; 

NORTHWESTERLY by Parcel 4-8, one hundred twenty-four and 49/100 (124.49) feet; and 

NORTHEASTERLY by Lot 4, two hundred seventy and 63/100 (270.63) feet. 

Said land is shown as Lot three (3) on a plan hereinafter mentioned. 

Also another certain parcel of land situate in said Lowell, bounded and described as follows: 

SOUTHEASTERLY by Tanner Street, thirty two (32) feet; 

SOUTHWESTERLY by Lot 3, two hundred seventy and 63/100 (270.63) feet. 

NORTHWESTERLY by Parcel 4-18, thirty-two and 07/100 (32.07) feet; and 

NORTHEASTERLY by Lot 5, two hundred seventy-two and 80/100 (272.80) feet. 

Said land is shown as Lot four (4) on said plan. 
 Also
another certain parcel of land situate in said Lowell, bounded and described as follows: 
 SOUTHEASTERLY by Tanner Street, one hundred twenty-seven and
75/100 (127.75) feet; 
 SOUTHWESTERLY by Lot 4, two hundred seventy-two and 80/100 (272.80) feet; 

NORTHWESTERLY by Parcel 4-19, one hundred twenty-eight and 03/100 (128.03) feet; and 

NORTHEASTERLY by Lot 6, two hundred eighty-one and 30/100 (281.30) feet. 

Said land is shown as Lot five (5) on said plan. 
 All of
said boundaries are determined by the Land Court to be located as shown on subdivision plan 7809-I, drawn Massachusetts Department of Public Works, E. J. McCarthy. Chief Engineer, Dated June 7, 1960, as
approved by the Court, filed in the Land Registration Office, a copy of which is filed with said Registry District. 
 Also another certain parcel of land
situate in said Lowell, bounded and described as follows: 
 SOUTHEASTERLY by Tanner Street, one hundred thirteen (113) feet; 

  
 47 

 SOUTHWESTERLY by Lincoln Street, one hundred twenty-five and (125) feet; 

NORTHWESTERLY sixty-five (65) feet; and 
 NORTHEASTERLY one
hundred fifteen and 42/100 (115.42) feet, by Lot C2. 
 Said land is shown as Lot C1 on said plan. 

All of said boundaries are determined by the Land Court to be located as shown on subdivision plans 7809-D, drawn by
Brooks, Jordan and Graves, Civil Eng’rs., dated Nov. 21, 1940, as approved by the Court, filed in the Land Registration Office, a copy of which is filed with said Registry District. 

  
 48 

 EXHIBIT B 

DEPICTION OF THE PREMISES 

See attached. 

  
 49 

 

 

 EXHIBIT C 

Tenant Work Insurance Requirements 

Tenant shall be responsible for requiring all of Tenant’s contractors (and their subcontractors) doing construction or renovation work to purchase and
maintain the following types of insurance with limits of liability applicable to any such work that are no less than the limits of such parties’ existing policies and no less than the following limits or limits required by Law, whichever
coverage is broader and greater: 
  

	1.	 Commercial General Liability: 

 

	 	(a)	 $2,000,000 General – aggregate – per project 

 

	 	(b)	 $2,000,000 Products and Completed Operations – aggregate 

 

	 	(c)	 $1,000,000 Personal and Advertising Injury – per occurrence 

 

	 	(d)	 $1,000,000 Bodily Injury and Property Damage – per occurrence 

 

	 	(e)	 $50,000 Damage to Premises – per occurrence 

 

	 	(f)	 $5,000 Medical Expenses – per person 

 

	2.	 Automobile Liability (including owned, non-owned and hired motor
vehicles): 

  

	 	(a)	 $1,000,000 Combined Single Limit – per accident 

 

	3.	 Worker’s Compensation and Employer’s Liability: 

 

	 	(a)	 State and Federal (as applicable): Statutory Limit 

 

	 	(b)	 Employer’s Liability (without restriction to Worker’s Compensation coverage): 

 

	 	i.	 $500,000 per occurrence for bodily injury by accident 

 

	 	ii.	 $500,000 policy limit by disease 

 

	 	iii.	 $500,000 per employee for bodily injury by disease 

 

	4.	 Umbrella/Excess Liability: coverage at least as broad as the underlying Commercial General Liability,
Automobile Liability and Employer’s Liability policies and in no event less than $3,000,000 per occurrence / aggregate. 

 The
required insurance shall be in form and substance reasonably satisfactory to Landlord and shall provide all major divisions of coverage in conformance with the standard terms, conditions and coverages of the Insurance Service Office (ISO) and
National Council on Compensation Insurance (NCCI) policies, forms and endorsements and the capitalized terms above shall have the meanings given by the ISO and NCCI. 

To the full extent permitted by Law, the Tenant shall cause the Commercial General Liability, Automobile Liability and Umbrella/Excess Liability listed above
to include (1) the Landlord as an additional insured for claims caused in whole or in part by the negligent acts or omissions of Tenant or Tenant’s contractors (and any subcontractors) during any Tenant Work and (2) the Landlord as an
additional insured for claims caused in whole or in part by the negligent acts or omissions of Tenant or Tenant’s contractors (and any subcontractors) for which loss occurs during completed operations. The additional insured coverage shall be
primary and non-contributory to any of 

  
 50 

 
Landlord’s insurance policies and shall provide full coverage up to the monetary limits of the policies for both ongoing and completed operations. The Tenant shall require each of
Tenant’s contractors’ subcontractors to obtain the same endorsements on their policies in favor of the Landlord. 
 The Tenant shall obtain a
waiver of subrogation endorsement to each insurance policy required by this Exhibit C, including Worker’s Compensation and Employer’s Liability, which waives the insurer’s right to subrogate a claim against the
Owner. The Contractor shall require each of the Subcontractors to obtain the same endorsements on the Subcontractor’s policies in favor of the Owner. 

At Landlord’s request, the Tenant shall provide certificates of insurance in the general form of ACORD 25-S
supplemented with one or more other forms acceptable to Landlord evidencing compliance with the requirements in this Exhibit C. 

  
 51 

 EXHIBIT D 

LEASE TERMS EXHIBIT 
 Location (for
reference purposes only): The Lowell-Lincoln Property 
 This Lease Terms Exhibit (this “Exhibit”) is attached to the Lease by and between
the Landlord and the Tenant as defined in this Exhibit. Terms capitalized but not otherwise defined in this Exhibit have the meanings given in the Lease. Landlord and Tenant agree as follows: 

1.    Supplemental Definitions. The terms defined below have the following meanings whenever used in the Lease:

 (a)    “Act” means Chapter 334 of the Act of 2016 of Massachusetts and Massachusetts General
Laws Chapter 94G, together with all related rules and regulations promulgated thereunder and any amendment or replacement act, rules or regulations. 

(b)    “Base Rent” means an amount calculated as follows: 

 

									
	 Month of Term
	  	Annual Base Rent	 	  	Monthly Base Rent	 
	 12/23/2019-12/23/2020
	  	$	770,645.14	 	  	$	64,220.43	 
	 12/24/2020-12/23/2021
	  	$	789,911.27	 	  	$	65,825.94	 
	 12/24/2021-12/23/2022
	  	$	809,659.05	 	  	$	67,471.59	 
	 12/24/2022-12/23/2023
	  	$	829,900.53	 	  	$	69,158.38	 
	 12/24/2023-12/23/2024
	  	$	850,648.04	 	  	$	70,887.34	 
	 12/24/2024-12/23/2025
	  	$	871,914.24	 	  	$	72,659.52	 
	 12/24/2025-12/23/2026
	  	$	893,712.10	 	  	$	74,476.01	 
	 12/24/2026-12/23/2027
	  	$	916,054.90	 	  	$	76,337.91	 
	 12/24/2027-12/23/2028
	  	$	938,956.27	 	  	$	78,246.36	 
	 12/24/2028-12/23/2029
	  	$	962,430.18	 	  	$	80,202.51	 
	 12/24/2028-12/23/2030
	  	$	986,490.93	 	  	$	82,207.58	 
	 12/24/2030-12/23/2031
	  	$	1,011,153.21	 	  	$	84,262.77	 
	 12/24/2031-12/23/2032
	  	$	1,036,432.04	 	  	$	86,369.34	 
	 12/24/2032-12/23/2033
	  	$	1,062,342.84	 	  	$	88,528.57	 
	 12/24/2033-12/23/2034
	  	$	1,088,901.41	 	  	$	90,741.78	 

 An additional component of Base Rent will be an amount equal to a percentage of the total amount of the Tenant Improvement
Allowance disbursed by Landlord from time to time, calculated and paid as follows (the “TIA Rent”): 
  

					
	 Tenant Improvement Allowance Disbursed
	  	TIA Rent	 
	 $0 - $5,288,501.00
	  	 	11.25	% 
	 $5,288,501.00 - $5,552,926.05
	  	 	16.00	% 

 The TIA Rent shall be calculated and paid on the first day of each calendar month during the Term. On each such date until the
TIA Rent is incorporated into the Base Rent as provided below, Tenant 

  
 52 

 
shall pay Landlord one twelfth (1/12) of the TIA Rent calculated based on the total Tenant Improvement Allowance disbursed by Landlord as of each such date. For example, if on the first day of
the third calendar month during the Term a total of $1,000,000 of the Tenant Improvement Allowance has been disbursed to Tenant, on such date the Tenant must pay Landlord a TIA Rent payment of $9,375 [($1,000,000 x 11.25%) / 12]. 

Effective as of the first day of the Thirteenth (13th) calendar month of the Primary Lease Term, the TIA Rent that would otherwise be due and payable on such
date shall be incorporated into the Base Rent schedule above and Landlord and Tenant shall execute an amendment to this Lease in a form reasonably acceptable to both parties evidencing the same and amending the Base Rent schedule accordingly (the
“First Base Rent Adjustment”). The TIA Rent after the First Base Rent Adjustment shall be calculated by multiplying (a) the rate in the TIA calculation chart above that is applicable to the total aggregate amount of Tenant
Improvement Allowance disbursed as of any date of payment of such TIA Rent and (b) the aggregate amount of Tenant Improvement Allowance disbursed after the First Base Rent Adjustment. Thereafter, Landlord and Tenant agree to enter into
subsequent amendments to this Lease (each to be effective as of the first day of a calendar month) as reasonably requested in writing by Landlord incorporating all TIA Rent that would otherwise be due and payable on such date into the Base Rent
schedule above. 
 (c)    “Expiration Date” means December 23, 2034, subject to renewal by
exercise of the Renewal Option, or such earlier date on which the Term ends pursuant to any of the terms, covenants or conditions of this Lease or pursuant to Law. 

(d)    “Landlord” means NLCP 156 LINCOLN MA, LLC, a Massachusetts limited liability company. 

(e)    “License” means collectively, the Marijuana Cultivator License for Patriot Care Corp located at
170 Lincoln Street Lowell, MA 01852, issued by the Cannabis Control Commission, and any future amendments, replacements or supplemental governmental approvals issued for the use of the Premises for the Permitted Use. 

(f)    “Regulator” means the Massachusetts Cannabis Control Commission, together with any successor or
regulator with overlapping jurisdiction. 
 (g)    “Restricted Area” means the geographic area within a
one (1) mile radius of the Premises. 
 (h)    “Security Deposit” means $256,881.72. 

(i)    “Tenant” means PATRIOT CARE CORP., a Massachusetts nonprofit corporation, together with any
successor to the original Tenant pursuant to a Permitted Transfer. 
 (j)    “Tenant Improvement
Allowance” means up to $5,552,926.05. 

  
 53 

 2.    Additional Lease Provisions. 

(a)     Tenant Improvement Allowance. Pursuant to the terms of Exhibit F attached hereto and made a
part hereof, Landlord shall provide a construction allowance to Tenant in an amount equal to, but not exceeding, the Tenant Improvement Allowance for the reimbursement of the cost of Tenant Work for the construction of Tenant Improvements. Tenant
shall have until the Tenant Improvement Allowance Deadline to request disbursement of the Tenant Improvement Allowance. Tenant shall not request more than one (1) disbursement of the Tenant Improvement Allowance per calendar month.
Notwithstanding anything in this Lease to the contrary Landlord shall have no obligation to disburse any portion of the Tenant Improvement Allowance if (a) an uncured Event of Default exists or (b) Tenant has failed to comply with all
requirements of Exhibit F. Any equipment or machinery, the cost of which is reimbursed by disbursement of any Tenant Improvement Allowance, shall become the property of Landlord on the Expiration Date or the date of any earlier
termination of the Term unless, whether or not such equipment or machinery is affixed to the Premises unless Landlord delivers written notice to Tenant of its intent not to take ownership of all or any portion of such equipment or machinery, in
which case Tenant shall cause the same to be removed from the Premises, at Tenant’s sole cost and expense. 

  
 54 

 EXHIBIT E 

GUARANTY AGREEMENT 
 See
attached. 

  
 55 

 GUARANTY OF LEASE 

THIS GUARANTY OF LEASE (this “Guaranty”) is made, effective as of
                     (the “Effective Date”), for valuable consideration by COLUMBIA CARE INC., a corporation organized under
the laws of British Columbia, Canada, having an address for notice purposes at                      (“Guarantor”), in favor
of                     , a
                     (“Landlord”), in connection with the Lease Agreement dated
                     (the “Lease”), by and between Landlord and
                    , a
                     (“Tenant”), pursuant to which Landlord leases to Tenant the Premises, as defined in the Lease.
Capitalized terms used in this Guaranty without definition shall have the meanings assigned to such terms in the Lease, unless the context expressly requires otherwise. 

FOR GOOD AND VALUABLE CONSIDERATION, the receipt, sufficiency and validity of which is hereby acknowledged, Guarantor does hereby agree as
follows: 
 1.    Guarantor does hereby absolutely, unconditionally and irrevocably guarantee and promise to Landlord
the due, punctual and full performance by Tenant of each and all of the agreements, covenants, obligations, liabilities and promises of Tenant to be performed under the Lease and the truth and accuracy of each and all of the representations and
warranties of Tenant contained in the Lease including, without limitation, the payment of Rent and any and all other sums payable thereunder, as well as all damages resulting from the Tenant committing an Event of Default, including all sums payable
upon the termination of the Lease as a result of any such Event of Default. This Guaranty is an absolute, primary, and continuing, guaranty of payment and performance (not collection) and is independent of Tenant’s obligations under the Lease.
For the avoidance of doubt, no limitation of liability or restriction on survival of claims contained in the Agreement of Purchase and Sale dated
[                    ], executed by
                     , as seller, and
                    , as purchaser (the “Purchase Agreement”), shall operate to limit the liability of Guarantor pursuant to
this Guaranty or restrict Landlord’s right to bring claims pursuant to this Guaranty. 
 2.    Guarantor does
hereby agree that, without the consent of or notice to Guarantor and without affecting any of the obligations of Guarantor hereunder: (a) any term, covenant or condition of the Lease may be amended, compromised, released, waived (in writing or
otherwise) or otherwise altered by Landlord and Tenant, and Guarantor does guarantee and promise to perform all the obligations of Tenant under the Lease as so amended, compromised, released or altered; (b) any guarantor of or party to the
Lease may be released, substituted or added; (c) any right or remedy under the Lease, this Guaranty or any other instrument or agreement in connection with the Lease or Guaranty may be exercised, not exercised, impaired, modified, limited,
destroyed, or suspended; (d) Landlord or any other Person may deal in any manner with Tenant, any guarantor, any party to the Lease or any other Person; and (e) all or any part of the premises or of Tenant’s rights or liabilities
under the Lease may be sublet, assigned or assumed. Guarantor represents and warrants that (i) Guarantor is an Affiliate of Tenant and (ii) Guarantor expects to receive substantial benefits from Tenant’s financial success. Guarantor
acknowledges and agrees that Landlord would not have entered into the Lease with Tenant without having received this Guaranty executed by Guarantor as an inducement to Landlord. 

  
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 3.    Guarantor hereby waives and agrees not to assert or take advantage
of: (a) any right to require Landlord to proceed against Tenant or any other Person or to pursue any other remedy before proceeding against Guarantor; (b) the defense of any statute of limitations in any action under or related to this
Guaranty or the Lease; (c) any right or defense that may arise by reason of the incapacity, lack of authority, death or disability of Tenant or any other Person; (d) any right or defense arising by reason of the absence, impairment,
modification, limitation, destruction or cessation (in bankruptcy, by an election or remedies, or otherwise) of the liability of Tenant, of the subrogation rights of Guarantor or of the right of Guarantor to proceed against Tenant for reimbursement;
and (e) the benefits of any statutory provision or procedural rule limiting the liability of a surety. 

4.    Guarantor hereby waives and agrees not to assert or take advantage of any right or defense based on the absence of
any or all presentments, demands (including demands for performance), notices (including notices of adverse change in the financial status of Tenant or other facts which increases the risk to Guarantor, notices of
non-performance and notices of acceptance of this Guaranty) and protests of each every kind. 

5.    Guarantor does hereby agree that if claim is ever made upon Landlord because of Tenant for repayment or recovery of
any amount or amounts received by Landlord from Tenant in payment or on account of the amounts hereby guaranteed and Landlord repays all or part of such amount by reason of (a) any judgment, decree or order of any court or administrative body
having jurisdiction or (b) any settlement or compromise of any such claim effected by Landlord with any such third-party claimant, then in such event Guarantor agrees that any such judgment, decree, order, settlement or compromise shall be
binding upon Guarantor, notwithstanding the expiration or termination of the Lease or other instrument evidencing any of the amounts hereby guaranteed and Guarantor shall be and remain liable hereunder for the amount so repaid or recovered to the
same extent as if such amount had never originally been received by Landlord. 
 6.    Guarantor does hereby agree that
for Landlord’s benefit and the benefit of Tenant and to the fullest extent permitted by law, Guarantor irrevocably and unconditionally waives any and all rights of subrogation, reimbursement, indemnification, contribution, or similar rights
against Tenant or its assets (arising by contract or by law or otherwise) as a consequence of this Guaranty, including, without limitation, the payment or performance of any obligations hereby guaranteed, and further agrees that Guarantor will not
assert any such right of subrogation, reimbursement, indemnification, contribution or similar right until all obligations of Tenant under the Lease have been satisfied and discharged in full. It is agreed that Landlord’s rights under this
Section 6 are such that the remedy at law for breach thereof would be inadequate, and that Landlord shall be entitled to specific performance and enforcement thereof, including, without limitation, the imposition of a
restraining order or injunction. Nothing in this Section 6 shall diminish or relieve any obligations or liabilities of Tenant to Landlord. Landlord and its respective successors and assigns are intended third party
beneficiaries of the waivers and agreements made in this Section 6 and Landlord’s rights under this Section 6 shall survive the expiration or termination of the Lease. 

7.    The liability of Guarantor and all rights, powers and remedies of Landlord hereunder and the liability and
obligations of Tenant and all rights, powers and remedies of Landlord under the Lease and under this Guaranty shall be in addition to all rights, powers and 

  
 57 

 
remedies given to Landlord by law. Guarantor agrees that Landlord shall have the right to require the performance by Guarantor of each and every one of its obligations hereunder, and to sue for
damages and other relief at law and in equity (including specific performance) for breach of any such obligations without first seeking or taking any action against Tenant. 

8.    This Guaranty applies to, inures to the benefit of and binds all parties hereto, their heirs, devisees, legatees,
executors, administrators, representatives, successors and assigns (including any purchaser at judicial foreclosure or trustee’s sale or a holder of a deed in lieu thereof). This Guaranty may be assigned by Landlord voluntarily or by operation
of law without reducing or modifying the liability of Guarantor hereunder. Guarantor’s obligations under this Guaranty shall not be assigned or delegated, but this Guaranty shall pass to and be fully binding upon any successors, heirs, assigns
and/or trustees of Guarantor. 
 9.    This Guaranty shall constitute the entire agreement between Guarantor and
Landlord with respect to the Guarantor’s guaranty of performance of all of Tenant’s obligations under the Lease. This Guaranty is unconditional. No unsatisfied condition exists to the full effectiveness and enforceability of this Guaranty.
No provision of this Guaranty (including this Section 9) or right of Landlord hereunder may be waived nor may any Guarantor be released from any obligation hereunder except by a writing duly executed by Landlord. Landlord’s consent
to, or approval of, any act by Guarantor requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary the need to obtain Landlord’s written consent to or approval of any subsequent similar act by Guarantor.
No course of prior dealings between Landlord and Guarantor or their respective officers, employees, agents or Affiliates shall be relevant or admissible to supplement, explain or vary any of the express terms of this Guaranty. This Guaranty may not
be modified in any respect except by an instrument signed in writing by Landlord and Guarantor. Any course of conduct between Landlord and Guarantor shall not constitute an amendment of this Guaranty. 

10.    If more than one Person signs this Guaranty, each such Person shall be deemed a Guarantor and the obligation of all
such Guarantors shall be joint and several. If Guarantor shall be a Person, the constituent owners of which are, by virtue of state or federal law, subject to personal liability, the liability of each such constituent owner shall be joint and
several. 
 11.    If any provision of this Guaranty shall be determined to be void by any court of competent
jurisdiction, then such determination shall not affect any other provision of this Guaranty and all such other provisions shall remain in full force and effect. It is the intention of Landlord and Guarantor that if any provision of this Guaranty is
capable of two constructions, one of which would render the provision void and the other of which would render the provision valid, then the provision shall have the meaning which renders it valid. 

12.    The waiver or failure to enforce any provision of this Guaranty shall not operate as a waiver of any other breach
of such provision or any other provisions hereof. 
 13.    If Landlord or Guarantor files a suit against the other
which is in any way connected with this Guaranty, the unsuccessful party shall pay to the prevailing party a sum for reasonable attorneys’ fees, costs and disbursements, including the fees, taxable and
non-taxable costs and disbursements of consultants, professionals, paralegals, whether at trial, appeal and/or in 

  
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bankruptcy court, all of which will be deemed to have accrued on the commencement of such action and shall be enforceable whether or not such action is prosecuted to judgment. To the full extent
permitted by law, such fees, costs and disbursements will be based upon the actual and reasonable fees, costs and disbursements incurred and not by reference to the amount in controversy. In addition, in the event either party shall hire an attorney
as a result of a breach by the other party of any term, covenant or provision of this Guaranty, in addition to paying any amounts outstanding and/or performing any obligation remaining to be performed, in order to fully cure such breach or default,
the party in breach or default shall reimburse the other party for the reasonable attorneys’ fees, taxable and non-taxable costs and disbursements including the fees and disbursements of consultants,
professionals and paralegals incurred by the non-breaching party in enforcing the other party’s obligations, whether or not a legal action is commenced, including the costs of preparing and presenting
default notices, demand letters and similar non-judicial enforcement activities. 

14.    The laws of the State shall govern the validity, performance and enforcement of this Guaranty, without regard to any
conflict of law principles to the contrary. The proper place of venue to enforce this Guaranty will be the county or district in which the Premises is located. In any legal proceeding regarding this Guaranty, including enforcement of any judgments,
Guarantor irrevocably and unconditionally (a) submits to the jurisdiction of the courts of law in the county or district in which the Premises is located; (b) accepts the venue of such courts and waives and agrees not to plead any
objection thereto; and (c) agrees that (i) service of process may be effected at the address specified herein, or at such other address of which Landlord has been properly notified in writing, and (ii) nothing herein will affect
Landlord’s right to effect service of process in any other manner permitted by applicable law. 
 15.    Although
this Guaranty was drafted by Landlord, this Guaranty is the product of due negotiation between Landlord and Guarantor, both of whom have been represented by (or have had the opportunity to be represented by) capable legal counsel and Guarantor has
carefully read this Guaranty and understands the meaning and effects of its terms. As such, this Guaranty shall not be construed either for or against Landlord or Guarantor, but this Guaranty shall be interpreted in accordance with the plain meaning
of the language contained in this Guaranty. In this regard, when used in this Guaranty, the word “include” shall be deemed to include the words “without limitation” and the use of the singular shall be deemed to
include the plural and vice versa. Guarantor has had a full and adequate opportunity to review the Lease, the transaction contemplated by the Lease, Tenant’s financial condition, Tenant’s ability to pay and perform the obligations of
Tenant under the Lease and all facts related to the Lease. Guarantor shall at all times keep itself fully informed on all such matters. Landlord has no duty, at any time, to disclose to Guarantor any information about any such matters. If Landlord,
in its sole discretion, determines to provide to Guarantor any such information, such determination shall not obligate Landlord to provide to Guarantor any further or additional information. 

16.    Guarantor represents and warrants to Landlord that each Person signing this Guaranty on behalf of Guarantor is
authorized to do so and that this Guaranty is binding upon the Guarantor in accordance with its terms. If more than one (1) Person has executed this Guaranty as Guarantor, each Guarantor has unconditionally delivered this Guaranty to Landlord.
Any other Person’s failure to sign (or remain obligated under) this Guaranty does not diminish or discharge the liability of any Guarantor. The liability of each Guarantor is not conditioned on the liability 

  
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or performance of any other Person. Such liability exists, regardless of the liability of any other Person, whether a Guarantor is jointly and severally liable for the entire obligation or for
only part. Landlord’s release of any one (1) Guarantor does not diminish or impair the liability of any other Guarantor. 

17.    In the event Tenant shall become insolvent or shall be adjudicated a bankrupt, or shall file a petition for
reorganization, arrangement or other relief under any present or future provisions of the United States Bankruptcy Code, or if such a petition be filed by creditors of Tenant, or if Tenant shall seek a judicial readjustment of the rights of its
creditors under any present or future Law, or if a receiver of all or part of Tenant’s property or assets is appointed by the any state or federal court, no such proceeding or action taken therein shall modify, diminish, or in any way affect
the liability of Guarantor under this Guaranty, and the liability of Guarantor with respect to the Lease shall be of the same scope as if Guarantor had itself executed the lease as the named Tenant therein, and no “rejection” and/or
“termination” of the Lease in any of the proceedings referred to in this Section 17 shall be effective to release and/or terminate the continuing liability of Guarantor to Landlord under this Guaranty. 

18.    WAIVER OF RIGHT TO JURY TRIAL. IF AND TO THE FULL EXTENT PERMITTED BY LAW, LANDLORD AND GUARANTOR
EACH WAIVE THEIR RESPECTIVE RIGHT TO A TRIAL BY JURY OF ANY CONTRACT OR TORT CLAIM, COUNTERCLAIM, CROSS-COMPLAINT OR CAUSE OF ACTION IN ANY ACTION, PROCEEDING OR HEARING BROUGHT BY EITHER LANDLORD OR GUARANTOR AGAINST THE OTHER ON ANY MATTER ARISING
OUT OF OR IN ANY WAY CONNECTED TO THIS GUARANTY, THE RELATIONSHIP OF LANDLORD AND GUARANTOR OR TENANT’S USE OR OCCUPANCY OF THE PREMISES, INCLUDING ANY CLAIM OF INJURY OR DAMAGE OR THE ENFORCEMENT OF ANY REMEDY UNDER ANY CURRENT OR FUTURE
LAW. 
 19.    Guarantor shall, within ten (10) business days after receipt of Landlord’s request to do so
(“First Notice Period”) and provided Landlord also sends such request to Tenant, deliver to Landlord a certificate, in a form and substance reasonably satisfactory to Landlord, confirming that (a) this Guaranty remains in full
force and effect and has not been waived, discharged or released; and, (b) Guarantor has no defenses or offsets against its obligations to Landlord under this Guaranty (or stating any exceptions to the foregoing statements). If Guarantor fails
to deliver such certificate to Landlord prior to the expiration of the First Notice Period, Landlord may deliver to Guarantor and Tenant a second request for Guarantor to deliver such certificate within five (5) business days after
Tenant’s receipt of Landlord’s second request (“Second Notice Period”). The failure by Guarantor to deliver the certificate to Landlord prior to the expiration of the Second Notice Period shall constitute a material breach
and default by Guarantor of this Guaranty and shall constitute an Event of Default under the Lease. 
 20.    Guarantor
shall automatically be released from its obligations hereunder upon the satisfaction of all obligations of Tenant under the Lease. 

(Signatures on following page(s)) 

  
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 This Guaranty is executed by Guarantor to be effective as of the Effective Date. 

 

			
	 GUARANTOR:
  

COLUMBIA CARE INC.,
 a British Columbia corporation

		
	By:	 	 

     

	Name:	 	Michael Abbott
	Title:	 	Chairman

  
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 EXHIBIT F 

Tenant Improvements Exhibit 

This Exhibit F sets forth the respective obligations of, and the procedures to be followed by, Landlord and Tenant in the
construction of the Tenant Improvements, including, without limitation, the requirements for the design and construction of the Tenant Improvements and the procedure for application for disbursement of the Tenant Improvement Allowance for payment of
design and construction costs. This Exhibit F is incorporated into and made a part of the Lease and any capitalized terms not otherwise defined in this Exhibit F shall have the meanings given in the Lease.

 1.    Tenant’s Consultants. The architect, engineering consultants, design team, general contractor and
subcontractors responsible for the construction of the Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay. All contracts related to the Tenant
Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Tenant Improvements to Landlord without restriction. 

2.    Schedule. The schedule for design and development of the Tenant Improvements, including the time periods for
preparation and review of construction documents, approvals and performance, shall be in accordance with a reasonable schedule for the completion of the Tenant Improvements to be prepared by Tenant (the “Schedule”). As soon as the
Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. The Schedule shall be approved or disapproved by Landlord within ten
(10) business days after delivery to Landlord. Landlord’s failure to respond within such ten (10) business day period shall be deemed approval by Landlord. If Landlord disapproves the Schedule, then Landlord shall notify Tenant in
writing of its objections to such Schedule, and the parties shall negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed in writing by the parties, or as provided in this
Exhibit F. 
 3.    General Requirements. All Tenant Improvements shall be performed by
Tenant’s contractor, at Tenant’s sole cost and expense and in accordance with the Approved Plans, the Lease and this Exhibit F. All material and equipment furnished by Tenant or its contractors for construction of the Tenant
Improvements shall be new or “like new” and the Tenant Improvements shall be performed in a first-class, workmanlike manner. Tenant shall take, and shall require its contractors to take, commercially reasonable steps to protect the
Premises during the performance of any Tenant Improvements. 
 4.    Preliminary Plans. Tenant shall prepare and
submit to Landlord for approval schematics of the Tenant Improvements prepared in conformity with the applicable provisions of this Exhibit F (the “Preliminary Plans”). The Preliminary Plans shall contain
sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within ten (10) business days after receipt of the
Preliminary Plans whether Landlord approves or objects 

  
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to the Preliminary Plans and of Landlord’s specific objections to the Preliminary Plans (if any). Landlord’s failure to respond within such ten (10) business day period shall be
deemed approval by Landlord. If Landlord reasonably objects to the Preliminary Plans, then Tenant shall revise the Preliminary Plans to remedy Landlord’s objections. Tenant shall then resubmit the revised Preliminary Plans to Landlord for
approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to any revised Preliminary Plans and Tenant’s correction of the same shall continue as provided above for the original
Preliminary Plans until Landlord has approved the Preliminary Plans in writing. The Preliminary Plans that are approved by Landlord without objection shall be referred to as the “Approved Preliminary Plans.” 

5.    Working Drawings. Tenant shall prepare final construction drawings and specifications for the Tenant
Improvements that (a) are consistent with and are logical evolutions of the Approved Preliminary Plans and (b) incorporate any Changes. As soon as such final construction drawings and specifications (“Working Drawings”)
are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. All such Working Drawings shall be submitted by Tenant to Landlord in electronic .pdf,
CAD and full-size hard copy formats, and shall be approved or disapproved by Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within such ten
(10) business day period shall be deemed approval by Landlord. If the Working Drawings are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to such Working Drawings, and the parties shall confer and
negotiate in good faith to reach agreement on the Working Drawings. Promptly after the Working Drawings are approved by Landlord and Tenant, two (2) copies of such Working Drawings shall be initialed and dated by Landlord and Tenant, and Tenant
shall promptly submit such Working Drawings to all appropriate governmental authorities for approval. Tenant’s architect, engineer or contractor must verify at the job site all dimensions, locations of structural members and any other physical
conditions affecting Tenant’s construction drawings and assure full compliance with all governing codes, ordinances and regulations of authorities having jurisdiction. It is Tenant’s exclusive responsibility to determine and fulfill any
and all design requirements of Landlord or that are necessary to obtain required permits and a Certificate of Occupancy from all applicable governmental authorities. The Working Drawings so approved, and all change orders approved by Landlord, are
referred to as the “Approved Plans.” 
 6.    Changes Requests. Any material changes to the
Approved Plans (each, a “Change”) requested by Tenant shall be subject to the prior written approval of Landlord, not to be unreasonably withheld, conditioned or delayed. Any such Change request shall detail the nature and extent of
any requested Changes, including any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. In the event that Landlord fails to respond to any Change request within five (5) business days of receipt,
such Change shall be deemed approved. 
 7.    Performance and Compliance. Tenant, at its sole cost and expense,
shall perform and complete the Tenant Improvements in all respects (a) in substantial conformance with the Approved Plans, (b) otherwise in compliance with provisions of the Lease and this Exhibit F and (c) in
accordance with all Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers and any governmental authority having jurisdiction over the Premises. 

  
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 8.    Completion. The Tenant Improvements shall be deemed
completed at such time as Tenant shall have delivered to Landlord all of the following: (a) evidence reasonably satisfactory to Landlord that (i) all Tenant Improvements have been completed and paid for in full (which shall be evidenced by
Tenant’s architect’s certificate of completion and Tenant’s general contractor’s and each of its subcontractor’s and material supplier’s final unconditional waivers and releases of liens, each in a form acceptable to
Landlord and complying with Laws, and a certificate of substantial completion in the form of AIA document G704, executed by Tenant’s architect and Tenant’s general contractor, together with a statutory notice of substantial completion from
Tenant’s general contractor), (ii) all Tenant Improvements have been accepted by Landlord, (iii) any liens related to the Tenant Improvements have either been discharged of record (by payment, bond, order of a court of competent
jurisdiction or otherwise) or waived by the party filing such lien and (iv) no security interests relating to the Tenant Improvements are outstanding, (b) all certifications and approvals with respect to the Tenant Improvements that may be
required from any governmental authority for the use and occupancy of the Premises (including a certificate of occupancy for the Premises for the Permitted Use), (c) certificates of insurance required by the Lease to be purchased and maintained by
Tenant, (d) an affidavit from Tenant’s architect certifying that all work performed in, on or about the Premises has been performed in accordance with the Approved Plans, (e) complete “as built” drawing print sets, project
specifications and shop drawings and electronic CAD files on disc (showing the Tenant Improvements as an overlay on the “as built” plans for work performed by Tenant’s architect and engineers in relation to the Tenant Improvements,
(f) a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and plumbing systems (which report Landlord may hire a licensed, qualified
commissioning agent to peer review, and whose reasonable recommendations Tenant’s commissioning agent shall perform and incorporate into a revised report) and (g) such other materials as Landlord reasonably requests. 

9.    Insurance. At all times during the performance of any Tenant Work relating to any Tenant Improvements and
ending only upon deemed completion of the Tenant Improvements as provided in Section 8 of this Exhibit F, Tenant shall maintain or cause to be maintained the insurance on Exhibit C. 

10.    Indemnification. For the avoidance of doubt, Tenant’s indemnification obligations under
Section 12.4 of the Lease shall apply to any claims arising from or in any way related to any work performed by Tenant or its agents pursuant to this Exhibit F. 

11.    Application of Tenant Improvement Allowance. Landlord shall contribute the Tenant Improvement Allowance
only toward the following costs and expenses incurred in connection with the performance of the Tenant Improvements: (a) construction costs, including costs of commissioning and constructing mechanical, electrical and
plumbing systems; (b) Landlord’s reasonable and actual out of pocket costs incurred in connection with its review of any materials submitted for its approval pursuant to this Exhibit F (all of such costs shall be
included in Operating Expenses); (c) the cost of site plan, architectural, engineering and related services performed for the Tenant by third party consultants that are not Affiliates of Tenant; (d) costs of 

  
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obtaining building permits and paying any related taxes, fees, charges or levies imposed by any governmental authorities in connection with such permits; (e) costs of labor, materials,
equipment and fixtures. If the entire Tenant Improvement Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then Tenant shall not be entitled to a credit of such unused portion of the Tenant Improvement Allowance.
Notwithstanding anything in this Exhibit F or the Lease to the contrary, Landlord shall have no obligation to contribute more than ten percent (10%) of the Tenant Improvement Allowance toward the payment of Soft Costs.
“Soft Costs” shall mean all general overhead costs, administrative, architectural, engineering, and other design fees as well as legal and accounting fees and the cost of any equipment that will not become a fixture, provided that
HVAC and lighting equipment will not be included in this definition. 
 12.    Tenant Improvements Budget.
Notwithstanding anything in the Lease or this Exhibit F to the contrary, Landlord shall not have any obligation to expend any portion of the Tenant Improvement Allowance until Landlord and Tenant shall have approved in writing
the budget for the Tenant Improvements (the “Approved Budget”). Prior to Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as they
become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Tenant Improvements that exceed the amount of the Tenant Improvement Allowance. Landlord shall not unreasonably withhold, condition or delay its
approval of any budget for Tenant Improvements that is proposed by Tenant that is in compliance with Section 9.5 of the Lease. 

13.    Disbursement Requests. Subject to the limitations of Section 9.5 of the Lease,
when Tenant submits to Landlord (a) a statement setting forth the total amount of the TI Allowance requested (a “Disbursement Request”), (b) a summary of the Tenant Improvements performed using AIA standard form G 702 executed
by Tenant’s general contractor and by Tenant’s architect, (c) invoices from Tenant’s general contractor, Tenant’s architect, and any subcontractors, material suppliers and other parties in the amount of the Tenant
Improvement Allowance requested by Tenant for reimbursement and (d) unconditional lien releases from Tenant’s general contractor and each subcontractor and material supplier with respect to all payments made by Tenant for the Tenant
Improvements in a form acceptable to Landlord and complying with Laws, then Landlord shall, within fifteen (15) days following receipt by Landlord of the items listed in (a), (b), (c) and (d) above, pay to Tenant the amount of the Tenant
Improvement Allowance requested. 
 14.    Landlord Approvals. Notwithstanding anything in this Exhibit
F to the contrary, Landlord shall not be deemed to have approved any materials submitted by Tenant unless and until such materials have been sent by Tenant to the email address provided by Landlord for delivery of such materials, with
a subject line containing the text “LANDLORD APPROVAL REQUIRED”. 

  
 65

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