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EXHIBIT 10.9    
    

LKQ CORPORATION  

 1998 EQUITY INCENTIVE PLAN

AMENDED AND RESTATED

as of August 5, 2005  

 ARTICLE 1

ESTABLISHMENT, OBJECTIVES, AND DURATION  

        1.1    Establishment of the Plan. LKQ Corporation,    a Delaware corporation (hereinafter referred to as the
"Company"), hereby establishes an incentive compensation plan to be known as the LKQ 1998 Equity Incentive Plan (hereinafter referred to as the "Plan") as set forth in this document. The Plan became
effective as of February 13, 1998 (the "Effective Date") and shall remain in effect as provided in Section 1.3 hereof. 

        1.2    Purpose of the Plan.    The purpose of this Plan is to benefit the Company and its subsidiaries and affiliated
companies by enabling the Company to offer to certain present and future executives, key personnel and other persons affiliated with the Company stock based incentives and other equity interests in
the Company, thereby giving them a stake in the growth and prosperity of the Company and encouraging the continuance of their relationship with the Company or subsidiaries or affiliated companies. 

        1.3    Duration of the Plan.    The Plan shall commence on the Effective Date and shall remain in effect, subject to
the right of the Board of Directors to amend or terminate the Plan at any time pursuant to
Article 15 hereof, until all Shares subject to it shall have been purchased or acquired according to the Plan provisions. 

 
 

ARTICLE 2
  DEFINITIONS    
    

        Whenever used in the Plan, the following terms shall have the meanings set forth below, and when the meaning is intended, the initial letter of the word shall be
capitalized: 

        "AWARD"
means, individually or collectively, a grant under this Plan of Nonqualified Stock Options, Incentive Stock Options, Stock Appreciation Rights, Restricted Stock, Performance
Shares or Performance Units. 

        "AWARD
AGREEMENT" means a writing provided by the Company to each Participant setting forth the terms and provisions applicable to Awards granted under this Plan. The Participant's
acceptance of the terms of the Award Agreement shall be evidenced by his or her continued employment without written objection before any exercise or payment of the Award. If the Participant objects
in writing, the grant of the Award shall be revoked. 

        "BENEFICIAL
OWNER" or "BENEFICIAL OWNERSHIP" shall have the meaning ascribed to such term in Rule 13d-3 of the General Rules and Regulations under the Exchange Act. 

        "BOARD"
or "BOARD OF DIRECTORS" means the Board of Directors of the Company. 

        "CAUSE"
shall mean, with respect to termination of a Participant's employment, consulting arrangement or other affiliation, the occurrence of any one or more of the following, as
determined by the Committee, in the exercise of good faith and reasonable judgment: 

        (i) In
the case where there is no employment, change in control or similar agreement in effect between the Participant and the Company or a Subsidiary at the time of the grant of
the Award, or where there is such an agreement but the agreement does not define "cause" (or similar words) or a 

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"cause"
termination would not be permitted under such agreement at that time because other conditions were not satisfied, the termination of an employment or consulting arrangement is due to the
willful and continued failure or refusal by the Participant to substantially perform assigned duties (other than any such failure resulting from the Participant's Disability), the Participant's
dishonesty or theft, the Participant's violation of any obligations or duties under any employee agreement, or the Participant's gross negligence or willful misconduct; or 

        (ii) In
the case where there is an employment, change in control or similar agreement in effect between the Participant and the Company or a Subsidiary at the time of the grant
of the Award that defines "cause" (or similar words) and a "cause" termination would be permitted under such agreement at that time, the termination of an employment or consulting arrangement is or
would be deemed to be for "cause" (or similar words) as defined in such agreement. 

        No
act or failure to act on a Participant's part shall be considered willful unless done, or omitted to be done, by the Participant not in good faith and without reasonable belief that
his action or omission was in the best interest of the Company. 

        "CHANGE
OF CONTROL" of the Company shall mean: 

        (a) the
Company is merged or consolidated or reorganized into or with another corporation or other legal person (an "Acquiror") and as a result of such merger, consolidation or
reorganization less than 50% of the outstanding voting securities or other capital interests of the surviving, resulting or acquiring corporation or other legal person are owned in the aggregate by
the stockholders of the Company, directly or indirectly, immediately prior to such merger, consolidation or reorganization, other than by the Acquiror or any corporation or other legal person
controlling, controlled by or under common control with the Acquiror; 

        (b) The
Company sells all or substantially all of its business and/or assets to an Acquiror, of which less than 50% of the outstanding voting securities or other capital
interests are owned in the aggregate by the stockholders of the Company, directly or indirectly, immediately prior to such sale, other than by any corporation or other legal person controlling,
controlled by or under common control with the Acquiror; 

        (c) There
is a report filed on Schedule 13D or Schedule 14D-1 (or any successor schedule, form or report), each as promulgated pursuant to the Exchange Act, disclosing that any
person or group (as the terms "person" and "group" are used in Section 13(d)(3) or Section 14(d)(2) of the Exchange Act and the rules and regulations promulgated
thereunder) has become the beneficial owner (as the term "beneficial owner" is defined under Rule 13d-3 or any successor rule or regulation promulgated under the Exchange Act) of 50% or
more of the issued and outstanding shares of voting securities of the Company; or 

        (d) During
any period of two consecutive years, individuals who at the beginning of any such period constitute the directors of the Company cease for any reason to constitute at
least a majority thereof unless the election, or the nomination for election by the Company's stockholders, of each new director of the Company was approved by a vote of at least two-thirds of such
directors of the Company then still in office who were directors of the Company at the beginning of any such period. 

        "CODE"
means the Internal Revenue Code of 1986, as amended from time to time, or any successor legislation thereto. 

        "COMMITTEE"
means the Committee as specified in Article 3 herein appointed by the Board to administer the Plan with respect to grants of Awards. 

        "COMMON
STOCK" means the common stock of the Company. 

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        "COMPANY"
means LKQ Corporation, a Delaware corporation, as well as any successor to such entity as provided in Article 17 herein. 

        "DIRECTOR"
means any individual who is a member of the Board of Directors of the Company. 

        "DISABILITY"
shall have the meaning ascribed to such term in the Participant's governing long-term disability plan. If no long term disability plan is in place with respect to a
Participant, then with respect to that Participant, Disability shall mean: for the first 24 months of disability, that the Participant is unable to perform his or her job; thereafter, that the
Participant is unable to perform any and every duty of any gainful occupation for which the Participant is reasonably suited by training, education or experience. 

        "EFFECTIVE
DATE" shall have the meaning ascribed to such term in Section 1.1 hereof. 

        "EMPLOYEE"
means any employee of the Company or any Subsidiary. 

        "EXCHANGE
ACT" means the Securities Exchange Act of 1934, as amended from time to time, or any successor act thereto. 

        "FAIR
MARKET VALUE" means (a) if the Common Stock is not listed or traded on a stock exchange or market, the value of the Common Stock determined in good faith by the Committee;
or (b) if the Common Stock is listed or traded on a stock exchange or market, (i) for purposes of setting any Option Price, unless otherwise required by any applicable provision of the
Code or any regulations issued thereunder, or unless the Committee otherwise determines, means as of the date of the Award, the average of the closing sales prices of the Common Stock on the
applicable stock exchange or market (as reported in THE WALL STREET JOURNAL, Midwest Edition) on each of the five trading dates immediately preceding such date; and (ii) for purposes of the
valuation of any Shares delivered in payment of the Option Price upon the exercise of an Option, for purposes of the valuation of any Shares withheld in payment of the Option Price or to pay taxes due
on an Award, or for purposes of the exercise of any SAR or conversion of a Performance Unit, means the average of the high and low sales prices of the Common Stock on the applicable stock exchange or
market (as reported in THE WALL STREET JOURNAL, Midwest Edition) on the date of exercise (or if the date of exercise is not a trading day, on the trading day next preceding the date of exercise). 

        "FREESTANDING
SAR" means a stock appreciation right that is granted independently of any Options, as described in Article 7 herein. 

        "GOOD
REASON" shall mean, with respect to the termination of a Participant's employment or consulting arrangement, 

        (i) in
the case where there is no employment, change in control or similar agreement in effect between the Participant and the Company or a Subsidiary at the time of the grant of
the Award, or where there is such an agreement but the agreement does not define "good reason" (or similar words) or a "good reason" termination would not be permitted under such agreement at that
time because other conditions were not satisfied, a voluntary termination of an employment or consulting arrangement due to "good reason" as the Committee, in its sole discretion, decides to treat as
a "Good Reason" termination; or 

        (ii) in
the case where there is an employment, change in control or similar agreement in effect between the Participant and the Company or a Subsidiary at the time of the grant
of the Award that defines "good reason" (or similar words) and a "good reason" termination would be permitted under such agreement at that time, the termination of an employment or consulting
arrangement is or would be deemed to be for "good reason" (or similar words) as defined in such agreement. 

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        "INCENTIVE
STOCK OPTION" or "ISO" means an option to purchase Shares granted under Article 6 herein and which is designated as an Incentive Stock Option and which is intended to
meet the requirements of Section 422 of the Code. 

        "INSIDER"
shall mean an individual who is, on the relevant date, an officer, director or more than ten percent (10%) beneficial owner of any class of the Company's equity securities that
is registered pursuant to Section 12 of the Exchange Act, all as defined under Section 16 of the Exchange Act. 

        "NAMED
EXECUTIVE OFFICER" means a Participant who is one of the group of covered employees as defined in the regulations promulgated under Section 162(m) of the Code, or any
successor statute. 

        "NONQUALIFIED
STOCK OPTION" or "NQSO" means an option to purchase Shares granted under Article 6 herein and which is not intended to meet the requirements of Section 422 of
the Code. 

        "OPTION"
means an Incentive Stock Option or a Nonqualified Stock Option, as described in Article 6 herein. 

        "OPTION
PRICE" means the price at which a Share may be purchased by a Participant pursuant to an Option. 

        "PARTICIPANT"
means a Person who or which has outstanding an Award granted under the Plan. 

        "PERFORMANCE-BASED
EXCEPTION" means the exception for performance-based compensation from the tax deductibility limitations of Section 162(m) of the Code. 

        "PERFORMANCE
PERIOD" means the time period during which performance goals must be achieved with respect to an Award, as determined by the Committee. 

        "PERFORMANCE
SHARE" means an Award granted to a Participant, as described in Article 9 herein. 

        "PERFORMANCE
UNIT" means an Award granted to a Participant, as described in Article 9 herein. 

        "PERIOD
OF RESTRICTION" means the period during which the transfer of Shares of Restricted Stock is limited in some way, and the Shares are subject to a substantial risk of forfeiture,
as provided in Article 8 herein. Except as provided in Aritcle 8 herein, the Period of Restriction shall be a minimum of one year for Awards that include a performance-based condition or
restriction and a minimum of three years for Awards that do not include a performance-based condition or restriction. 

        "PERSON"
shall have the meaning ascribed to such term in Section 3(a)(9) of the Exchange Act and used in Section 13(d) and 14(d) thereof, including a
group as defined in Section 13(d) thereof. 

        "RESTRICTED
STOCK" means an Award granted to a Participant pursuant to Article 8 herein. 

        "RETIREMENT"
means the Participant's termination of employment with the Company or its Subsidiaries under circumstances which the Committee determines, in its sole discretion, that
qualify as a Retirement termination from the Company. 

        "SHARES"
means shares of Common Stock of the Company. 

        "STOCK
APPRECIATION RIGHT" or "SAR" means an Award, granted alone or in connection with a related Option, designated as an SAR, pursuant to the terms of Article 7 herein. 

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        "SUBSIDIARY"
means any corporation, partnership, joint venture, affiliate, or other entity in which the Company is the direct or indirect beneficial owner of not less than 20% of all
issued and outstanding equity interests. 

        "TANDEM
SAR" means an SAR that is granted in connection with a related Option pursuant to Article 7 herein, the exercise of which shall require forfeiture of the right to purchase
a Share under the related Option (and when a Share is purchased under the Option, the Tandem SAR shall similarly be forfeited). 

 
 

ARTICLE 3
  ADMINISTRATION    
    

        3.1    The Committee.    The Plan shall be administered by the Committee appointed by the Board. If and to the extent
that no Committee exists that has the authority to administer the Plan, the functions of the Committee shall be exercised by the Board. 

        3.2    Authority of the Committee.    Except as limited by law or by the Certificate of Incorporation or Bylaws of the
Company, and subject to the provisions herein, the Committee shall have full power to select Persons who shall participate in the Plan; determine the sizes and types of Awards; determine the terms and
conditions of Awards in a manner consistent with the Plan; construe and interpret the Plan and any agreement or instrument entered into under the Plan, establish, amend, or waive rules and
regulations for the Plan's administration; and (subject to the provisions of Article 15 herein) amend the terms and conditions of any outstanding Award to the extent such terms and conditions
are within the discretion of the Committee as provided in the Plan. Further, the Committee shall make all other determinations which may be necessary or advisable for the administration of the Plan.
As permitted by law, the Committee may delegate the authority granted to it herein. 

        3.3    Decisions Binding.    All determinations and decisions made by the Committee pursuant to the provisions of the
Plan and all related orders and resolutions of the Board shall be final, conclusive and binding on all Persons, including the Company, its stockholders, Employees, Participants, and their estates and
beneficiaries. 

 
 

ARTICLE 4
  SHARES SUBJECT TO THE PLAN AND MAXIMUM AWARDS    
    

        4.1    Shares Available for Awards.    The aggregate number of Shares which may be issued for or used for reference
purposes under this Plan or with respect to which Awards may be granted shall not exceed 7,000,000 Shares (subject to adjustment as provided in Section 4.3), which may be either authorized and
unissued Shares or Shares held in or acquired for the treasury of the Company. Upon (a) a payout of a Freestanding SAR, Tandem SAR, or Restricted Stock award in the form of cash; (b) a
cancellation, termination, expiration, forfeiture, or lapse for any reason (with the exception of the termination of a Tandem SAR upon exercise of the related Options, or the termination of a related
Option upon exercise of the corresponding Tandem SAR) of any Award; or (c) payment of an Option Price and/or payment of any taxes arising upon exercise of an Option or payout of any Award with
previously acquired Shares or by withholding Shares which otherwise would be acquired on exercise or issued upon such payout, then the number of Shares underlying any such Award which were not issued
as a result of any of the foregoing actions shall again be available for the purposes of Awards under the Plan. 

        4.2    Individual Participant Limitations.    Unless and until the Committee determines that an Award to a Named
Executive Officer shall not be designed to comply with the Performance-Based Exception, the following rules shall apply to grants of such Awards under the Plan: 

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        (a)
Subject to adjustment as provided in Section 4.3 herein, the maximum aggregate number of Shares (including Options, SARs, Restricted Stock, Performance Units and Performance
Shares to be paid out in Shares) that may be granted in any one fiscal year to a Participant shall be 300,000. 

        (b)
The maximum aggregate cash payout (including Performance Units and Performance Shares paid out in cash) with respect to Awards granted in any one fiscal year which may be made to any
Participant shall be $1,000,000. 

        4.3    Adjustments in Authorized Shares.    In the event of any change in corporate capitalization, such as a stock
split, or a corporate transaction, such as any merger, consolidation, separation, including a spin-off, or other distribution of stock or property of the Company, any reorganization (whether or not
such reorganization comes within the definition of such term in Section 368 of the Code) or any partial or
complete liquidation of the Company, such adjustment shall be made in the number and class of Shares available for Awards, the number and class of and/or price of Shares subject to outstanding Awards
granted under the Plan and the number of Shares set forth in Sections 4.1 and 4.2, as may be determined to be appropriate and equitable by the Committee, in its sole discretion, to prevent dilution or
enlargement of rights; provided, however, that the number of Shares subject to any Award shall always be a whole number. 

 
 

ARTICLE 5
  ELIGIBILITY AND PARTICIPATION    
    

        5.1    Eligibility.    Persons eligible to participate in this Plan include all officers and other employees of the
Company and its Subsidiaries, and other Persons affiliated with the Company and its Subsidiaries, as determined by the Committee, including Employees who are members of the Board and Employees who
reside in countries other than the United States of America. 

        5.2    Actual Participation.    Subject to the provisions of the Plan, the Committee may, from time to time, select
from all eligible Persons, those to whom Awards shall be granted and shall determine the nature and amount of each Award. 

 
 

ARTICLE 6
  STOCK OPTIONS    
    

        6.1    Grant of Options.    Subject to the terms and provisions of the Plan, Options may be granted to one or more
Participants in such number, and upon such terms, and at any time and from time to time as shall be determined by the Committee. The Committee may grant Nonqualified Stock Options or Incentive Stock
Options. The Committee shall have complete discretion in determining the number of Options granted to each Participant (subject to Article 4 herein). 

        6.2    Award Agreement.    Each Option grant shall be evidenced by an Award Agreement that shall specify the Option
Price, the duration of the Option, the number of Shares to which the Option pertains, and such other provisions as the Committee shall determine. The Award Agreement with respect to the Option also
shall specify whether the Option is intended to be an ISO within the meaning of
Section 422 of the Code, or an NQSO whose grant is intended not to fall under the provisions of Section 422 of the Code. 

        6.3    Option Price.    The Committee shall designate the Option Price for each grant of an Option under this Plan
which Option Price shall be at least equal to one hundred percent (100%) of the Fair Market Value of a Share on the date the Option is granted, and which Option Price may not be subsequently changed
by the Committee except pursuant to Section 4.3 hereof or to the extent provided in the Award Agreement. 

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        6.4    Duration of Options.    Each Option granted to an Employee shall expire at such time as the Committee shall
determine at the time of grant; provided, however, that unless otherwise designated by the Committee at the time of grant, no Option shall be exercisable later than the tenth (10th) anniversary date
of its grant. 

        6.5    Exercise of Options.    Options granted under this Article 6 shall be exercisable at such times and be
subject to such restrictions and conditions as the Committee shall in each instance approve, which need not be the same for each grant or for each Participant. 

        6.6    Payment.    Options granted under this Article 6 shall be exercised by the delivery of a written notice
of exercise to the Company, setting forth the number of Shares with respect to which the Option is to be exercised, accompanied by full payment for the Shares. The Option Price upon exercise of any
Option shall be payable to the Company in full either: 

        (a)
in cash or its equivalent, 

        (b)
by tendering previously acquired Shares having an aggregate Fair Market Value at the time of exercise equal to the total Option Price, 

        (c)
by a combination of (a) and (b). 

        The
Committee also may allow cashless exercises as permitted under Federal Reserve Board's Regulation T, subject to applicable securities law restrictions, or by any other means which
the Committee determines to be consistent with the Plan's purpose and applicable law. As soon as
practicable after receipt of a written notification of exercise and full payment, the Company shall deliver to the Participant, in the Participant's name, Share certificates in an appropriate amount
based upon the number of Shares purchased under the Option(s). 

        In
connection with the exercise of Options granted under the Plan, the Company may make loans to the Participants as the Committee, in its discretion, may determine. Such loans shall be
subject to the following terms and conditions and such other terms and conditions as the Committee shall determine not inconsistent with the Plan. Such loans shall bear interest at such rates as the
Committee shall determine from time to time, which rates may be below then current market rates or may be made without interest. In no event may any such loan exceed the Fair Market Value, at the date
of exercise, of the shares covered by the Option, or portion thereof, exercised by the Optionee. No loan shall have an initial term exceeding two years, but any such loan may be renewable at the
discretion of the Committee. When a loan shall have been made, Shares having a fair market value at least equal to 150 percent of the principal amount of the loan shall be pledged by the Participant
to the Company as security for payment of the unpaid balance of the loan. 

        6.7    Restrictions on Share Transferability.    The Committee may impose such restrictions on any Shares acquired
pursuant to the exercise of an Option granted under this Article 6 as it may deem advisable, including, without limitation, restrictions under applicable federal securities laws, under the
requirements of any stock exchange or market upon which such Shares are then listed and/or traded, and under any blue sky or state securities laws applicable to such Shares. 

        6.8    Termination of Relationship.    Each Option Award Agreement shall set forth the extent to which the Participant
shall have the right to exercise the Option following termination of the Participant's employment or other relationship with the Company and/or its Subsidiaries. Such provisions shall be determined in
the sole discretion of the Committee, shall be included in the Award Agreement entered into with each Participant, need not be uniform among all Options issued pursuant to the Plan, and may reflect
distinctions based on the reasons for termination, including, but not limited to, termination of employment for Cause or Good Reason, or reasons relating to the breach or threatened breach of
restrictive covenants. Subject to Article 14, in the event that a Participant's 

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Option
Award Agreement does not set forth such termination provisions, the following termination provisions shall apply: 

        (a)
In the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries is terminated for any reason other than death,
Disability or Retirement, all Options held by the Participant shall expire and all rights to purchase Shares thereunder shall termination immediately; provided, however, that notwithstanding the
foregoing, all Options to which the Participant has a vested right immediately prior to such termination shall be exercisable for the lesser of (i) 30 days following the date of termination or
(ii) the expiration date of the Option, unless the termination was for Cause. 

        (b)
In the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries is terminated due to death or Disability, all Options
shall immediately become fully vested on the date of termination. 

        (c)
Subject to Article 14, in the event of termination of a Participant's employment, consulting arrangement or other affiliation due to death or Disability, all Options in which
the Participant has a vested right upon termination shall be exercisable until the expiration date of the Option. 

        (d)
Subject to Article 14, in the event of termination of a Participant's employment, consulting arrangement or other affiliation due to Retirement, all Options in which the
Participant has a vested right upon termination shall be exercisable for the lesser of (i) three years following the date of termination or (ii) the expiration date of the Option. 

 6.9 Nontransferability of Options.  

        (a) INCENTIVE STOCK OPTIONS. No ISO granted under the Plan may be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will
or by the laws of descent and distribution. Further, all ISOs granted to a Participant under the Plan shall be exercisable during his or her lifetime only by such Participant. 

        (b)
NONQUALIFIED STOCK OPTIONS. Except as otherwise provided in a Participant's Award Agreement, no NQSO granted under this Article 6 may be sold, transferred, pledged, assigned,
or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, except as otherwise provided in a Participant's Award Agreement, all NQSOs granted to a
Participant under this Article 6 shall be exercisable during his or her lifetime only by such Participant. 

 
 

ARTICLE 7
  STOCK APPRECIATION RIGHTS    
    

        7.1    Grant of SARs.    Subject to the terms and conditions of the Plan, SARs may be granted to Participants at any
time and from time to time as shall be determined by the Committee. The Committee may grant Freestanding SARs, Tandem SARs, or any combination of these forms of SARs. The Committee shall
have complete discretion in determining the number of SARs granted to each Participant (subject to Article 4 herein) and, consistent with the provisions of the Plan, in determining the terms
and conditions pertaining to such SARs. The Committee shall designate, at the time of grant, the grant price of Freestanding SARs which grant price shall at least equal the Fair Market Value of a
Share on the date of grant of the SAR. The grant price of Tandem SARs shall equal the Option Price of the related Option. Grant prices of SARs shall not subsequently be changed by the Committee except
pursuant to Section 4.3 hereof. 

        7.2    Exercise of Tandem SARs.    Tandem SARs may be exercised for all or part of the Shares subject to the related
Option upon the surrender of the right to exercise the equivalent portion of the related Option. A Tandem SAR may be exercised only with respect to the Shares for which its related 

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Option
is then exercisable. Notwithstanding any other provision of this Plan to the contrary, with respect to a Tandem SAR granted in connection with an ISO: (i) the Tandem SAR will expire no
later than the expiration of the underlying ISO; (ii) the value of the payout with respect to the Tandem SAR may be for no more than one hundred percent (100%) of the difference between the
Option Price of the underlying ISO and the Fair Market Value of the Shares subject to the underlying ISO at the time the Tandem SAR is exercised; and (iii) the Tandem SAR may be exercised only
when the Fair Market Value of the Shares subject to the ISO exceeds the Option Price of the ISO. 

        7.3    Exercise of Freestanding SARs.    Freestanding SARs may be exercised upon whatever terms and conditions the
Committee, in its sole discretion, imposes upon them. 

        7.4    SAR Agreement.    Each SAR grant shall be evidenced by an Award Agreement that shall specify the grant price,
the term of the SAR, and such other provisions as the Committee shall determine. 

        7.5    Term of SARs.    The term of an SAR granted under the plan shall be determined by the Committee, in its sole
discretion; provided, however, that unless otherwise designated by the Committee, such term shall not exceed ten (10) years. 

        7.6    Payment of SAR Amount.    Upon exercise of an SAR, a Participant shall be entitled to receive payment from the
Company in an amount determined by multiplying: 

        (a)
The excess of the Fair Market Value of a Share on the date of exercise over the grant price; by 

        (b)
The number of Shares with respect to which the SAR is exercised. 

        At
the discretion of the Committee, the payment upon SAR exercise may be in cash, in Shares of equivalent value, or in some combination thereof. 

        7.7    Termination of Relationship.    Each SAR Award Agreement shall set forth the extent to which the Participant
shall have the right to exercise the SAR following termination of the Participant's employment or other relationship with the Company and/or its Subsidiaries. Such provisions shall be determined in
the sole discretion of the Committee, shall be included in the Award Agreement entered into with each Participant, need not be uniform among all SARs issued pursuant to the Plan, and may reflect
distinctions based on the reasons for termination, including, but not limited to, termination of employment for Cause or Good Reason, or reasons relating to the breach or threatened breach of
restrictive covenants. Subject to Article 14, in the event that a Participant's SAR Award Agreement does not set forth such termination provisions, the following termination provisions shall
apply: 

        (a)
In the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries is terminated for any reason other than death,
Disability or Retirement, all SARs held by the Participant shall expire and all rights thereunder shall terminate immediately; provided, however, that notwithstanding the foregoing, all SARs to which
the Participant has a vested right immediately prior to such termination shall be exercisable for the lesser of (i) 30 days following the date of termination or (ii) the expiration date
of the SAR, unless the termination was for Cause. 

        (b)
In the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries is terminated due to death or Disability, all SARs shall
immediately become fully vested on the date of termination. 

        (c)
Subject to Article 14, in the event of termination of a Participant's employment, consulting arrangement or other affiliation due to death or Disability, all SARs in which the
Participant has a vested right upon termination shall be exercisable until the expiration date of the SAR. 

        (d)
Subject to Article 14, in the event of termination of a Participant's employment, consulting arrangement or other affiliation due to Retirement, all SARs in which the
Participant has a vested right 

9

 

upon
termination shall be exercisable for the lesser of (i) three years following the date of termination or (ii) the expiration date of the SAR. 

        7.8    Nontransferability of SARs.    Except as otherwise provided in a Participant's Award Agreement, no SAR granted
under the Plan may be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, except as otherwise provided
in a Participant's Award Agreement, all SARs granted to a Participant under the Plan shall be exercisable during his or her lifetime only by such Participant. 

 
 

ARTICLE 8
  RESTRICTED STOCK    
    

        8.1    Grant of Restricted Stock.    Subject to the terms and provisions of the Plan, the Committee, at any time and
from time to time, may grant Shares of Restricted Stock to Participants in such amounts as the Committee shall determine. 

        8.2    Restricted Stock Agreement.    Each Restricted Stock grant shall be evidenced by an Award Agreement that shall
specify the Period(s) of Restriction, the number of Shares of Restricted Stock granted, and such other provisions as the Committee shall determine. 

        8.3    Transferability.    Except as provided in this Article 8, the Shares of Restricted Stock granted herein
may not be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, voluntarily or involuntarily, until the end of the applicable Period of Restriction established by the
Committee and specified in the Restricted Stock Award Agreement, or upon earlier satisfaction of any other conditions, as specified by the Committee in its sole discretion and set forth in the
Restricted Stock Agreement. All rights with respect to the Restricted Stock granted to a Participant under the Plan shall be available during his or her lifetime only to such Participant. 

        8.4    Other Restrictions.    Subject to Article 10 herein, the Committee may impose such other conditions
and/or restrictions on any Shares of Restricted Stock granted pursuant to the Plan as it may deem advisable including, without limitation, a requirement that Participants pay a stipulated purchase
price for each Share of Restricted Stock, restrictions based upon the achievement of specific performance goals (Company-wide, Subsidiary-wide, divisional, and/or individual), time-based restrictions
on vesting which may or may not be following the attainment of the performance goals, and/or restrictions under applicable federal or state securities laws. The Company shall retain the certificates
representing Shares of Restricted Stock in the Company's possession until such time as all conditions and/or restrictions applicable to such Shares have been satisfied. Except as otherwise provided in
this Article 8, Shares of Restricted Stock covered by each Restricted Stock grant made under the Plan shall become freely transferable by the Participant after the last day of the applicable
Period of Restriction. 

        8.5    Voting Rights.    Unless otherwise designated by the Committee at the time of grant, Participants to whom
Shares of Restricted Stock have been granted hereunder may exercise full voting rights with respect to those Shares during the Period of Restriction. 

        8.6    Dividends and other Distributions.    Unless otherwise designated by the Committee at the time of grant,
Participants holding Shares of Restricted Stock granted hereunder shall be credited with regular cash dividends paid with respect to the underlying Shares while they are so held during the Period of
Restriction. The Committee may apply any restrictions to the dividends that the Committee deems appropriate. Without limiting the generality of the preceding sentence, if the grant or vesting of
Shares of Restricted Stock granted to a Named Executive Officer is designed to comply with the requirements of the Performance-Based Exception, the Committee may apply any restrictions it deems
appropriate to the payment of dividends declared with respect to such Shares of Restricted Stock, such that the dividends and/or the Shares of Restricted Stock maintain eligibility for the
Performance-Based 

10

 

Exception.
In the event that any dividend constitutes a derivative security or an equity security pursuant to the rules under Section 16 of the Exchange Act, such dividend shall be
subject to a vesting period equal to the remaining vesting period of the Shares of Restricted Stock with respect to which the dividend is paid. 

        8.7    Termination of Relationship.    Each Restricted Stock Award Agreement shall set forth the extent to which the
Participant shall have the right to receive unvested Shares of Restricted Stock following termination of the Participant's employment or other relationship with the Company and/or its Subsidiaries.
Such provisions shall be determined in the sole discretion of the Committee, shall be included in the Award Agreement entered into with each Participant, need not be uniform among all Shares of
Restricted Stock issued pursuant to the Plan, and may reflect distinctions based on the reasons for termination, including, but not limited to, termination of employment for Cause or Good Reason, or
reasons relating to the breach or threatened breach of restrictive covenants; provided, however, that, except in the cases of terminations connected with a Change of Control and terminations by reason
of death or Disability, the vesting of Shares of Restricted Stock which qualify for the Performance-Based Exception and which are held by Named Executive Officers shall not occur prior to the time
they otherwise would have, but for the employment termination. Subject to Article 14, in the event that a Participant's Restricted Stock Award Agreement does not set forth such termination
provisions, the following termination provisions shall apply: 

        (a)
In the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries is terminated for any reason other than death or
Disability, all Shares of Restricted Stock which are unvested at the date of termination shall be forfeited to the Company. 

        (b)
Unless the Award qualifies for the Performance-Based Exception, in the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its
Subsidiaries is terminated due to death or Disability, all Shares of Restricted Stock of such participant shall immediately become fully vested on the date of termination and the restrictions shall
lapse. 

 
 

ARTICLE 9
  PERFORMANCE UNITS AND PERFORMANCE SHARES    
    

        9.1    Grant of Performance Units/Shares.    Subject to the terms of the Plan, Performance Units and/or Performance
Shares may be granted to Participants in such amounts and upon such terms, and at any time and from time to time, as shall be determined by the Committee. 

        9.2    Value of Performance Units/Shares.    Each Performance Unit shall have an initial value that is established by
the Committee at the time of grant. Each Performance Share shall have an initial value equal to the Fair Market Value of a Share on the date of grant. The Committee shall set performance goals in its
discretion which, depending on the extent to which they are met, will determine the number and/or value of Performance Units/Shares that will be paid out to the Participant. For purposes of this
Article 9, the time period during which the performance goals must be met shall be referred to as a "Performance Period" and the Performance Period shall be a minimum of one year. 

        9.3    Earning of Performance Units/Shares.    Subject to the terms of this Plan, after the applicable Performance
Period has ended, the holder of Performance Units/Shares shall be entitled to receive payout on the number and value of Performance Units/Shares earned by the Participant over the Performance Period,
to be determined as a function to the extent to which the corresponding performance goals have been achieved, as established by the Committee. 

        9.4    Form and Timing of Payment of Performance Units/Shares.    (a) Except as provided below, payment of
earned Performance Units/Shares shall be made in a single lump sum as soon as reasonably practicable following the close of the applicable Performance Period. Subject to the terms of this Plan, the
Committee, in its sole discretion, may pay earned Performance Units/Shares in the form of cash or 

11

 

in
Shares which have an aggregate Fair Market Value equal to the value of the earned Performance Units/Shares at the close of the applicable Performance Period (or in a combination thereof). Such
Shares may be granted subject to any restrictions deemed appropriate by the Committee. 

        (b)
At the time of grant or shortly thereafter, the Committee, at its discretion and in accordance with the terms designated by the Committee, may provide for a voluntary and/or
mandatory deferral of all or any part of an otherwise earned Performance Unit/Share Award. 

        (c)
At the discretion of the Committee, Participants may be entitled to receive any dividends declared with respect to Shares which have been earned but not yet distributed to
Participants in connection with grants of Performance Units and/or Performance Shares (such dividends shall be subject to the same accrual, forfeiture, and payout restrictions as apply to dividends
earned with respect to Shares of Restricted Stock, as set forth in Section 8.6 herein). In addition, Participants may, at the discretion of the Committee, be entitled to exercise their voting
rights with respect to such Shares. 

        9.5    Termination of Relationship.    Subject to Article 14, in the event a Participant's employment or other
relationship with the Company and/or its Subsidiaries is terminated during a Performance Period for any reason other than death, Disability or Retirement, all Performance Units/Shares shall be
forfeited by the Participant to the Company. Subject to Article 14, in the event a Participant's employment, consulting arrangement or other affiliation with the Company and/or its Subsidiaries
is terminated during a Performance Period due to death, Disability or Retirement, the Participant shall receive a prorated payout of the Performance Units/Shares, unless the Committee determines
otherwise. The prorated payout shall be determined by the Committee, shall be based upon the length of time that the Participant held the Performance Units/Shares during the Performance Period, and
shall further be adjusted based on the achievement of the pre-established performance goals. Subject to Article 14, unless the Committee determines otherwise in the event of a termination due
to death, Disability or Retirement payment of earned Performance Units/Shares shall be made at the same time as payments are made to Participants who did not terminate employment during the applicable
Performance Period. 

        9.6    Nontransferability.    Except as otherwise provided in a Participant's Award Agreement, Performance
Units/Shares may not be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, except as otherwise
provided in a Participant's Award Agreement, a Participant's rights under the Plan shall be exercisable during the Participant's lifetime only by a Participant or the Participant's legal
representative. 

 
 

ARTICLE 10
  PERFORMANCE MEASURES    
    

        (a)
Unless and until the Committee proposes for stockholder vote and stockholders approve a change in the general performance measures set forth in this Article 10, the attainment
of which may determine the degree of payout and/or vesting with respect to Awards to Named Executive Officers which are designed to qualify for the Performance-Based Exception, the performance goals
to be used for purposes of such grants shall be established by the Committee in writing and stated in terms of the attainment of specified levels of, or percentage changes in, any one or more of the
following measurements: revenue, primary or fully-diluted earnings per Share, pretax income, cash flow from operations, total cash flow, return on equity, return on capital, return on assets, net
operating profits after taxes, economic value added, total stockholder return or return on sales, or any individual performance objective which is measured solely in terms of quantitative targets
related to the Company or the Company's business, or any combination thereof. In addition, such performance goals may be based in whole or in part upon the performance of the Company, a Subsidiary,
division and/or other operational unit, under one or more of such measures. 

12

 

        (b)
The degree of payout and/or vesting of such Awards designed to qualify for the Performance-Based Exception shall be determined based upon the written certification of the Committee
as to the extent to which the performance goals and any other material terms and conditions precedent to such payment and/or vesting have been satisfied. The Committee shall have the discretion to
adjust the determinations of the degree of attainment of the pre-established performance goals; provided, however, that the performance goals applicable to Awards which are designed to qualify for the
Performance-Based Exception, and which are held by Named Executive Officers, may not be adjusted so as to increase the payment under the Award (the Committee shall retain the discretion to adjust such
performance goals upward, or to otherwise reduce the amount of the payment and/or vesting of the Award relative to the pre-established performance goals). 

        (c)
In the event that applicable tax and/or securities laws change to permit Committee discretion to alter the governing performance measures without obtaining stockholder approval of
such changes, the Committee shall have sole discretion to make such changes without obtaining stockholder approval. In addition, in the event that the Committee determines that it is advisable to
grant Awards which shall not qualify for the Performance-Based Exception, the Committee may make such grants without satisfying the requirements of Section 162(m) of the Code and, thus, which use
performance measures other than those specified above. 

 
 

ARTICLE 11
  BENEFICIARY DESIGNATION    
    

        Each Participant under the Plan may, from time to time, name any beneficiary or beneficiaries (who may be named contingently or successively) to whom any benefit
under the Plan is to be paid in case of his or her death before he or she receives any or all of such benefit. Each such designation shall revoke all prior designations by the same Participant, shall
be in a form prescribed by the Company, and will
be effective only when filed by the Participant in writing with the Secretary of the Company during the Participant's lifetime. In the absence of any such designation, benefits remaining unpaid at the
Participant's death shall be paid to the Participant's estate. 

 
 

ARTICLE 12
  DEFERRALS    
    

        The Committee may permit a Participant to defer such Participant's receipt of the payment of cash or the delivery of Shares that would otherwise be due to such
Participant upon the exercise of any Option or by virtue of the lapse or waiver of restrictions with respect to Restricted Stock, or the satisfaction of any requirements or goals with respect to
Performance Units/Shares. If any such deferral election is required or permitted, the Committee shall, in its sole discretion, establish rules and procedures for such payment deferrals. 

 
 

ARTICLE 13
  RIGHTS OF EMPLOYEES, CONSULTANTS AND OTHERS    
    

        13.1    Employment, Consulting or other Arrangements.    Nothing in the Plan shall interfere with or limit in any way
the right of the Company to terminate any Participant's employment, consulting arrangement or other affiliation at any time, nor confer upon any Participant any right to continue in the employ of or
consulting arrangement or other affiliation with the Company or any Subsidiary. For purposes of this Plan, temporary absence from employment because of illness, vacation, approved leaves of absence,
and transfers of employment among the Company and its Subsidiaries, shall not be considered to terminate employment or to interrupt continuous employment. Temporary cessation of the provision of
consulting or other services because of illness, vacation or any other reason approved in advance by the Company shall not be considered a termination of the consulting or other 

13

 

arrangement
or an interruption of the continuity thereof. Conversion of a Participant's employment relationship to a consulting or other arrangement shall not result in termination of previously
granted Awards. 

        13.2    Participation.    No Employee, consultant or other affiliated Person shall have the right to be selected to
receive an Award under this Plan, or, having been so selected, to be selected to receive a future Award. 

 
 

ARTICLE 14
  CHANGE OF CONTROL    
    

        Upon the occurrence of a Change of Control, unless otherwise specifically prohibited under applicable laws, or by the rules and regulations of any
governing governmental agencies or national securities exchanges: 

        (a)
Any and all Options and SARs granted hereunder shall become immediately exercisable, and shall remain exercisable throughout their entire term; 

        (b)
Any Period of Restriction and other restrictions imposed on Restricted Shares shall lapse; and 

        (c)
Unless otherwise specified in a Participant's Award Agreement at time of grant, the maximum payout opportunities attainable under all outstanding Awards of Performance Units and
Performance Shares shall be deemed to have been fully earned for the entire Performance Period(s) as of the effective date of the Change of Control. The vesting of all such Awards shall be accelerated
as of the effective date of the Change of Control, and in full settlement of such Awards, there shall be paid out in cash to Participants within thirty (30) days following the effective date of the
Change of Control the maximum of payout opportunities associated with such outstanding Awards. 

 
 

ARTICLE 15
  AMENDMENT, MODIFICATION AND TERMINATION    
    

        15.1    Amendment, Modification and Termination.    The Board may at any time and from time to time, alter, amend,
suspend or terminate the Plan in whole or in part, subject to any requirement of stockholder approval imposed by applicable law, rule or regulation. The Board may not, without shareholder
approval, (i) materially increase the benefits accruing to Participants, (ii) materially increase the number of securities which may be issued under the Plan, or (iii) materially
modify the requirements for participation in the Plan. 

        15.2    Awards Previously Granted.    No termination, amendment, or modification of the Plan shall adversely affect in
any material way any Award previously granted under the Plan, without the written consent of the Participant holding such Award. 

 
 

ARTICLE 16
  WITHHOLDING    
    

        16.1    Tax Withholding.    The Company shall have the power and the right to deduct or withhold, or require a
Participant to remit to the Company, an amount sufficient to satisfy federal, state, and local taxes, domestic or foreign, required by law or regulation to be withheld with respect to any taxable
event arising as a result of the Plan. 

        16.2    Share Withholding.    With respect to withholding required upon the exercise of Options or SARs, upon the
lapse of restrictions on Restricted Stock, or upon any other taxable event arising as a result of Awards granted hereunder, Participants may elect, subject to the approval of the Committee, to satisfy
the withholding requirement, in whole or in part, by having the Company withhold Shares 

14

 

having
a Fair Market Value on the date the tax is to be determined equal to the minimum statutory total tax which would be imposed on the transaction. All such elections shall be irrevocable, made in
writing, signed by the Participant, and shall be subject to any restrictions or limitations that the Committee, in its sole discretion, deems appropriate. 

 
 

ARTICLE 17
  SUCCESSORS    
    

        All obligations of the Company under the Plan with respect to Awards granted hereunder shall be binding on any successor to the Company, whether the existence of
such successor is the result of a direct or indirect merger, consolidation, purchase of all or substantially all of the business and/or assets of the Company or otherwise. 

 
 

ARTICLE 18
  LEGAL CONSTRUCTION    
    

        18.1    Gender and Number.    Except where otherwise indicated by the context, any masculine term used herein also
shall include the feminine, the plural shall include the singular and the singular shall include the plural. 

        18.2    Severability.    In the event any provision of the Plan shall be held illegal or invalid for any reason, the
illegality or invalidity shall not affect the remaining parts of the Plan, and the Plan shall be construed and enforced as if as if the illegal or invalid provision had not been included. 

        18.3    Requirements of Law.    The granting of Awards and the issuance of Shares under the Plan shall be subject to
all applicable laws, rules, and regulations, and to such approvals by any governmental agencies or national securities exchanges as may be required. 

        18.4    Securities Law Compliance.    With respect to Insiders, transactions under this Plan are intended to comply
with all applicable conditions of Rule 16b-3 or its successors under the Exchange Act. To the extent any provision of the Plan or action by the Committee fails to so comply, it shall be deemed null
and void, to the extent permitted by law and deemed advisable by the Committee. 

        18.5    Governing Law.    To the extent not pre-empted by federal law, the Plan, and all agreements hereunder, shall
be construed in accordance with and governed by the laws of the State of Delaware. 

        *    *    * 

15

QuickLinks

EXHIBIT 10.9

ARTICLE 2 DEFINITIONS

ARTICLE 3 ADMINISTRATION

ARTICLE 4 SHARES SUBJECT TO THE PLAN AND MAXIMUM AWARDS

ARTICLE 5 ELIGIBILITY AND PARTICIPATION

ARTICLE 6 STOCK OPTIONS

ARTICLE 7 STOCK APPRECIATION RIGHTS

ARTICLE 8 RESTRICTED STOCK

ARTICLE 9 PERFORMANCE UNITS AND PERFORMANCE SHARES

ARTICLE 10 PERFORMANCE MEASURES

ARTICLE 11 BENEFICIARY DESIGNATION

ARTICLE 12 DEFERRALS

ARTICLE 13 RIGHTS OF EMPLOYEES, CONSULTANTS AND OTHERS

ARTICLE 14 CHANGE OF CONTROL

ARTICLE 15 AMENDMENT, MODIFICATION AND TERMINATION

ARTICLE 16 WITHHOLDING

ARTICLE 17 SUCCESSORS

ARTICLE 18 LEGAL CONSTRUCTIONQuickLinks
 -- Click here to rapidly navigate through this document

 
 

Exhibit 10.28    
    

INDUSTRIAL BUILDING LEASE  

BETWEEN  

Steven Jones,

Landlord 

and 

Recyclers
Group, Inc.,

Tenant 

DATE OF LEASE: February 28, 1999 

Premises: 

5725
South Topeka

Topeka, Kansas 

   TABLE OF CONTENTS  

	 
	 	 
	 	Page

	ARTICLE I	 	GRANT AND TERM	 	1
	ARTICLE II	 	RENT	 	1
	ARTICLE III	 	USE	 	2
	ARTICLE IV	 	POSSESSION	 	2
	ARTICLE V	 	TAXES	 	2
	ARTICLE VI	 	INSURANCE	 	4
	ARTICLE VII	 	UTILITIES	 	4
	ARTICLE VIII	 	MAINTENANCE AND ALTERATIONS	 	5
	ARTICLE IX	 	COMPLIANCE WITH LAWS AND ORDINANCES	 	5
	ARTICLE X	 	MECHANIC'S LIENS	 	6
	ARTICLE XI	 	OPTIONS TO EXTEND	 	6
	ARTICLE XII	 	DEFAULTS OF TENANT	 	7
	ARTICLE XIII	 	DESTRUCTION AND RESTORATION	 	9
	ARTICLE XIV	 	CONDEMNATION	 	10
	ARTICLE XV	 	ASSIGNMENT AND SUBLETTING	 	11
	ARTICLE XVI	 	SUBORDINATION, NONDISTURBANCE AND ATTORNMENT	 	11
	ARTICLE XVII	 	SIGNS	 	12
	ARTICLE XVIII	 	LANDLORD'S ACCESS	 	12
	ARTICLE XIX	 	SURRENDER AND HOLDING-OVER	 	13
	ARTICLE XX	 	HAZARDOUS AND TOXIC MATERIALS	 	14
	ARTICLE XXI	 	RIGHT OF FIRST REFUSAL	 	16
	ARTICLE XXII	 	MISCELLANEOUS PROVISIONS	 	17
	ARTICLE XXIII	 	LANDLORD'S REPRESENTATIONS AND WARRANTIES	 	21
	ARTICLE XXIV	 	LANDLORD DEFAULT	 	23
	ARTICLE XXV	 	OPTION TO PURCHASE	 	23
	ARTICLE XXVI	 	FAIRMARKET VALUE	 	24
	EXHIBITS	 	 	 	 
	EXHIBIT A —	 	Legal Description	 	 
	EXHIBIT B —	 	Purchase Agreement	 	 

i

LEASE 

        THIS LEASE (this "Lease") is made as of the 28th day of February, 1999, by and between Steven Jones ("Landlord"), and
Recyclers Group, Inc., a Kansas corporation ("Tenant"). 

ARTICLE I

  GRANT AND TERM

        1.1   Landlord
hereby leases to Tenant, and Tenant hereby leases from Landlord, that certain approximately seven (7) acre parcel of real estate (the "Land") located at
5725 South Topeka, Topeka, Kansas, as legally described on Exhibit A attached hereto and by this reference made a part hereof, together with all improvements located thereon (the
"Improvements"), and all appurtenances belonging to or in any way pertaining to such premises (the Land, Improvements and appurtenances hereinafter collectively referred to as the "Premises"). 

        1.2   The
term hereof (the "Term") shall commence on February 28, 1999 (the "Commencement Date"), and shall terminate on the last day of the eighty-fourth (84th>)
complete calendar month to occur after the Commencement Date (the "Expiration Date") (unless the Term shall be terminated or extended in accordance herewith). 

ARTICLE II

  RENT

        2.1   Annual
rent ("Rent") throughout the first seven (7) years of the Term shall be Ninety Five Thousand and 00/100 Dollars ($95,000.00). On the seventh anniversary of
either (i) the Commencement Date, if the same falls on the first day of a month, or (ii) the first day of the month immediately following the Commencement Date, if the same falls on
other than the first day of a month, and on each succeeding fifth anniversary of such date during the Term, including any Extension Period(s), Rent shall increase by a percentage equal to the lesser
of (x) the product of Two and One-Half Percent (2.5%) multiplied by the number of years since the last Rent increase, or, at the first Rent adjustment date, since the Commencement
Date, or (y) the cumulative percentage increase in the Consumer Price Index since the last Rent increase, or, at the first Rent adjustment date, since the Commencement Date, as calculated using
the Consumer Price Index for the month of January in the relevant year. As used herein, "Consumer Price Index" means the Consumer Price Index, for all Urban Consumers—Kansas City, All
Items (based index year 1982-84 = 100), as published by the United States Department of Labor, Bureau of Labor Statistics. If the manner in which the Consumer Price Index is
determined by the Bureau of Labor Statistics shall be substantially revised, including without limitation, a change in the base index year, an adjustment shall be made by Landlord in such revised
index which would produce results equivalent, as nearly as possible, to those which would have been obtained if the Consumer Price Index had not been so revised. If the Consumer Price Index shall
become unavailable to the public because publication is discontinued, or otherwise, or if equivalent data is not readily available to enable Landlord to make the adjustment referred to in the
preceding sentence, then Landlord will substitute therefor a comparable index based upon changes in the cost of living or purchasing power of the consumer dollar published by any other governmental
agency or, if no such index shall be available, then a comparable index published by a major bank or other financial institution or by a university or a recognized financial publication. 

        2.2   Tenant
shall pay Rent in equal monthly installments ("Monthly Rent") in advance on the first day of each and every calendar month during the Term. Monthly Rent for the
first seven (7) years of the Term shall equal Seven Thousand Nine Hundred Sixteen and 67/100 Dollars ($7,916.67) 

        2.3   Rent
shall be paid to or upon the order of Landlord at Landlord's address set forth herein or as otherwise designated in writing by Landlord. Landlord may change its
address by notice to Tenant of such change pursuant to Section 22.2 hereof. 

 

        2.4   Rent
not paid within fifteen (15) days after the same is due shall bear interest from the date when due and payable under the terms hereof until the same is paid
at an annual rate of interest equal to ten percent (10%), unless a lesser rate shall then be the maximum rate permissible by law, in which event said lesser rate shall be charged. The rate of interest
determined pursuant to the preceding sentence is sometimes hereinafter referred to as the "Maximum Rate of Interest." 

        2.5   If
the Commencement Date occurs on other than the first day of the month, or the Term shall end other than on the last day of the month, Tenant shall pay proportionate
Rent at the monthly rate set forth herein (in advance) for such partial month, as well as any other charges payable for such partial month. 

ARTICLE III

  USE

        The
Premises may be used and occupied for any lawful purpose. Tenant shall not use or permit the Premises to be used for any unlawful purpose. 

ARTICLE IV

  POSSESSION

        Except
as otherwise expressly provided herein, Landlord shall deliver exclusive possession of the Premises to Tenant on or before the Commencement Date. 

ARTICLE V

  TAXES

        5.1   "Taxes"
shall mean real estate taxes, sewer rents, rates and charges, and any other federal, state or local governmental charge, general, special, ordinary or
extraordinary (but not including special or general assessments, which Landlord and Tenant agree to split equally, and income or franchise taxes or any other taxes imposed upon or measured by
Landlord's income or profits, except as provided herein), which may now or hereafter be levied or imposed against the Premises or any portion thereof or interest therein. Notwithstanding the year for
which any such Taxes are levied, in the case of special taxes which may be payable in installments, the amount of each installment, plus any interest payable thereon, payable during any year shall be
considered Taxes assessed and levied for that year. Except as provided in the preceding sentence, all references to Taxes levied, confirmed or imposed during a particular year or Taxes "for" a
particular year shall be deemed to refer to Taxes levied or otherwise imposed during such year without regard to when such Taxes are payable; provided, however, that in no event shall such Taxes be
charged to or against Tenant or its successors or assigns, more than once. Landlord represents and warrants that it has received no written notice of special assessments affecting the Premises as of
the date hereof. 

        5.2   Tenant
shall pay, before any fine, penalty, interest or cost is incurred, all Taxes which are levied, confirmed, imposed or which become a lien upon the Premises with
respect to any period of time within the Term; provided, however, that as to any calendar year not falling entirely within the Term, Tenant shall be obligated to pay only a prorata share of Taxes
based upon the number of days of the Term falling within the calendar year. Within ten (10) days after receipt of a copy of a tax bill, Landlord shall forward same to Tenant. Tenant shall not
be liable for any costs, penalties or other expenses due to Landlord's failure to provide copies of such tax bills in a timely manner. 

        5.3   Tenant
shall have the right to contest at its own expense the amount or validity, in whole or in part, of any Taxes by appropriate proceedings diligently conducted in
good faith, but only after payment of such Taxes, unless such payment, or a payment thereof under protest, would operate as a bar to such contest or interfere materially with the prosecution thereof,
in which event, notwithstanding the 

2

 

provisions
of Section 5.2 hereof, Tenant may postpone or defer payment of such Taxes if neither the Premises nor any portion thereof, by reason of such postponement or deferment, would be in
danger of being forfeited or lost. Tenant also shall have the right to select the counsel to be retained in connection with the prosecution of any such proceedings. Upon the termination of any such
proceedings, Tenant shall pay the amount of such Taxes or part thereof, if any, as finally determined in such proceedings, the payment of which may have been deferred during the prosecution of such
proceedings, together with any costs, fees, including attorneys' fees, interest, penalties, fines and other liability in connection therewith. Tenant shall be entitled to the refund of any Taxes,
penalty, fine and interest thereon received by Landlord which have been paid by Tenant or which have been paid by Landlord but for which Landlord previously has been reimbursed in full by Tenant.
Landlord shall not be required to join in any proceedings referred to in this Section 5.3 unless the provisions of any law, rule or regulation at the time in effect shall require that such
proceedings be brought by or in the name of Landlord, in which event Landlord shall join in such proceedings or permit the same to be brought in Landlord's name. 

        5.4   Tenant
covenants to furnish to Landlord, upon request by Landlord therefor, official receipts of the appropriate taxing authority, or other appropriate proof reasonably
satisfactory to Landlord, evidencing the payment of the same. 

ARTICLE VI

  INSURANCE

        6.1   Tenant
shall procure and maintain policies of insurance, at its own cost and expense, in character and amounts substantially similar to that insurance carried on the
Premises by Landlord prior to the date of this Lease, and shall maintain such policies throughout the Term, and any Extension Period(s), in a commensurate ratio of insurance to replacement cost;
provided, however, that if the same becomes unreasonably expensive or impracticable to maintain, Tenant shall maintain insurance in accordance with industry standards. 

        6.2   Notwithstanding
anything herein contained to the contrary, and provided the party providing the self-insurance has a consolidated net worth (computed to
include the net worth of any subsidiaries and affiliates) equal to or exceeding $100 million, Tenant shall have the right to self-insure against any and all risks. 

        6.3   Notwithstanding
any other provision of this Lease to the contrary, and without limitation of the provisions of this Article VI, whenever (a) any loss,
cost, damage or expense resulting from fire, explosion or any other casualty or occurrence is incurred by either of the parties hereto, or anyone claiming by, through, or under it in connection with
the Premises, and (b) such party then is covered in whole or in part by insurance with respect to such loss, cost, damage or expense or is required under this Lease to be so insured, then the
party so insured (or so required) hereby waives any claims against and releases the other party from any liability said other party may have on account of such loss, cost, damage or expense to the
extent of any amount recovered by reason of such insurance (or which could have been recovered had such insurance been carried as so required). The parties agree to furnish to each insurance company
which has or will issue policies of casualty insurance on the Improvements, written notice of said waivers and to have the insurance policies properly endorsed, if necessary, to acknowledge such
subrogation waivers. Such release of liability and waiver of the right of subrogation shall not be operative in any case where the effect thereof is to invalidate such insurance coverage or increase
the cost thereof (except that in the case of increased cost, the other party shall have the right, within thirty (30) days following written notice, to pay such increased cost, thereby keeping
such release and waiver in full force and effect). 

        6.4   Tenant
shall, within 30 days of the Commencement Date, provide Landlord with a certificate of insurance demonstrating that Tenant has obtained the required
insurance. Thereafter, upon 

3

 

Landlord's
written request, Tenant shall provide Landlord with a certificate of insurance evidencing the renewal and continued maintenance of such insurance. 

ARTICLE VII

  UTILITIES

        Tenant
will pay, when due, all charges of every nature, kind or description for utilities consumed by Tenant at the Premises, including all charges for water, sewage, heat, gas, light,
garbage, electricity, telephone, steam, power or other public or private utility services. 

ARTICLE VIII

  MAINTENANCE AND ALTERATIONS

        8.1   Tenant
shall keep and maintain the exterior and interior of the Premises in good condition and repair. As used herein, each and every obligation of Tenant to keep,
maintain and repair shall include, without limitation, all ordinary nonstructural repairs and replacements. To the extent possible, Tenant shall keep the Premises from falling temporarily out of
repair or deteriorating. Further, Tenant shall keep and maintain the improvements at any time situated upon the Premises, the parking area and all sidewalks and areas adjacent thereto, safe, secure,
clean and sanitary (including, without limitation, snow and ice clearance, planting and replacing flowers and landscaping, and necessary interior painting and carpet cleaning), and in substantial
compliance with all zoning, municipal, county and state laws, ordinances and regulations applicable to the Premises. Landlord represents and warrants that the Premises are as of the date of this
Lease, in compliance with all applicable zoning, municipal, county and state laws, ordinances and regulations. 

        8.2   Tenant
shall make all repairs, alterations, additions and improvements (hereinafter, "Alterations") on the Premises, and on and to the Improvements, parking areas,
sidewalks, and equipment thereon, which may be made necessary by the act or neglect of Tenant, its employees, agents or contractors, or any persons, firm or corporation, claiming by, through or under
Tenant or which are necessary or desirable in Tenant's sole opinion for the safer or more efficient operation of Tenant's business. All Alterations performed by Tenant shall be performed with new
materials in a good and workmanlike manner. 

        8.3   Notwithstanding
anything to the contrary contained in the foregoing, Landlord shall maintain and repair the Premises' structure, foundation and roof, and plumbing,
electrical, heating, ventilating, air conditioning and other mechanical systems (the "Systems") in accordance with all Federal, state and local requirements and shall make all necessary maintenance
and structural repairs to the Premises and Systems, which under generally accepted accounting principles are properly classified as capital expenses. Tenant shall be responsible, at its sole cost and
expense, for routine maintenance of the Systems. 

ARTICLE IX

  COMPLIANCE WITH LAWS AND ORDINANCES

        9.1   Except
with respect to matters arising prior to Tenant's occupancy of the Premises, and except as expressly provided elsewhere in this Lease, including without
limitation Section 20.3, at its sole cost and expense throughout the Term, Tenant shall comply or cause compliance in all material respects with or remove or cure any material violation of any
and all present and future laws, ordinances, orders, rules, regulations and requirements of all federal, state, municipal and other governmental bodies having jurisdiction over the Premises and
relating solely to Tenant's use of the Premises. Notwithstanding the foregoing, Landlord shall be responsible to cause the Premises to comply with the Americans with Disabilities Act. 

4

 

        9.2   After
prior written notice to Landlord, Tenant, at its sole cost and expense, shall have the right to contest the validity or application of any law or ordinance
referred to in this Article IX in the name of Tenant or Landlord, or both, by appropriate legal proceedings diligently conducted. If necessary or proper to permit Tenant to so contest the
validity or application of any such law or ordinance, Landlord shall execute and deliver any appropriate papers or other documents. 

ARTICLE X

  MECHANIC'S LIENS

        Tenant
shall not suffer or permit any mechanic's lien or other lien to be filed against the Premises, or any portion thereof, by reason of work, labor, skill, services, equipment or
materials supplied or claimed to have been supplied to the Premises at the request of Tenant, or of anyone holding the Premises, or any portion thereof, by through or under Tenant. If any such
mechanic's lien or other lien at any time shall be filed against the Premises or any portion thereof, Tenant, within thirty (30) days after the date Tenant first becomes aware of the filing of
the same, at Tenant's election, shall cause said lien either to be discharged of record or to be bonded over in a manner which is reasonably acceptable to Landlord. If Tenant shall fail to discharge
such mechanic's lien or liens or other lien or to bond over the same within such period, then Landlord may, but shall not be obligated to, discharge the same by paying to the claimant the amount
claimed to be due or by procuring the discharge of such lien as to the Premises by deposit of a cash sum or a bond or other security, or in such other manner as is now or may in the future be provided
by present or future law for the discharge of such lien as a lien
against the Premises. Any amount paid by Landlord, or the value of any deposit so made by Landlord, together with all costs, fees and expenses in connection therewith (including reasonable attorneys'
fees), together with interest thereon at the Maximum Rate of Interest, shall be repaid by Tenant to Landlord within thirty (30) days after demand therefor. Tenant shall indemnify, defend and
hold harmless Landlord and the Premises from all losses, costs, damages, expenses, liabilities, suits, penalties, claims, demands and obligations, including, without limitation, reasonable attorneys'
fees, resulting from the assertion, filing, foreclosure or other legal proceedings with respect to any such mechanic's lien or other lien. 

ARTICLE XI

  OPTIONS TO EXTEND

        11.1 Subject
to the provisions hereinafter set forth in this Article XI, Landlord hereby grants Tenant options to extend the Term on the same terms, conditions and
provisions as contained in this Lease, except as otherwise expressly provided herein, for three (3) periods of five (5) years each (collectively the "Extension Periods," or individually
an "Extension Period," as applicable). If exercised in accordance herewith, the first Extension Period shall commence on the first (1st) day after the Expiration Date and each successive Extension
Period shall commence on the day after the expiration of the immediately preceding Extension Period. 

        11.2 Said
options to extend each shall be exercisable in the following manner: 

        (a)   Not
less than sixty (60) days prior to the Expiration Date or the last day of the applicable Extension Period, Tenant, by written notice to Landlord ("Extension
Notice"), may exercise Tenant's option to extend for the next occurring Extension Period; provided, however, that if Tenant shall fail to give such Extension Notice, Tenant's right to exercise such
option nevertheless shall continue until thirty (30) days after Landlord shall have given Tenant written notice of Landlord's election to terminate such option to extend, and Tenant may
exercise such option at any time until the expiration of said thirty (30) day period by the giving of an Extension Notice, it being the intention of the parties to avoid forfeiture of Tenant's
right to extend the Term through inadvertent failure to deliver an Extension Notice within the time limit prescribed. If an option to 

5

 

extend
the Term, as the same may have been previously extended, is not extended in the aforesaid manner, the Term and Tenant's rights hereunder and its rights to occupy and possess the Premises shall
expire on the Expiration Date, or the last day of the then applicable Extension Period, as the case may be. 

        (b)   Subject
to Section 11.3 hereof, if Tenant delivers an Extension Notice as aforesaid, the Term shall be extended on the same terms, conditions and provisions as
contained herein 

        11.3 Rent
during the Extension Period(s) shall be determined in accordance with the provisions of Section 2.1. 

ARTICLE XII

  DEFAULTS OF TENANT

        12.1 The
occurrence of any one or more of the following events shall constitute an "Event of Default": 

        (a)   If
default shall be made in the due and punctual payment of any Rent or in the payment of any other amount to be paid by Tenant to Landlord, when and as the same shall
become due and payable, and such default shall continue for a period of fifteen (15) days after Tenant's receipt of written notice thereof from Landlord; or 

        (b)   If
default shall be made by Tenant in keeping, observing or performing any of the terms contained in this Lease, other than as referred to in subsection (a) of
this Section 12.1, and such default shall continue for a period of thirty (30) days after Tenant's receipt of written notice thereof given by Landlord, or such longer period as is
reasonable to cure said default, if said default cannot, with due diligence and in good faith, be cured within said thirty (30) days, provided that Tenant promptly and with due diligence and in
good faith fails to commence the cure of the same within the thirty (30) day period and thereafter fails to prosecute the curing of such default with due diligence and in good faith. 

        12.2 If
an Event of Default occurs, Landlord shall have the rights and remedies hereinafter set forth, which shall be distinct, separate and cumulative. 

        (a)   Landlord
may terminate this Lease by giving Tenant written notice of its election to do so, in which event the Term shall end and all right, title and interest of Tenant
hereunder shall expire on the date stated in such notice; 

        (b)   Landlord
may terminate Tenant's right to possess the Premises without terminating this Lease by giving written notice to Tenant that Tenant's right of possession shall
end on the date stated in such
notice, whereupon Tenant's right to possess the Premises or any part thereof shall cease on the date stated in such notice; and 

        (c)   Landlord
may enforce the provisions of this Lease and may enforce and protect the rights of Landlord hereunder by a suit or suits in equity or at law for the specific
performance of any covenant or agreement contained herein, and for the enforcement of any other appropriate legal or equitable remedy, including, without limitation, injunctive relief, and for
recovery of all monies due or to become due from Tenant under any of the provisions of this Lease. 

        12.3 If
Landlord exercises either of the remedies provided for in Sections 12.2(a) and 12.2(b), Tenant shall surrender possession of and vacate the Premises and immediately
deliver possession thereof to Landlord, and Landlord may, upon proper process of law, re-enter and take complete and peaceful possession of the Premises. 

        12.4 If
Landlord terminates Tenant's right to possess the Premises without terminating this Lease, such termination of possession shall not release Tenant, in whole or in
part, from Tenant's obligation to 

6

 

pay
the Rent hereunder for the full Term, as and when the same becomes due and payable, and Landlord shall have the right, from time to time, to recover from Tenant, and Tenant shall remain liable
for, all Rent and any other sums due and payable to Landlord during the period from the date of such notice of termination of possession to the stated end of the Term. In any such case, Landlord shall
use reasonable efforts to mitigate damages and to re-let the Premises or any part thereof for the account of Tenant for such time (which may be for a term extending beyond the Term) and
upon such terms as Landlord reasonably shall determine. Also, in any such case, Tenant shall pay the cost of Landlord's reasonable expenses of re-letting. Landlord shall collect the rents
from any such re-letting and apply the same first to the payment of its unreimbursed expenses of re-letting and second to the payment of Rent herein provided to be paid by
Tenant, and any excess or residue, until the expiration of the Term, shall operate only as an offsetting credit against the amount of Rent due and owing which thereafter becomes due and payable
hereunder, and upon the expiration of the Term, the total aggregate amount of all such excesses which Landlord has then accumulated, if any, shall be paid to Tenant. No such re-entry,
repossession or re-letting shall be construed as an eviction or ouster of Tenant or as an election on Landlord's part to terminate this Lease, unless a written notice of such intention is
given to Tenant, and Landlord, at any time and from time to time, may sue and seek a judgment for any deficiencies from time to time remaining after the application of the proceeds of any such
re-letting. In no event shall Landlord be entitled to collect Rent or other charges from Tenant prior to the date the same is due and payable under the terms of this Lease. 

        12.5 If
Landlord terminates this Lease pursuant to Section 12.2(a) hereof, Landlord shall be entitled to recover, as and for final damages for Tenant's default, an
amount equal to the difference between the present value of the aggregate Rent to be paid by Tenant hereunder for the unexpired portion of the Term, and the then present value of the aggregate
reasonable fair market rent for the Premises over the same period. In the computation of present value, a discount rate of six percent (6%) per annum shall be employed. 

ARTICLE XIII

  DESTRUCTION AND RESTORATION

        13.1 Tenant
covenants and agrees that, subject to the availability of insurance proceeds, in case of damage or destruction of the Improvements after the Commencement Date by
fire or otherwise, Tenant shall promptly restore, repair, replace and rebuild the same as nearly as possible to the condition that the same were in immediately prior to such damage or destruction with
such changes or alterations (made in conformity with Article VIII hereof) as may be reasonably acceptable to Landlord or required by law. Such restoration, repairs, replacements, rebuilding,
changes and alterations, including the cost of temporary repairs for the protection of the Improvements, or any portion thereof, pending completion thereof are sometimes hereinafter referred to as the
"Restoration." The Restoration shall be carried on and completed in accordance with the provisions and conditions of this Section and Article VIII hereof. All insurance monies payable on
account of such damage or destruction shall be applied to the payment of the costs of the Restoration. Notwithstanding anything to the contrary herein contained, if the insurance monies in the hands
of Tenant shall be insufficient to pay the entire costs of the Restoration, Landlord may, but shall not be obligated to, pay any deficiency. If Landlord elects not to pay any such deficiency, Tenant
shall have the right to terminate this Lease upon thirty (30) days prior written notice to Landlord. Upon completion of the Restoration, Tenant shall be entitled to any insurance monies then
remaining. 

        13.2 From
and after any destruction of or damage to the Improvements, or any portion thereof, by fire, casualty or otherwise, which, results in the inability of Tenant to
conduct its business, in part or in whole, at the Premises, all Rent and all other charges payable by Tenant hereunder shall abate from the date of such suspension of business until the earlier of
(a) the date such business is resumed, or (b) the completion of Restoration; and in connection therewith, if the Improvements are damaged in 

7

 

part
but Tenant elects to continue to conduct its business therein, the Rent shall abate and be diminished in proportion to that part of the Improvements which is rendered unusable. 

        13.3 Notwithstanding
the foregoing provisions of this Article XIII, in case of damage or destruction of the Improvements which, in Tenant's reasonable judgment cannot
be repaired or restored within six (6) months following the date of damage or destruction, Tenant shall have the option of terminating this Lease as of the date of such damage or destruction by
notice in writing given to Landlord within thirty (30) days after the occurrence of such damage or destruction. In such event, Landlord shall be entitled to all of the casualty insurance
proceeds payable on account of such damage or destruction (excluding any insurance coverage for Tenant's contents, trade fixtures and other personal property), and Tenant shall assign to Landlord,
Tenant's rights to such insurance proceeds. 

ARTICLE XIV

  CONDEMNATION

        14.1 If,
during the Term, the entire Premises shall be taken as the result of the exercise of the power of eminent domain or conveyed under threat thereof (hereinafter
referred to as the "Proceedings"), this Lease and all right, title and interest of Tenant hereunder shall terminate on the earlier of taking of possession by the condemning authority or the date of
vesting of title pursuant to such Proceedings. Landlord and Tenant each shall be entitled to an allocation of the award to be made in such Proceedings relative to their respective interests in the
Premises. For purposes of determining the value of Tenant's interest, it shall be assumed that Tenant would extend the Term for the maximum number of Extension Periods. 

        14.2 If,
during the Term, less than the entire Premises shall be taken in any such Proceedings, but such taking shall materially effect Tenant's use of the Premises, Tenant
may terminate this Lease. Such termination shall be effected by notice in writing given not more than sixty (60) days after the date of vesting of title in such Proceedings, and shall specify a
date not more than sixty (60) days after the giving of such notice as the date for such termination. Upon the date specified in such notice, the Term this Lease, and all right, title and
interest of Tenant hereunder shall cease and terminate. If this Lease is terminated as provided in this Section 14.2, Landlord and Tenant each shall be entitled to an allocation of the award to
be made in such Proceedings relative to their respective interests in the Premises. For purposes of determining the value of Tenant's interest, it shall be assumed that Tenant would extend the Term
for the maximum number of Extension Periods. 

        14.3 If
during the Term, less than the entire Premises shall be taken, but either (i) such taking shall not materially effect Tenant's use of the Premises or
(ii) Tenant does not elect to terminate pursuant to Section 14.2, this Lease, upon the earlier of taking of possession by the condemning authority or vesting of title in the Proceedings,
shall terminate as to the parts so taken, and the proceeds of the award for such taking shall be delivered to Tenant to the extent necessary to restore that portion of the Improvements on the Premises
not so taken to a complete architectural and mechanical unit and otherwise to make the remaining Premises appropriate for the use and occupancy of Tenant. In the event that the net amount of the award
(after deduction of all costs and expenses, including attorneys' fees) that may be received in any such Proceedings for physical damage to the Improvements or the Land as a result of such taking is
insufficient to pay all costs of such restoration work, Landlord shall deposit with Tenant such additional sum as may be required. The provisions and conditions in Article VIII applicable to
changes and alterations shall apply to Tenant's obligations to restore as aforesaid. 

        14.4 In
the event of any termination of this Lease, or any part thereof, as a result of any such Proceedings, Tenant shall pay to Landlord all Rent and all other charges
payable hereunder with respect to that portion of the Premises so taken, apportioned to the date of such termination. 

8

 

        14.5 If
Tenant either is not entitled, or does not elect, to terminate this Lease in the event of a partial taking of the Premises, the Rent payable hereunder during the
period from and after the earlier of the taking of possession by the condemning authority and the date of vesting of title in such Proceedings through to the expiration or termination of this Lease
(as the Term may be extended) shall abate and be diminished in proportion to that part of the Improvements and the Land which has been taken. 

ARTICLE XV

  ASSIGNMENT AND SUBLETTING

        15.1 Tenant,
at any time and from time to time during the Term, upon Landlord's prior written approval, which approval shall not be unreasonably withheld or delayed, may:
(a) assign, transfer, mortgage, pledge, hypothecate or encumber this Lease or any interest under it; (b) allow to exist or occur any transfer of or lien upon this Lease or Tenant's
interest herein by operation of law; or (c) sublet the Premises or any part thereof; provided, however, that the same shall not relieve Tenant from liability for performance of any covenant or
obligation hereunder. Notwithstanding the foregoing, Tenant may assign its rights and interest in this Lease to (i) any party affiliated with Tenant, (ii) any entity resulting from a
merger or consolidation of Tenant into or with another entity or (iii) any entity succeeding to the business and assets of Tenant, without Landlord's prior written consent; provided, however,
that such assignment shall not relieve Tenant from liability for the performance of any covenant or obligation hereunder, and, provided further, that Tenant shall notify Landlord in writing of such
actions. 

        15.2 If
Tenant shall assign this Lease, the assignee expressly shall assume in writing all of the obligations of Tenant hereunder. 

        15.3 Landlord
shall have the ability to transfer the Premises and assign its interest in the Lease to an entity affiliated with Landlord, without Tenant's prior consent,
provided that Landlord shall give Tenant written notice of any such transfer. The provisions of Article XXI shall not apply to a transfer under this Section 15.3. 

9

   ARTICLE XVI

  SUBORDINATION, NONDISTURBANCE, NOTICE TO MORTGAGEE AND ATTORNMENT

        16.1 This
Lease is and shall be subject and subordinate to the lien of any mortgage, deed of trust, security instrument or other document of like nature, hereinafter
referred to as "Mortgage", which now or at any time hereafter may be placed upon the Premises, or any portion thereof or interest therein, and to all present and future ground or underlying leases of
the Land, and to any replacements, renewals, amendments, modifications, extensions or refinancing of any of the foregoing, and to each and every advance made under any Mortgage (unless the holder of
any Mortgage or the lessor under any such ground or underlying lease [such holder or lessor being hereinafter referred to as a "Mortgagee"] requires in writing that this Lease
be superior thereto); provided that the Mortgagee agrees in writing that so long as no Event of Default is continuing, neither Tenant's right to quiet enjoyment under this Lease, nor the right of
Tenant to continue to occupy the Premises and all portions thereof, and to conduct its business thereon in accordance with the covenants, conditions, provisions, terms and agreements of this Lease,
shall be interfered with or disturbed by Landlord or anyone claiming by, through or under Landlord, including Mortgagee. Tenant agrees at any time hereafter, and from time to time within thirty
(30) days after demand of Landlord, to execute and deliver to Landlord any instruments, releases or other documents that reasonably may be required to effect or confirm the subordination or
superiority of this Lease to the lien of any such Mortgage or to any such ground or underlying lease. In addition, Landlord shall cause any Mortgagee currently holding a Mortgage, to agree in writing
in a manner satisfactory to Tenant not to interfere with or disturb Tenant's rights as aforesaid so long as no Event of Default is continuing said writing to be delivered to Tenant within thirty
(30) days of the Commencement Date. The lien of any Mortgage shall not cover Tenant's trade fixtures or other personal property located in or on the Premises. 

        16.2 If
any Mortgagee shall succeed to the rights of Landlord under this Lease or to ownership of the Premises, whether through foreclosure or the delivery of a deed in lieu
thereof, then upon the written request of such Mortgagee, and provided that such Mortgagee agrees in writing to assume and be bound by all of Landlord's obligations hereunder, Tenant shall attorn to
and recognize such Mortgagee as Tenant's landlord under this Lease, and shall execute and deliver any instrument that such Mortgagee may reasonably request to evidence such attornment. Subject to the
terms of Section 22.7 hereof, in the event of any other transfer of Landlord's interest hereunder, upon the written request of the transferee and Landlord, and provided such transferee agrees
in writing to assume and be bound by all of Landlord's obligations hereunder, Tenant shall attorn to and recognize such transferee as Tenant's landlord under this Lease and shall execute and deliver
any instrument that such transferee and Landlord reasonably may request to evidence such attornment. 

ARTICLE XVII

  SIGNS

        Tenant
may erect any signs on the exterior or interior of the Improvements or on the landscaped area adjacent thereto, provided that such sign or signs (i) do not cause any
irreparable structural damage or other damage to the Improvements; (ii) do not violate applicable governmental laws, ordinances, rules or regulations; and (iii) do not violate any
covenants, conditions or restrictions affecting the Premises. 

ARTICLE XVIII

  LANDLORD'S ACCESS

        18.1 Tenant
agrees to permit Landlord and its authorized representatives, at Landlord's sole cost and expense, to enter upon the Premises at all reasonable times during
ordinary business hours, upon 

10

 

not
less than two (2) business days prior notice, for the purpose of inspecting the same and making any necessary repairs or replacements which are the obligation of Landlord. Landlord may,
during the progress of any work required hereunder, keep and store upon the Premises all reasonably necessary materials, tools and equipment. 

        18.2 Landlord
is hereby also given the right at all reasonable times during ordinary business hours, upon not less than two (2) business days prior notice, to enter
upon the Premises and to exhibit the same for the purpose of mortgaging or selling the same or, during the final four (4) months of the Term, leasing the same. 

        18.3 In
exercising its rights hereunder, Landlord shall refrain from any acts which may interfere with Tenant's use or occupancy of the Premises or access thereto. Without
limiting the generality of the foregoing, Landlord acknowledges that it is necessary for Tenant to control access to the Premises in order to avoid unauthorized persons from viewing Tenant's trade
secrets, proprietary products, technology and/or processes. Accordingly, while within the Premises, Landlord and its representatives, at Tenant's option, shall be accompanied by a representative of
Tenant and shall comply with reasonable directions of such representative relative to safety and to the protection of Tenant's trade secrets and other proprietary information. Landlord also agrees to
defend, indemnify and hold Tenant harmless against any and all claims, damages, liability, costs and expenses arising out of or alleged to have arisen out of any entry onto the Premises by Landlord
and/or its authorized representatives. Landlord agrees to execute and cause its authorized representatives to execute confidentiality agreements as required by Tenant. 

ARTICLE XIX

  SURRENDER AND HOLDING-OVER

        19.1 Upon
the termination of this Lease, whether by forfeiture, lapse of time or otherwise, or upon termination of Tenant's right to possession of the Premises, Tenant will
at once surrender and deliver up the Premises, together with all improvements thereon, to Landlord, in good condition and repair, reasonable wear and tear and damage by casualty and condemnation
excepted. Said improvements shall include all plumbing, lighting, electrical, heating, cooling and ventilating fixtures and equipment, and all alterations. All permanent alterations, additions and
improvements made in or upon the Premises by Tenant shall become Landlord's property and shall remain upon the Premises on any such termination without compensation, allowance or credit to Tenant. 

        19.2 Upon
the termination of this Lease, Tenant shall remove Tenant's personal property, trade fixtures and equipment; provided, however, that Tenant shall repair any injury
or damage to the Premises which may result from such removal and shall restore the Premises to the same condition as existed prior to the installation thereof. If Tenant does not remove Tenant's
personal property, trade fixtures and equipment from the Premises prior to the expiration or earlier termination of the Term, Landlord, upon thirty (30) days' notice to Tenant, at its option,
may remove the same (and repair any damage occasioned thereby) and dispose thereof or deliver the same to any other place of business of Tenant or warehouse the same, and Tenant shall pay the cost of
such removal, repair, delivery and warehousing to Landlord within thirty (30) days of demand therefor. 

        19.3 Tenant
shall have no right to occupy the Premises or any portion thereof after the expiration of this Lease or after the termination of this Lease or of Tenant's right
to possession pursuant to Article XII hereof. In the event Tenant or any party claiming by, through or under Tenant holds over, Landlord may exercise any and all remedies available to it at law
or in equity to recover possession of the Premises, and for direct damages; provided, however, that Landlord shall not be entitled to recover, and hereby expressly waives any right to recover,
consequential damages. Notwithstanding anything contained herein to the contrary, in the event Tenant or any party claiming by, through or under Tenant holds-over after the expiration of
the Term, Landlord may elect, in lieu of any other remedy provided 

11

 

by
law or herein, that the same shall constitute a month-to-month tenancy upon the same terms as in this Lease at a rate of rent equal to one hundred twenty five percent (125%)
of the Monthly Rent for the month in which the Term expires. 

ARTICLE XX

  HAZARDOUS AND TOXIC MATERIALS

        20.1 As
used herein: 

        (a)   "Claim"
shall mean and include any demand, cause of action, proceeding or suit (i) for damages, losses, injuries to person or property, damages to natural
resources, fines, penalties, interest, or contribution; (ii) for the costs of site investigations, feasibility studies, information requests, health or risk assessments or Response actions; or
(iii) for enforcing this Article XX. 

        (b)   "Environmental
Law" means federal, state, regional, county and local administrative rules, statutes, codes, ordinances, regulations, licenses, permits, approvals, plans,
authorizations, directives, rulings, injunctions, decrees, orders, judgments, and any similar items, relating to the protection of human health, safety, or the environment including without
limitation: (a) the Comprehensive Environmental Response, Compensation and Liability Act of 1980 ("CERCLA") (42 U.S.C. §§ 9601 et
seq.; (b) the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. §§ 9601 et seq.);
(c) The Hazardous Materials Transportation Control Act of 1970 (49 U.S.C. §§ 1802 et seq.; (d) the Resource
Conservation and Recovery Act of 1976, as amended by the Solid and Hazardous Waste Act Amendments ("RCRA") (42 U.S.C. §§ 6901 et
seq.); (e) the Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977 (33 U.S.C. §§ 1251 et
seq.) (the "Clean Water Act"); (f) the Safe Drinking Water Act (42 U.S.C. §§ 300h et seq.);
(g) the Clean Air Act, as amended by the Clean Air Act Amendments of 1990 (42 U.S.C. §§ 1857 et seq.); (h) the
Solid Waste Disposal Act, as amended by RCRA (42 U.S.C. § 6901 et seq.); (i) the Toxic Substances Control Act (15 U.S.C.
§§ 2601 et seq.); (j) the Emergency Planning and Community Right-to-Know Act of 1986 ("EPCRA")
(42 U.S.C. §§ 11001 et seq.); (k) the Federal Insecticide, Fungicide and Rodenticide Act ("FIFRA") (7 U.S.C.
§§ 136 et seq.); (l) the National Environmental Policy Act of 1975 (42 U.S.C. §§ 4321  et seq.); (m) the Radon Gas and Indoor
Air Quality Reserve Act (42 U.S.C. §§ 7401 et
seq.); (n) the National Environmental Policy Act of 1975 (42 U.S.C. §§ 4321 et seq.);
(o) the Rivers and Harbors Act of 1899 (33 U.S.C. §§ 401 et seq.); (p) the Oil Pollution Act of 1990 (33 U.S.C.
§§ 1321 et seq.); (q) the Endangered Species Act of 1973, as amended (16 U.S.C. §§ 1531  et seq.); (r) the Occupational Safety
and Health Act of 1970, as amended, (29 U.S.C. §§ 651 et
seq.); (s) North American Free Trade Act, (t) counterparts of any of the foregoing federal statutes enacted within or outside the United States or by any other
nation, any U.S. state, region, county or local government (including any subdivisions thereof); (u) any and all laws, rules, regulations, codes, ordinances, licenses, permits, approvals,
plans, authorizations, directives, rulings, injunctions, decrees, orders and judgments enacted or promulgated under any of the foregoing, all as amended and as may be amended in the future, and
(v) common law theories of nuisance, trespass, waste, negligence, and abnormally dangerous activities arising out of or relating to the presence of Hazardous Substances in the environment or
work place. 

        (c)   "Hazardous
Substance" shall be construed broadly to include any substance, material or waste, including without limitation any constituent, chemical, element, particle,
compound, material, substance or waste which is defined as a "hazardous waste," "hazardous material," "hazardous substance," "extremely hazardous substance," "restricted hazardous waste,"
"contaminant," "toxic waste," "toxic substance," or "special waste" under any Environmental Law which includes, but is not limited to, petroleum, petroleum by-products (including crude oil
and 

12

 

any
fraction thereof), waste oils, any hydrocarbon based substance, asbestos, asbestos-containing materials, urea formaldehyde and polychlorinated biphenyls. 

        (d)   "Manage"
or "Management" means to generate, manufacture, process, treat, store, use, re-use, refine, recycle, reclaim, blend or burn for energy recovery,
incinerate, accumulate speculatively, transport, transfer, dispose of or abandon Hazardous Substance. 

        (e)   "Release"
shall mean releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, disposing or dumping into the indoor
or outdoor environment, including without limitation the abandonment or discarding of barrels, drums, containers, tanks and other receptacles containing or previously containing any Hazardous
Substance. 

        (f)    "Response"
or "Respond" shall mean action required by any Environmental Law to correct, remove, remediate, cleanup, prevent, mitigate, monitor, evaluate, investigate,
assess or abate a Release of a Hazardous Substance. 

        20.2 During
the Term, Tenant, at its sole cost and expense, shall (a) comply with all Environmental Laws relating solely to its use of the Premises, and permits
issued thereunder; (b) conduct any Management of Hazardous Substances by Tenant on the Premises in compliance with Environmental Laws; (c) use commercially reasonable efforts so as to
not cause or allow the Release of any Hazardous Substances on, to or from the Premises, except in compliance with Environmental Laws and permits issued thereunder; (d) arrange for the lawful
transportation and off-site disposal of all Hazardous Substances that it generates; and (e) secure, maintain, and comply with all permits required by Environmental Laws in
connection with Tenant's use of the Premises. 

        20.3 During
the Term, Landlord, at its sole cost and expense, shall (a) comply with all Environmental Laws other than those relating solely to Tenant's use of the
Premises, and permits issued thereunder; (b) secure, maintain and comply with all permits required by Environmental Laws other than those required solely by reason of Tenant's use of the
Premises; and (c) cure any violation of any Environmental Laws attributable to the period prior to the Commencement Date. 

        20.4 Landlord
and Landlord's agents and employees shall have the right to enter upon the Premises to conduct appropriate inspections or tests in order to determine Tenant's
compliance with Environmental Laws, provided that (a) such inspections and tests shall be performed at the sole cost and expense of Landlord; (b) Landlord shall provide Tenant with
written notice not less than five business (5) days prior to conducting such inspections or tests; (c) such tests shall be performed at reasonable times designated by Tenant, shall be
subject to the provisions of Section 18.3 and in all other respects shall not interfere with Tenant's business operations and shall be in compliance with Tenant's security procedures; and
(d) Landlord promptly shall communicate and, when appropriate, delivery copies of the results of any investigation and tests, to Tenant. 

        20.5 If
Tenant's Management of Hazardous Substances at the Premises (a) results in or causes a Release which violates an Environmental Laws or permits issued
thereunder; (b) gives rise to liability or a Claim or requires a Response under common law or any Environmental Law or permit issued thereunder; (c) causes a significant public health
effect; or (d) creates a nuisance, Tenant, in any and all such occurrences and at its sole cost and expense, promptly shall take all applicable action in Response. 

        20.6 Tenant
shall indemnify, defend and hold harmless Landlord, its beneficiary, managing agents and mortgagees from all Claims arising from or attributable to any breach by
Tenant of any of its warranties, representations or covenants in this Article XX. 

        20.7 Notwithstanding
anything in the Article XX to the contrary, Tenant shall not be liable and Landlord shall fully indemnify and hold Tenant harmless from and
against any and all liabilities, damages, expenses, costs and losses arising from, or as a result of, any use and occupancy of the 

13

 

Premises
prior to the Commencement Date, including any violation of any Environmental Laws attributable to the period prior to the Commencement Date, and from, or as a result of, any breach of
Landlord's obligations under this Lease. 

ARTICLE XXI

  RIGHT OF FIRST REFUSAL

        If,
at any time after the date of this Lease and while this Lease is in full force and effect, Landlord should receive from a third party purchaser a written offer to purchase the
Premises (the "Third Party Offer"), and should Landlord desire to accept the Third Party Offer, it shall first make a written offer (the "Tenant Offer") to sell said Premises to Tenant at the price
and upon the terms and conditions set forth in the Third Party Offer. The Tenant Offer shall be accompanied by a copy of the Third Party Offer. Tenant may accept the Tenant Offer by service of notice
of acceptance on Landlord on or before the thirtieth (30th) day following delivery of the Tenant Offer to Tenant. If the Tenant Offer is accepted, the purchase and sale shall be closed at the
principal office of Landlord on the date set forth in the Third Party Offer or at such other place, time and date as Landlord and Tenant may agree upon, by payment of the purchase price against
conveyance of the Premises free and clear of liens and encumbrances of every kind and description except as permitted by the Tenant Offer. If Tenant fails to fully and timely accept the Tenant Offer
as herein provided, Landlord may make the sale of the Premises to the prospective purchaser making the Third Party Offer in accordance with the terms thereof; provided, however, that if Landlord fails
to consummate the sale of the Premises on exactly the same terms and conditions as are set forth in the Third Party Offer, the Premises shall again be subject to Tenant's right of first refusal.
Tenant's right of first refusal as set forth in this Article XXI shall be a continuing right and shall survive each sale of the Premises during the term hereof (as it may be extended as
provided herein). 

ARTICLE XXII

  MISCELLANEOUS PROVISIONS

        22.1 To
the fullest extent allowed by law, Tenant, at all times, shall indemnify, defend and hold Landlord, its officers, directors, employees and agents, harmless from and
against any and all claims by or on behalf of any person or persons, firm or firms, corporation or corporations, arising from the conduct or management of or from any work or things whatsoever done in
or about, the Premises (except to the extent arising out of Landlord's negligence or other wrongful conduct), and further will indemnify, defend and hold Landlord, its officers, directors, employees
and agents, harmless against and from any and all claims arising during the Term and based upon any breach or default on the part of Tenant in the performance of any covenant or agreement on the part
of Tenant to be performed pursuant to the terms of this Lease, or arising from any act or neglect of Tenant, its agents, servants, employees, licensees, or contractors, or arising from any accident,
injury or damage whatsoever caused to any person, firm or corporation occurring during the Term in or about the Premises, and from and against all costs, attorneys' fees, expenses and liabilities
incurred in or with respect to any such claim or action or proceeding brought thereon. To the fullest extent allowed by law, Landlord, at all times, shall indemnify, defend and hold Tenant, its
officers, directors, employees and agents, harmless from and against any and all claims by or on behalf of any person or persons, firm or firms, corporation or corporations, arising from the conduct
or management of, or from any work or things whatsoever done in or about, the Premises (except to the extent arising out of Tenant's negligence or other wrongful conduct), and further will indemnify,
defend and hold Tenant, its officers, directors, employees and agents harmless against and from any and all claims arising during the Term and based upon any breach or default on the part of Landlord
in the performance of any covenant or agreement on the part of Landlord to be performed pursuant to the terms of this Lease, including, without limitation, the breach of any representation or warranty
of Landlord contained in this Lease, or arising from any act 

14

 

or
neglect of Landlord, its agents, servants, employees, licensees or contractors, whenever and wherever occurring or arising from any accident, injury or damage whatsoever caused to any person, firm
or corporation occurring prior to or after the Term in or about the Premises, and from and against all costs, attorneys' fees, expenses and liabilities incurred in connection with any such claim or
action or proceeding brought thereon. 

        22.2 All
notices, demands and requests which may be or are required to be given, demanded or requested by either party to the other shall be in writing. All notices, demands
and requests by Landlord to Tenant shall be sent by United States registered or certified mail, postage prepaid, or by commercial overnight delivery service or other personal service (with evidence of
receipt), addressed as follows: 

        LKQ
Corporation

        120 N. LaSalle Street

        Suite 3300

        Chicago, Illinois 60602

        Attn: General Counsel 

or
at such other place as Tenant may from time to time designate by written notice to Landlord. All notices, demands and requests by Tenant to Landlord shall be sent by United States registered or
certified mail, postage prepaid, or by commercial overnight delivery service or other personal service (with evidence of receipt), addressed to Landlord as follows: 

        Steven
H. Jones

        3701 SW Stonybrook

        Topeka, Kansas 66610 

or
at such other place as Landlord from time to time may designate by written notice to Tenant. Notices, demands and requests which shall be served upon Landlord by Tenant, or upon Tenant by Landlord,
by mail in the manner aforesaid, shall be deemed to be sufficiently served or given for all purposes hereunder on the second business day after mailing, and notices served by overnight delivery
service shall be deemed served or given on the second (2nd) business day after delivery to such service. 

        22.3 Landlord
covenants and agrees that Tenant, upon paying the Rent, and upon observing and keeping the covenants, agreements and conditions of this Lease on its part to be
kept, observed and performed, shall lawfully and quietly hold, occupy and enjoy the Premises (subject to the provisions of this Lease) during the Term (as it may be extended from time to time as
expressly provided herein) without hindrance or molestation by Landlord or by any person or persons claiming under Landlord. In the event of a breach by Landlord of this Section 22.3, or of any
other covenant herein, then, anything in this Lease notwithstanding, Tenant shall have the full right to cure such breach at the expense of Landlord, and Landlord shall upon demand pay Tenant's costs,
including attorneys' fees and expenses, of curing said breach (or Tenant, at its option, may deduct said costs and fees and expenses from the next accruing installment(s) of Rent or other charges
payable by it to Landlord), or Tenant may enforce any and all remedies at law or in equity or under this Lease which may be available to Tenant under the particular circumstances. 

        22.4 Tenant
and Landlord, each without charge at any time and from time to time, within thirty (30) days after written request by the other party, shall certify by
written instrument, duly executed, acknowledged and delivered to any Mortgagee, assignee of a Mortgagee, proposed Mortgagee, or to any purchaser or proposed purchaser or transferee of the Landlord,
Tenant or Premises or any interest therein: 

        (a)   That
this Lease is unmodified and in full force and effect (or, if there have been modifications, that the same is in full force and effect, as modified, and stating the
modifications); 

15

 

        (b)   The
dates to which the Rent has been paid in advance; 

        (c)   Whether
or not there are then existing any breaches or defaults by the certifying party or by the other party and known by the certifying party under any of the
covenants, conditions, provisions, terms or agreements of this Lease, and specifying such breach or default, if any, or any set-offs or defenses against the enforcement of any covenant,
condition, provision, term or agreement of this Lease upon the part of Landlord or Tenant, as the case may be, to be performed or complied with (and, if so, specifying the same and the steps being
taken to remedy the same); 

        (d)   That
Tenant has made no advancements to or on behalf of Landlord for which it has the right to deduct from, or offset against, future Rent payments; 

        (e)   Tenant
has accepted the Premises and is in full and complete possession thereof; and 

        (f)    Such
other statements or certificates as Landlord or Tenant or any Mortgagee may reasonably request. 

        22.5 Upon
not less than thirty (30) days prior written request by either party, the parties hereto agree to execute and deliver to each other a memorandum of lease,
in recordable form, setting forth the following: 

        (a)   the
date of this Lease; 

        (b)   the
parties to this Lease; 

        (c)   the
Term of this Lease; 

        (d)   the
three (3), five (5) year extension options set forth in Article XI; 

        (e)   the
right of first refusal set forth in Article XXI; 

        (f)    the
legal description of the Premises; 

        (g)   the
option to purchase set forth in Article XXV; and 

        (h)   such
other matters reasonably requested by Landlord or Tenant to be stated therein. 

        22.6 If
any covenant, condition, provision, term or agreement of this Lease shall, to any extent, be held invalid or unenforceable, the remaining covenants, conditions,
provisions, terms and agreements of this Lease shall not be affected thereby, but each covenant, condition, provision, term or agreement of this Lease shall be valid and in force to the fullest extent
permitted by law. This Lease shall be construed and be enforceable in accordance with the laws of the State of Kansas. 

        22.7 The
covenants and agreements herein contained shall bind and inure to the benefit of Landlord and its successors and assigns, and Tenant and its successors and assigns. 

        22.8 The
caption of each article of this Lease is for convenience and reference only and in no way defines, limits or describes the scope or intent of such article or of
this Lease. 

        22.9 This
Lease does not create the relationship of principal and agent, or of partnership, joint venture, or of any association or relationship between Landlord and Tenant,
the sole relationship between Landlord and Tenant being that of landlord and tenant. 

        22.10 All
preliminary and contemporaneous negotiations are merged into and incorporated in this Lease. This Lease contains the entire agreement between the parties and shall
not be modified or amended in any manner except by an instrument in writing executed by the parties hereto. 

        22.11 There
shall be no merger of this Lease or the leasehold estate created by this Lease with any other estate or interest in the Premises by reason of the fact that the
same person, firm, corporation or other entity may acquire, hold or own directly or indirectly, (a) this Lease or the leasehold interest 

16

 

created
by this Lease or any interest therein, and (b) any other estate or interest in the Premises or any portion thereof. No such merger shall occur unless and until all persons, firms,
corporations or other entities having an interest (including a security interest) in (1) this Lease or the leasehold estate created hereby, and (2) any such other estate or interest in
the Premises or any portion thereof, shall join in a written instrument expressly effecting such merger and shall duly record the same. 

        22.12 All
obligations, monetary or otherwise, accruing prior to expiration of the Term (as it may be extended from time to time) shall survive the expiration or other
termination of this Lease. 

        22.13 Time
is of the essence of this Lease, and all provisions herein relating thereto shall be strictly construed. 

        22.14 Each
party represents and warrants to the other that it has not dealt with any broker in connection with this Lease and agrees to indemnify and hold the other party
and its agents, officers, directors and employees harmless from all losses, damages, liabilities, claims, liens, costs and expenses, including, without limitation, attorneys' fees, arising from any
claims or demands of any broker or brokers, salespersons or finders for any commission or fee alleged to be due such broker or brokers, salespersons or finders based upon such broker or brokers,
salespersons or finders having dealt with the indemnifying party in connection with this Lease. 

        22.15 To
the extent either party indemnifies and agrees to defend the other under the terms of this Lease, the indemnifying party shall have the right to select counsel to
undertake such defense, which counsel shall be reasonably acceptable to the indemnified party. 

        22.16 Subject
to specific conditions as to consents and approvals provided for in other sections of this Lease, no consent or approval required under this Lease shall be
unreasonably withheld or delayed. 

        22.17 This
Lease may be executed in counterparts, each of which when taken together shall constitute one instrument. 

        22.18 This
Lease represents the product of the joint negotiation, preparation and agreement of and between the parties hereto and is not to be construed against one party or
the other as the principal drafter. 

        22.19 In
the event of any litigation between the Landlord and the Tenant arising out of an alleged breach of this Lease by either of them and such litigation terminates upon
the issuance of a final, unappealable judicial order, the unsuccessful party therein shall pay the successful party's reasonable attorneys' fees and expenses in such litigation. This provision shall
inure only to the Landlord and Tenant and their respective successors and permitted assigns, if any. 

17

   ARTICLE XXIII

  LANDLORD'S REPRESENTATIONS AND WARRANTIES

        23.1 In
addition to the other representations and warranties made herein, Landlord hereby represents and warrants to Tenant that as of the date hereof the following
representations and warranties are true, correct and complete and that the same will be true, correct and complete on and as of the Commencement Date: 

        (a)   Landlord
warrants and represents that the execution and delivery of this Lease by the signatory hereto on behalf of Landlord and the performance of this Lease by
Landlord have been duly authorized by Landlord and this Lease is binding upon Landlord and enforceable against Landlord in accordance with its terms. 

        (b)   Landlord
warrants and represents that it is and shall be the owner of fee simple title to the Land, free and clear of all liens, encumbrances, covenants, conditions,
restrictions, rights of way, easements, leases, tenancies, licenses, claims, options, and any other matters which would impair the marketability of title to the Land. 

        (c)   Landlord
represents and warrants that there are no condemnation or judicial proceedings, administrative actions or examinations, claims or demands of any type which have
been instituted or which are pending or threatened against Landlord with respect to the Premises or any part thereof. There are no actions or proceedings pending or to the best of Landlord's
knowledge, threatened against Landlord with respect to the Premises before any court or administrative agency which would result in any material adverse change in the condition and operation of the
Premises. In the event Landlord receives notification of any of the foregoing prior to Commencement Date, copies of such notice shall be provided to Tenant by Landlord within three (3) days
following its receipt thereof, but in no event later than the Commencement Date. 

        (d)   Intentionally
omitted. 

        (e)   Landlord
represents and warrants that the Premises will be delivered on the Commencement Date in substantially the same condition as on the date hereof, reasonable wear
and tear excepted, and free of any occupants, tenants or rights of first refusal, right of reverter or rights of first offer relating to the Premises, other than as provided in this Lease; any service
contracts or management agreements; and any employee, employment agreements or union contract affecting the Premises. 

        (f)    Landlord
represents and warrants that Landlord has not filed any proceeding or petition in, nor received notice that any proceeding or petition has been filed against
Landlord in bankruptcy or insolvency, or for reorganization or for the appointment of a receiver, custodian or trustee, or for the arrangement of debts under any state or federal statute relating to
debtor protection or insolvency, and further that Landlord is not insolvent and will not be rendered insolvent by the consummation of the transaction contemplated by this Lease. 

        (g)   Landlord
represents and warrants that it has received no notice of any violations of building, fire, air pollution, or Environmental Law and that Landlord has no
knowledge of any suits or judgments threatened or pending relating to violations at the Premises or any portion of the Premises of any such laws, ordinances and regulations. 

        (h)   Landlord
represents and warrants that there are no special taxes or assessments pending and/or unpaid with respect to any improvements not yet completed on the Premises; 

        (i)    Landlord
represents and warrants that there are no parties that have any rights to possession of any part of the Premises other than Landlord or that have any leases to
any portion of the Premises, other than as provided in this Lease. 

18

 

        (j)    Landlord
represents and warrants that there are no written or oral service agreements or other contracts or leases with respect to the Property or any part thereof,
except this Lease. 

        (k)   Landlord
represents and warrants that there are no underground storage tanks on the Premises or any condition on the Premises which materially violates the terms of any
applicable environmental law. 

        (l)    Intentionally
omitted. 

        (m)  Landlord
represents and warrants that between the date of this Lease and the Commencement Date that it will not enter into any leases, service agreements or other
contracts with respect to the Premises, which will be effective beyond the Commencement Date without express written consent of Tenant, which consent shall not be unreasonably withheld; provided,
however, the Tenant shall not be required to consent to any agreement which will terminate on or before the Commencement Date. 

        (n)   All
other representations and warranties of Landlord in this Lease are true, correct and complete. 

        All
representations made by Landlord in this Article XXIII shall survive the execution of this Lease and, if later, the Commencement Date. 

ARTICLE XXIV

  LANDLORD DEFAULT

        In
the event Landlord breaches any of the representations and warranties contained in this Lease, or in the event any such representation or warranty is untrue when made, or in the event
Landlord breaches any of its obligations under Article XX hereof, and if such breach is curable and is not cured within thirty (30) days after written notice thereof, Tenant shall have
the right to terminate this Lease. In addition to Tenant's rights contained herein or available in law or at equity, in the event Landlord neglects or fails to comply with any of Landlord's
obligations contained in this Lease, Tenant may, after giving Landlord not less than 30 days prior written notice, (a) cure any such Landlord's default and (b) withhold rent in an
amount not to exceed any amount which Tenant spends to cure any such default or otherwise incurs by reason of Landlord's default (including attorneys' fees and expenses). 

ARTICLE XXV

  OPTION TO PURCHASE

        25.1 In
consideration of the Rent to be paid by Tenant under this Lease and other good and valuable consideration and in addition to the right of first refusal granted to
Tenant in Article XXI herein, Landlord hereby irrevocably grants to Tenant the exclusive option (the "Option") to purchase the Premises, including but not limited to all structures and
improvements thereon and all appurtenances thereto, on the terms and conditions set forth herein and in accordance with the Real Estate Purchase Agreement attached as Exhibit B hereto and made
a part hereof (the "Purchase Agreement") for a purchase price (the "Purchase Option Price") equal to the lesser of (i) the Fair Market Value of the Premises as of the date of Tenant's Option
Exercise Notice, as that term is hereinafter defined, determined in accordance with Article XXVI hereof; and (ii) Eight Hundred Thousand and no/100 Dollars ($800,000.00), adjusted on the
first day of the second and third Extension Periods, if any, by a percentage equal to the lesser of (x) the product of Two and One-Half Percent (2.5%) multiplied by the number of
years since the last Rent increase, or (y) the cumulative percentage increase in the Consumer Price Index since the last Rent increase, as calculated using the Consumer Price Index for the
month of January in the relevant year. 

19

 

        25.2 Tenant
shall have the right to exercise the Option at any time during the third year of the initial Term of this Lease, and during the period which is ninety
(90) days prior to the first day of each Extension Period, by Tenant giving Landlord written notice of Tenant's exercise (the "Option Exercise Notice"), which notice shall be no less than
ninety (90) days prior to the proposed closing date set forth in the Option Exercise Notice. The Option Exercise Notice shall be accompanied by four (4) copies of the Purchase Agreement
each dated as of the date of Tenant's notice and executed by Tenant, as purchaser. Within three (3) days of Landlord's receipt of Tenant's exercise of the Option, Landlord shall execute and
return to Tenant two (2) of the four (4) copies of the Purchase Agreement which Tenant shall have sent to Landlord. In the event that the Option is not exercised by Tenant in the manner
provided herein before the end of the Term, as the same may be extended pursuant to the terms hereof, the Option shall be null and void and of no further force or effect. 

        25.3 The
Option is a continuing option and shall survive any and all sales of the Premises by Landlord. 

        25.4 The
Purchase Option Price shall be payable, at Tenant's option, (i) in cash, or (ii) if shares of LKQ Corporation, the parent corporation of Tenant
("LKQ"), are publicly traded, shares of LKQ common stock; provided, however, that Tenant shall not be allowed to pay in accordance with clause (ii) if the disposition of such shares is
restricted in any way by law or contract. 

ARTICLE XXVI

  FAIRMARKET VALUE  

        26.1 "Fair
Market Value" shall be determined in the manner provided below: 

        (a)   Upon
Tenant providing Landlord with the Option Exercise Notice (as provided in Article XXV herein), Landlord and Tenant shall meet within ten (10) days to
agree upon the Fair Market Value for the Purchase Option Price (as defined in Article XXV herein). If Landlord and Tenant shall so agree on the Fair Market Value for such Purchase Option Price
within such time as specified above, they shall forthwith execute the Purchase Agreement as provided in Article XXV herein. 

        (b)   If
Landlord and Tenant are unable to agree on Fair Market Value within the time provided, Landlord shall appoint a licensed real estate broker within ten
(10) days and immediately notify Tenant in writing of said appointment and of the name and address of the licensed real estate broker so appointed. Tenant shall have the right to appoint a
licensed real estate broker within such ten (10) days, and shall immediately notify Landlord in writing of said appointment and of the name and address of the licensed real estate broker so
appointed. If within ten (10) days after their appointment, the two licensed real estate brokers agree on the Fair Market Value within a five percent (5%) differential, the Fair Market Value
shall equal the average of the determination made by each of said two licensed real estate brokers, and shall be binding upon Landlord and Tenant. If the two licensed real estate brokers do not,
within ten (10) days after their appointment, agree on the Fair Market Value, within a five percent (5%) differential, the licensed real estate brokers shall then appoint a third licensed real
estate broker within ten (10) days thereafter. Such third appraiser shall, within twenty (20) days of such appointment, choose either the Fair Market Value determined by Landlord's
broker or the Fair Market Value determined by Tenant's broker as the final Fair Market Value. The third appraiser's choice shall be based upon its determination of which of the two proposed Fair
Market Value determinations is more reasonable. The Fair Market Value chosen by the third appraiser shall be binding on Landlord and Tenant. The decision shall be made in writing and signed by the
licensed real estate brokers in duplicate. One of the writings shall be delivered to Landlord and the other 

20

 

shall
be delivered to Tenant. The charges for services of the licensed real estate brokers, if any, shall be borne by the Landlord and Tenant hereto in equal shares. 

        (c)   The
licensed real estate brokers appointed pursuant to this Section must be licensed real estate brokers specializing in industrial real estate with at least five
(5) years' continuous and active experience in the Topeka, Kansas metropolitan area. 

        (d)   In
the event Tenant or Landlord fails to appoint an appraiser as provided above, the appraiser so appointed shall determine Fair Market Value and such determination
shall be binding on the parties, subject to the right of such party failing to appoint an appraiser to have another appraiser appointed jointly by the appraiser so appointed and the party that failed
to appoint an appraiser. The appraiser so appointed as provided in this Subsection shall be deemed the "third appraiser" for purposes of this Section. 

        (e)   In
the event the appraisers selected by Landlord and Tenant are unable to agree on a third appraiser, the matter shall be submitted to the American Arbitration
Association for the appointment of a third appraiser in accordance with the requirements of the Lease. 

        IN WITNESS WHEREOF, each of the parties has caused this Lease to be duly executed as of the day and year first above written. 

	TENANT:	 	LANDLORD:
	
RECYCLERS GROUP, INC.	
 	

 
	

By:	
 	

/s/ Thomas B. Raterman
	
 	

/s/ Steven Jones
 Steven Jones
	

Name:	
 	

Thomas B. Raterman
	
 	

        
 Date
	

Title:	
 	

Vice President
	
 	

 
	

Date:	
 	

        
	
 	

 

21

EXHIBIT A

LEGAL DESCRIPTION  

Tract
1: Part of the North Half of the Southeast Quarter of Section 36, Township 12 South, Range 15, West of the 6th P.M., described as follows: Beginning at a point 462 feet West and
315 feet South of the Northeast Corner of said Southeast Quarter of Section 36; thence South parallel with the East line of said Quarter Section, 358.35 feet to a wire fence and being the North
line of property as recorded in Volume MG1 Page 307 in the Office of the Register of Deeds, Shawnee County, Kansas; thence Easterly along said wire fence, 297.8 feet to the West
Right-of-Way line of the Atchison, Topeka and Santa Fe Railway; thence Northerly parallel with the Atchison, Topeka and Santa Fe Railway, 302 feet to a point described as being
950 feet North of the South line of said North Half of the Southeast Quarter of Section 36; thence East 100 feet to the West Right-of-Way line of the Atchison, Topeka
and Santa Fe Railway Right-of-Way, 57.75 feet to a point 315 feet South of the North line of said Quarter Section; thence West 395.3 feet to the place of beginning, in Shawnee
County, Kansas, now being part of Lot 1, Block A, Mid-America Subdivision, Shawnee County, Kansas. 

        Tract
7: Part of the North Half of the Southeast Quarter of Section 36, Township 12 South, Range 15, East of the 6th P.M., described as follows: Beginning at a point on the
West line of the Right-of-Way of the Atchison, Topeka and Santa Fe Railway, which is 225 feet South of the North line of said Southeast Quarter; thence South along the West
line of said Right-of-Way, 50 feet; thence West parallel with the North line of said Quarter Section, 150 feet; thence North parallel with the West line of
Right-of-Way of Atchison, Topeka and Santa Fe Railway, 50 feet; thence East parallel with the North line of said Quarter Section 150 feet to the place of beginning, in
Shawnee County, Kansas, now being a part of Lot 1, Block A, Mid-America Subdivision, Shawnee County, Kansas. 

        Tract
3: A Tract in the Southeast Quarter of Section 36, Township 12 South, Range 15, East of the 6th P.M., described as follows: Beginning at a point 315 feet South and
66.7 feet West of the Northeast Corner of said Quarter; thence North 40 feet; thence West parallel with the North line of said Quarter Section, 150 feet; thence South parallel with the East line of
said Quarter Section, 40 feet; thence due East 150 feet to the place of beginning, Shawnee County, Kansas, now being a part of Lot 1, Block A, Mid-America Subdivision, Shawnee County,
Kansas. 

        Tract
4: A Tract of land in the North Half of the Southeast Quarter of Section 36, Township 12 South, Range 15, East of the 6th P.M., Shawnee County Kansas, described as
follows: Beginning at a point on
the West line of the Right-of-Way of the Atchison, Topeka and Santa Fe Railway Company which is 800 feet North of the South line of said North Half of the Southeast Quarter;
thence West 100 feet; thence North parallel with said Right-of-Way 150 feet; thence East 100 feet to the West line of said Right-of-Way; thence South
along said Right-of-Way to the point of beginning, now being a part of Lot 1, Block A, Mid-America Subdivision, Shawnee County, Kansas. 

        Tract
6: A parcel of land being all that part of the Atchison, Topeka and Santa Fe Railway Company's property in the Southeast Quarter (S.E. 1/4) of Section 36,
Township 12 South, Range 15 East of the 6th P.M., Shawnee County, Kansas, described as follows: Beginning at the Northwest Corner of said Railway Company's 200.0 foot wide property, said point
being also the Northwest Corner of that certain parcel of land described in deed recorded in Book 79 Page 111, records of said County; thence East (at right angles to the West line of said parcel)
along the North line of said parcel a distance of 80.00 feet; thence South at right angles to said North line a distance of 100.00 feet; thence West, at right angles, a distance of 80.00 feet to a
point on said West line of said parcel; thence North, along said West line a distance of 100.00 feet to the point of beginning. 

 
 

EXHIBIT B    
    

 
 
 

REAL ESTATE PURCHASE AGREEMENT    
    

        THIS AGREEMENT is made as of the            day
of                        ,            ,
between            
                        ("Seller"), whose address
is                        and LKQ Corporation, a Delaware corporation, or its nominee ("Purchaser"), whose address
is                        . The parties hereto agree as
follows: 

        1.     Purchase and Sale. 

        (a)   Seller
agrees to sell and Purchaser agrees to purchase the real property commonly known as                        and more particularly
described as follows (the "Real
Property"): 

        (b)   Seller
agrees to sell and Purchaser agrees to purchase the personal property described as follows (the "Personal Property"): 

        (The
Real Property and the Personal Property shall herein collectively be referred to as the "Property.") 

        2.     Purchase Price.    The purchase price shall
be                        Dollars ($            ) (the "Purchase
Price"). Upon Purchaser's execution of this Agreement, Purchaser shall deposit the sum of                        Dollars
($                        ) (the "Deposit"), which equals five percent (5%) of the Purchase
Price, with Chicago Title Insurance Company ("Escrowee") to be held in escrow as earnest money pursuant to the terms of this Agreement and to be credited (together with all earnings thereon) at
closing against the Purchase Price. 

        3.     Survey.    Within thirty (30) days of the date of this Agreement, Seller, at Seller's sole cost and
expense, shall deliver to Purchaser a current survey of the Real Property prepared in accordance with the standards for Land Title Surveys of the American Land Title Association and the American
Congress on Surveying and Mapping for a Urban survey and prepared by a surveyor licensed by the State of Kansas and certified to Purchaser, the title insurer, if any, and such other parties as
Purchaser shall designate (the "Survey"). The Survey shall show no encroachments onto the Real Property from any adjacent property, no encroachments by or from the Real Property onto any adjacent
property and no violation of or encroachments upon any recorded building lines, restrictions or easements affecting the Real Property. If the Survey discloses any such encroachments or violations or
any exceptions to title or matters indicating possible rights of third parties, Seller shall have thirty (30) days from the date of delivery thereof to have such encroachments, violations or
exceptions removed, waived or released, and provide evidence thereof to Purchaser; or to elect to have the title insurer, if any, issue its endorsement insuring against damage caused by such
encroachments, violations or unpermitted exceptions (provided such insurance is satisfactory to Purchaser, in Purchaser's sole discretion). If Seller fails to have the same corrected or insured
against, within said 30-day period, Purchaser may elect, on or before the closing date, either (a) to terminate this Agreement (in which event the Deposit and all earnings thereon
forthwith shall be returned to Purchaser and thereupon, neither party shall have any further rights or obligations under this Agreement), or (b) to close and accept title to the Real Property
subject to such encroachments, violations and exceptions with the right to withhold from the Purchase Price such amounts as may be necessary to remove such items as may be removed by the payment of
money or posting of a bond, security or indemnity fund. In the event Purchaser terminates this Agreement due to Seller's failure to have any such encroachments, violations or exceptions insured
against, or removed, waived or released, then, in addition to returning the Deposit and all earnings thereon, Seller shall pay Purchaser all costs incurred by Purchaser in connection with the
transaction contemplated by this Agreement. 

        4.     Title.    Within thirty (30) days of the date of this Agreement, Seller, at Seller's sole cost and
expense, shall deliver to Purchaser a commitment for an ALTA Form B 1970 Owner's Title Insurance Policy issued by Chicago Title Insurance Company in the full amount of the Purchase Price,
covering title to the Real Property on or after the date hereof, showing Seller as owner of the Real Property in 

B-1

 

fee
simple, subject only to such exceptions as Purchaser may approve pursuant to clause (b) of this Paragraph 4 and such exceptions as may result from Purchaser's leasing and use of the
Real Property, and providing for full extended coverage over all general title exceptions contained in such policy. Seller shall have thirty (30) days from the date Seller receives the title
commitment to have all liens, encumbrances or other exceptions to title removed from the title commitment and provide evidence thereof to Purchaser, and if Seller fails to have such exceptions
removed, Purchaser may elect, on or before the closing date, either (a) to terminate this Agreement (in which event the Deposit and all earnings thereon forthwith shall be returned to
Purchaser), or (b) to close and accept title subject to such exceptions with the further right to deduct from the Purchase Price the cost of removing such exceptions, and/or cause the title
insurer to issue its endorsement insuring against damage caused by such exceptions and deduct from the Purchase Price the cost of the premiums and security provided for said endorsement, as the case
may be (provided such insurance is satisfactory to Purchaser, in Purchaser's sole discretion). Purchaser's exercise of the foregoing rights shall not be deemed a waiver or release of any of its
remedies, at law or in equity or pursuant to this Agreement, for default if said exceptions to title were caused or suffered by or through Seller or any party claiming by, through or under Seller. In
the event Purchaser terminates this Agreement due to an exception created or suffered by Seller, then, in addition to returning the Deposit and all earnings thereon, Seller shall pay Purchaser all
costs incurred by Purchaser in connection with the transaction contemplated by this Agreement. On the closing date, Seller shall cause the title insurer to issue an owner's title insurance policy or
prepaid commitment therefor pursuant to and in accordance with the title commitment, insuring fee simple title to the Real Property in the Purchaser as of the closing date, subject only to such
exceptions as Purchaser may approve pursuant to clause (b) above. 

        5.     Destruction or Damage.    If, subsequent to the date hereof and prior to the closing date, all or any portion of
the Property shall be destroyed or damaged by one or more incidents of vandalism, fire and/or other casualty, whether or not covered by insurance, Seller immediately shall give Purchaser notice of
such occurrence and Purchaser, within thirty (30) days after receipt of such notice, may elect either (a) to terminate this Agreement, in which event the Deposit and all earnings thereon
forthwith shall be returned to Purchaser and thereupon, neither party shall have any further rights or obligations under this Agreement, or (b) to close the transaction contemplated hereby as
scheduled (except that if the closing date is less than thirty (30) days following Purchaser's receipt of such notice, closing shall be delayed until Purchaser makes such election), in which
event Purchaser shall have the right to participate in the adjustment and settlement of any insurance claim relating to said damage, and Seller shall assign and/or pay to Purchaser at closing all
insurance proceeds (and other related choices in action, if any) collected or claimed with respect to said loss or damage plus any deductible or self-insured amount. 

        6.     Condemnation.    If, subsequent to the date hereof and prior to the closing date, any proceeding, judicial,
administrative or otherwise, which shall relate to the proposed taking of all or any substantial portion of the Real Property by condemnation or eminent domain or any action in the nature of eminent
domain, or the taking or closing of any right of access to the Real Property, is instituted or commenced, Purchaser shall have the right and option to terminate this Agreement by giving Seller written
notice to such effect within thirty (30) days after actual receipt of written notification of any such occurrence or occurrences. If Purchaser does not terminate this Agreement pursuant to this
Paragraph 6, Purchaser shall be credited with or be assigned all Seller's right to any proceeds or award therefrom. Seller hereby agrees to furnish Purchaser written notification in respect to
any such proceedings within forty-eight (48) hours of Seller's receipt of any such notification or learning of the institution of such proceedings. Should Purchaser elect to terminate this
Agreement, the Deposit and all earnings thereon forthwith shall be returned to Purchaser, and thereupon neither party shall have any rights or obligations under this Agreement. If the closing date is
less than thirty (30) days following Purchaser's receipt of notice, then the closing shall be delayed until Purchaser makes such election. 

B-2

 

        7.     Representations and Warranties.    To induce Purchaser to execute, deliver and perform this Agreement, Seller
hereby represents and warrants to Purchaser on and as of the date hereof and on and as of the date of Closing as follows: 

	(a)
	All
representations and warranties of Seller appearing in other Sections of this Agreement are true and correct.

	(b)
	Landlord
represents and warrants that Landlord is duly organized and validly existing under the laws of the State of ; that the execution and delivery of this Lease and the
transaction contemplated hereby have been duly authorized by Landlord and that the performance of Landlord's obligations under this Lease will not violate its organizational documents, the provisions
of any applicable law or agreement to which it is a party or under which it is bound. 

        (c)   Seller
has full capacity, right, power and authority to execute, deliver and perform this Agreement and all documents to be executed by Seller pursuant hereto, and all
required action and approvals therefor have been duly taken and obtained. The individuals signing this Agreement and all other documents executed or to be executed pursuant hereto on behalf of Seller
are and shall be duly authorized to sign the same on Seller's behalf and to bind Seller thereto. This Agreement and all documents to be executed pursuant hereto by Seller are and shall be binding upon
and enforceable against Seller in accordance with their respective terms. 

        (d)   Except
for Seller and Purchaser as tenant under that certain lease between Seller and Purchaser dated February 28, 1999 (the "Lease"), there are no persons in
possession or occupancy of the Property or any part thereof, nor are there any persons who have possessory rights in respect to the Property or any part thereof. 

        (e)   There
are no claims, causes of action or other litigation or proceedings pending or threatened with respect to the ownership or operation of the Property or any part
thereof. 

        (f)    There
is no existing, pending, contemplated, threatened or anticipated (i) condemnation of any part of the Real Property, (ii) widening, change of grade or
limitation on use of streets abutting the Real Property, (iii) special tax or assessment to be levied against the Property, (iv) change in the zoning classification of the Real Property,
or (v) change in the tax assessment of the Property. 

        (g)   That,
except as to any matters caused by Purchaser's use of the Property, (i) there has not occurred, nor is there presently occurring, a Release or threatened
Release of any Hazardous Substance on, into or beneath the surface of, or adjacent to, any parcel of the Real Property, (ii) it has received no notice of violation of any Environmental Law in
regard to its ownership and possession of the Property, (iii) no underground storage tanks or above ground tanks have been located on the Real Property, (iv) the Real Property has never
been used as a dump for waste material and (v) the Property complies with any and all Environmental Laws including, without limitation, the Americans with Disabilities Act. 

        8.     Closing.    The time of closing shall be on the later of (i)
                         ,            , or
(ii) ten (10) days after satisfaction or waiver of Seller's obligations, if any, arising pursuant to Paragraphs 3 and 4 of this Agreement. This transaction shall be closed through the
offices of Escrowee. On or before the closing date, each party shall deliver to Escrowee such documents, instruments, certifications and confirmations as may reasonably be required and designated by
the other party in order to effect and consummate the transaction as contemplated herein and in accordance with applicable law. 

        9.     Access and Possession.    If Purchaser is not in possession of any part of the Property as of the date hereof,
Seller shall allow Purchaser and its representatives access to the Property prior to closing to conduct inspections and measurement of dimensions. Seller shall deliver exclusive possession of the 

B-3

 

Real
Property and the Personal Property to Purchaser on the closing date in substantially the same condition as on the date of Purchaser's execution of this Agreement. 

        10.   Deed.    At closing, subject to the terms and conditions set forth in this Agreement, Seller shall deliver to
Purchaser a general Warranty Deed conveying marketable title to the Real Property subject only to such exceptions as Purchaser may approve pursuant to the terms of this Agreement. 

        11.   Bill of Sale.    At closing, subject to the terms and conditions set forth in this Agreement, Seller shall
transfer title to the Personal Property to Purchaser by good and sufficient bill of sale containing full warranties of title and subject only to such exceptions as Purchaser shall approve in writing. 

        12.   Seller's Remedy for Purchaser's Default.    If Purchaser defaults hereunder, then the Deposit shall be drawn
down and the proceeds thereof shall be paid over to and retained by Seller, as its sole and exclusive remedy, and this Agreement thereupon shall terminate, the parties thereafter being relieved of all
obligations hereunder, other than those, if any, which specifically are stated to survive the termination of this Agreement. 

        13.   Purchaser's Remedy for Seller's Default.    If any representation or warranty of Seller is not true and correct
at and as of the closing date, or if Seller fails to perform its obligations in a timely manner, or otherwise defaults hereunder, notwithstanding anything to the contrary provided in this Agreement,
Purchaser shall have the right to elect (i) specific performance of this Agreement, or (ii) to recover from Seller the Deposit and all earnings thereon and all costs incurred by
Purchaser in connection with the transaction contemplated by this Agreement, including, but not limited to, reasonable attorneys' fees. 

        14.   Prorations.    General and special real estate (at 110% of the most recent ascertainable bill) and other ad
valorem taxes and assessments and other state or city taxes, fees, charges and assessments affecting the real property; utility charges and deposits; fuels; and all other items of accrued or prepaid
income and expenses customarily prorated on the transfer of industrial properties in the Topeka, Kansas metropolitan area shall be prorated on an accrual basis as of the closing date on the basis of
the most recent ascertainable amounts of or other reliable information in respect to each such item of income and expense, and the net credit to Purchaser or Seller shall be paid in cash or as a
credit against that portion of the purchase price payable on the closing date; provided that none of the foregoing items shall be prorated if Purchaser is obligated to pay for such items in accordance
with the terms of the Lease. Except as otherwise provided herein, all prorations hereunder shall be final. Purchaser shall assume and timely discharge all obligations with respect to accrued expenses
and prepaid income for which it receives proration credit and Purchaser shall indemnify, defend and hold harmless Seller against any claims with respect to accrued expenses and prepaid income for
which it receives a proration credit. Notwithstanding the foregoing, if at any time within six (6) months following the closing date, either party discovers a mistake in proration or any items
which should have been included in the closing statements but were omitted therefrom, then such items shall be adjusted in the same manner as if their existence had been known at the time of the
preparation of the closing statements. 

        15.   Closing Costs.    Seller shall pay all charges customarily attributable to sellers, including, without
limitation, any state and county transfer taxes customarily, or by law or ordinance, an obligation of a seller. Purchaser shall pay all charges customarily, or by law or ordinance, attributable to
purchasers, including, without limitation, all recordation charges. The parties shall each be solely responsible for the fees and disbursements of their respective counsel and other professional
advisers. 

        16.   Brokerage.    Purchaser and Seller each hereby represent and warrant to the other that they have not dealt with
any broker, finder or other agent in connection with this Agreement or the transaction contemplated hereby. Each party hereby agrees to indemnify the other party for any claim 

B-4

 

for
brokerage commission or finder's fee asserted by a person, firm or corporation claiming to have been engaged by the indemnifying party. 

        17.   Assignment.    Seller and Purchaser hereby agree that Purchaser may assign any or all of its rights as
Purchaser under this Agreement. 

        18.   Entire Agreement.    This Agreement contains the entire agreement between the parties; it may not be modified,
amended or discharged nor may any of its terms be waived except by an instrument in writing signed by the party to be bound thereby. Neither party has relied upon any verbal or written
representations, agreements or understandings not set forth herein. 

        19.   Time of the Essence.    Time is of the essence of this Agreement. 

        20.   Governing Law.    This Agreement shall be governed by and construed in accordance with the laws of the State of
Kansas. 

        21.   Severability.    If any provision of this Agreement is or shall be deemed to be illegal, invalid, or
unenforceable, the remaining provisions hereof shall remain in full force and effect and interpreted as if such illegal, invalid or unenforceable provision did not exist herein. 

        22.   Notices.    Any notice required hereunder shall be delivered, postage prepaid by registered mail, certified
mail or by nationally recognized overnight courier to the addresses noted above. Notices sent by registered or certified mail shall be deemed delivered two (2) days after deposit in the mail.
Notices sent by overnight courier shall be deemed delivered on the date following deposit with such courier. 

        IN WITNESS WHEREOF, the Purchaser and Seller have executed and delivered this Agreement on the date first set forth above. 

	PURCHASER:	 	SELLER:
	

By:	
 	

	
 	

By:	
 	

	

Name:	
 	

	
 	

Name:	
 	

	

Title:	
 	

	
 	

Title:	
 	

	

Date:	
 	

	
 	

Date:	
 	

B-5

QuickLinks

Exhibit 10.28

EXHIBIT B

REAL ESTATE PURCHASE AGREEMENT

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