Document:

exv10w3

 

Exhibit 10.3

THIRD AMENDED PATENT AND TRADEMARK SECURITY AGREEMENT

     THIS THIRD AMENDED PATENT AND TRADEMARK SECURITY AGREEMENT (this “Agreement”) is made as of
June 7, 2006, by and among Sutura, Inc., a Delaware corporation (the “Company”), Pandora Select
Partners, L.P., a British Virgin Islands limited partnership (“Pandora”), Whitebox Hedged High
Yield Partners, L.P., a British Virgin Islands limited partnership (“WHHY”), Whitebox Convertible
Arbitrage Partners, L.P., a British Virgin Islands limited partnership (“WCAP”), Whitebox
Intermarket Partners, L.P., a British Virgin Islands limited partnership (“WIP”), and Gary S.
Kohler (“Kohler”) and Scot W. Malloy (“Malloy”), each residents of the State of Minnesota.
Pandora, WHHY, WCAP, WIP, Kohler and Malloy are referred to herein individually as a “Secured
Party” and together as the “Secured Parties.”

RECITALS

     A. The Company, Pandora, WHHY, WCAP, WIP, Kohler and Malloy entered into a Purchase Agreement
dated September 17, 2004 (the “Original Purchase Agreement”), pursuant to which Pandora, WHHY,
WCAP, WIP, Kohler and Malloy each purchased a convertible promissory note and a warrant to purchase
shares of the Company’s common stock (“Sutura Stock”) from Sutura in consideration of a collective
$6,550,000 loan (the “Original Loan”).

     B. As a condition to making the Original Loan, the Company pledged to the Secured Parties all
of the Company’s assets pursuant to the terms of a Security Agreement dated September 17, 2004 (the
“Original Security Agreement”). The Original Security Agreement provided, among other things, for
the grant by the Company to the Secured Parties of a first priority security interest in all of the
Company’s property and assets, including, without limitation, its patents and patent applications,
its trademarks, service marks and trade names, and its applications for registration of such
trademarks, service marks and trade names. Pursuant to the Original Security Agreement, the
Company executed and delivered to the Secured Parties a Patent and Trademark Security Agreement
dated September 17, 2004 (the “Original Patent and Trademark Security Agreement”) for filing with
the United States Patent and Trademark Office (the “PTO”), and any other relevant recording systems
in any domestic or foreign jurisdiction, as further evidence of and to effectuate such grant of
security interests in such patents and patent applications, trademarks, service marks and trade
names, and applications for registration of such trademarks, service marks and trade names, and the
other general intangibles described therein.

     C. The Company, Pandora, WHHY and WIP entered into a second Purchase Agreement dated March 24,
2005 (the “Second Purchase Agreement”), pursuant to which Pandora, WHHY and WIP each purchased an
additional convertible promissory note and an additional warrant to purchase Sutura Stock from the
Company in consideration of a collective $3,000,000 loan.

     D. The Company and the Secured Parties entered into an Amended Security Agreement dated March
24, 2005 (the “March 2005 Security Agreement”), which superseded and replaced the Original Security
Agreement, and an Amended Patent and Trademark Security

 

 

Agreement
dated March 24, 2005 (the “March 2005 Patent and
Trademark Security Agreement”),
which superceded and replaced the Original Patent and Trademark Security Agreement.

     E. The Company, Pandora, WHHY, WCAP and WIP entered into a third Purchase Agreement dated
September 7, 2005 (the “Third Purchase Agreement”), pursuant to which Pandora, WHHY, WCAP and WIP
each purchased an additional convertible promissory note and an additional warrant to purchase
Sutura Stock from the Company in consideration of a collective $7,000,000 new loan.

     F. The Company and the Secured Parties entered into a Second Amended Security Agreement dated
September 7, 2005 (the “September 2005 Security Agreement”), which superceded and replaced the
March 2005 Security Agreement, and a Second Amended Patent and Trademark Security Agreement dated
September 7, 2005 (the “September 2005 Patent and Trademark Security Agreement”), which superceded
and replaced the March 2005 Patent and Trademark Security Agreement.

     G. Pandora, WHHY, WCAP and WIP are each purchasing an additional convertible promissory note
on the date hereof in consideration of a collective $500,000 new loan to the Company.

     H. The Company and the Secured Parties have entered into a Third Amended Security Agreement as
of this date (the “New Security Agreement”), which supercedes and replaces the September 2005
Security Agreement, and desire to enter into this Agreement which will supercede and replace the
September 2005 Patent and Trademark Security Agreement

     Capitalized terms used herein not otherwise defined herein shall have the same meaning as set
forth in the New Security Agreement.

     Accordingly, the Company and Secured Parties hereby agree as follows:

SECTION 1: Security Interest.

     (a) As security for the payment and performance of the Obligations (as defined in the New
Security Agreement), the Company hereby grants to each Secured Party a security interest in and
mortgage to all of the Company’s right, title and interest in, to and under the following property,
whether now existing or owned or acquired, developed or arising during the term of this Agreement
(collectively, the “Intellectual Property Collateral”):

          (i) all patents and patent applications, domestic or foreign, all licenses relating to any of
the foregoing and all income and royalties with respect to any licenses (including, without
limitation, such patents and patent applications as described in Schedule A hereto), all rights to
sue for past, present or future infringement thereof, all rights arising therefrom and pertaining
thereto and all reissues, divisions, continuations, renewals, extensions and continuations-in-part
thereof;

          (ii) all state (including common law), federal and foreign trademarks, service marks and trade
names, URLs and domain names, and applications for registration of such

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trademarks, service marks and trade names, URLs and domain names, all licenses relating to any
of the foregoing and all income and royalties with respect to any licenses (including, without
limitation, such marks, names and applications as described in Schedule B hereto), whether
registered or unregistered and wherever registered, all rights to sue for past, present or future
infringement or unconsented use thereof, all rights arising therefrom and pertaining thereto and
all reissues, extensions and renewals thereof; and

          (iii) the entire goodwill of or associated with the businesses now or hereafter conducted by
the Company connected with and symbolized by any of the aforementioned properties and assets;

          (iv) all general intangibles (as defined in the UCC); and

          (v) all products and proceeds of any and all of the foregoing.

     (b) This Agreement shall create a continuing security interest in the Intellectual Property
Collateral which shall remain in effect until terminated in accordance with Section 16 hereof.

     (c) Notwithstanding the foregoing provisions of this Section 1, the grant of a security
interest as provided herein shall not extend to, and the term “Intellectual Property Collateral”
shall not include, any general intangibles of the Company (whether owned or held as licensee or
lessee, or otherwise), to the extent that (i) such general intangibles are not assignable or
capable of being encumbered as a matter of law or under the terms of the license, lease or other
agreement applicable thereto (but solely to the extent that any such restriction shall be
enforceable under applicable law), without the consent of the licensor or lessor thereof or other
applicable party thereto and (ii) such consent has not been obtained.

SECTION 2 Further Assurances; Appointment of Secured Party as Attorney-in-Fact. The
Company at its expense shall execute and deliver, or cause to be executed and delivered, to Secured
Parties any and all documents and instruments reasonably necessary to perfect and continue
perfected, maintain the priority of or provide notice of such Secured Party’s security interest in
the Intellectual Property Collateral and to accomplish the purposes of this Agreement. Each
Secured Party shall have the right to, in the name of the Company, or in the name of such Secured
Party or otherwise, without notice to or assent by the Company, and the Company hereby irrevocably
constitutes and appoints each Secured Party (or any agent designated by it) acting as the Company’s
true and lawful attorney-in-fact with full power and authority, to sign the name of the Company on
all or any of such documents or instruments and perform all other acts that such Secured Party
deems necessary or advisable in order to perfect or continue to perfect, maintain the priority or
enforceability of or provide notice of such Secured Party’s security interest in, the Intellectual
Property Collateral. Following the occurrence of an Event of Default, each Secured Party shall
have the right to, in the name of the Company, or in the name of such Secured Party or otherwise,
to (A) maintain, preserve and protect the Intellectual Property Collateral and to accomplish the
purposes of this Agreement (after the occurrence of any Event of Default), (B) to defend, settle,
adjust or institute any action, suit or proceeding with respect to the Intellectual Property
Collateral (after the occurrence of any Event of Default), (C)
to assert or retain any rights under any license agreement for any of the Intellectual Property

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Collateral, including without limitation any rights of the Company arising under Section 365(n) of
the Bankruptcy Code (after the occurrence of any Event of Default), and (D) to execute any and all
applications, documents, papers and instruments for Secured Party to use the Intellectual Property
Collateral, to grant or issue any exclusive or non-exclusive license or sub-license with respect to
any Intellectual Property Collateral, and to assign, convey or otherwise transfer title in or
dispose of the Intellectual Property Collateral (after the occurrence of any Event of Default);
provided, however, that in no event shall Secured Party have the unilateral power, prior to the
occurrence and continuation of an Event of Default, to assign any of the Intellectual Property
Collateral to any Person, including itself, without the Company’s written consent. Solely for
purposes of the foregoing, the Company appoints each Secured Party to act as the Company’s true and
lawful attorney-in-fact, effective on the occurrence of an Event of Default, with full power and
authority to execute any and all other documents and instruments, and to perform any and all acts
and things for and on behalf of the Company, which are necessary or advisable. The power of
attorney set forth in this Section 3, being coupled with an interest is irrevocable so long as this
Agreement shall not have terminated in accordance with Section 16.

SECTION 3 Future Rights. Except as otherwise expressly agreed to in writing by Secured
Parties, if and when, during the term of this Agreement, the Company shall obtain rights to any new
patentable inventions or any new trademarks, or become entitled to the benefit of any of the
foregoing, or obtain rights or benefits with respect to any reissue, division, continuation,
renewal, extension or continuation-in-part of any patents or trademarks, or any improvement of any
patent, the provisions of Section 1 shall automatically apply thereto and the Company shall give to
Secured Parties reasonable notice thereof. The Company shall take commercially reasonable steps to
ensure the validity, perfection, priority and enforceability of the security interests of each
Secured Party in such future acquired Intellectual Property Collateral; provided, however, that the
Company shall not be required to register any patents or trademarks with the PTO except to the
extent consistent with the Company’s past and commercially feasible practices.

SECTION 4 Secured Party’s Duties. Notwithstanding any provision contained in this
Agreement, each Secured Party shall have no duty to exercise any of the rights, privileges or
powers afforded to it and shall not be responsible to the Company or any other Person for any
failure to do so or delay in doing so. Except for the accounting for moneys actually received by
such Secured Party hereunder or in connection herewith, each Secured Party shall have no duty or
liability to exercise or preserve any rights, privileges or powers pertaining to the Intellectual
Property Collateral.

SECTION 5 Representations and Warranties. The Company represents and warrants to each
Secured Party as of the date of this Agreement that:

     (a) A true and correct list of all of the existing Intellectual Property Collateral consisting
of U.S. and foreign patents and patent applications and/or registrations owned by the Company, in
whole or in part, is set forth in Schedule A.

     (b) A true and correct list of all of the existing Intellectual Property Collateral consisting
of U.S. trademarks, trademark registrations and/or applications owned by the Company, in whole or
in part, is set forth in Schedule B.

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     (c) To the Company’s knowledge, all patents, trademarks, service marks and trade names of the
Company are subsisting and have not been adjudged invalid or unenforceable in whole or in part.

     (d) To the Company’s knowledge, all maintenance fees required to be paid on account of any
patents or trademarks of the Company have been timely paid for maintaining such patents and
trademarks in force, and, to the Company’s knowledge, each of the patents and trademarks
constituting part of the Intellectual Property Collateral is valid and enforceable.

     (e) No material infringement or unauthorized use presently is being made of any Intellectual
Property Collateral by any Person.

     (f) To the Company’s knowledge, the Company is the sole and exclusive owner of the
Intellectual Property Collateral and the past, present and contemplated future use of such
Intellectual Property Collateral by the Company has not, does not and will not infringe or violate
any right, privilege or license agreement of or with any other Person.

SECTION 6 Covenants. So long as any of the Obligations remain unsatisfied or until this
Agreement has terminated pursuant to Section 16 hereof:

     (a) The Company will appear in and defend any action, suit or proceeding which may affect to a
material extent its title to, or each Secured Party’s rights or interest in, the Intellectual
Property Collateral.

     (b) The Company will not knowingly allow or suffer any Intellectual Property Collateral to
become abandoned, nor any registration thereof to be terminated, forfeited, expired or dedicated to
the public without the prior written consent of Secured Parties.

     (c) The Company will take commercially reasonable action to prosecute all applications for
patents and trademarks (subject to the advice of trademark counsel), and file and prosecute any and
all continuations, continuations-in-part, applications for reissue, applications for certificate of
correction and like matters as shall be reasonable and appropriate in accordance with prudent
business practice, and promptly pay any and all maintenance, license, registration and other fees,
taxes and expenses incurred in connection with any Intellectual Property Collateral.

SECTION 7 Secured Party’s Rights and Remedies.

     (a) Each Secured Party shall have all rights and remedies available to it under the New
Security Agreement and applicable law with respect to the security interests in any of the
Intellectual Property Collateral or any other collateral. The Company agrees that such rights and
remedies include, but are not limited to, the right of Secured Party as a secured party to sell or
otherwise dispose of its collateral after default pursuant to the UCC. The Company agrees that
Secured Party shall at all times have such royalty free licenses, to the extent permitted by law,
for any Intellectual Property Collateral that shall be reasonably necessary to permit the exercise
of any of Secured Party’s respective rights or remedies upon or after the occurrence of an Event of
Default and shall additionally have the right to license and/or sublicense any Intellectual
Property Collateral, whether general, special or otherwise, and whether on an exclusive or a

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nonexclusive basis, any of the Intellectual Property Collateral, throughout the world for such term
or terms, on such conditions, and in such manner, as such Secured Party in its sole discretion
shall determine in connection with the exercise of any of such rights or remedies. In addition to
and without limiting any of the foregoing, upon the occurrence and during the continuance of an
Event of Default, each Secured Party shall have the right but shall in no way be obligated to bring
suit, or to take such other action as such Secured Party deems necessary or advisable, in the name
of the Company or such Secured Party, to enforce or protect any of the Intellectual Property
Collateral, in which event the Company shall, at the request of such Secured Party, do any and all
lawful acts and execute any and all documents required by such Secured Party in aid of such
enforcement. To the extent that Secured Party shall elect not to bring suit to enforce such
Intellectual Property Collateral, the Company agrees to use all reasonable measures, whether by
action, suit, proceeding or otherwise, to prevent the infringement, misappropriation or violations
thereof by others and for that purpose agrees take commercially reasonable steps to maintain any
action, suit or proceeding against any Person necessary to prevent such infringement,
misappropriation or violation.

     (b) The cash proceeds actually received from the sale or other disposition or collection of
Intellectual Property Collateral, and any other amounts received in respect of the Intellectual
Property Collateral the application of which is not otherwise provided for herein, shall be applied
as provided in the Security Agreement.

SECTION 8 Notices. All notices and other communications hereunder shall be given as
provided in the Security Agreement.

SECTION 9 No Waiver; Cumulative Remedies. No failure on the part of each Secured Party to
exercise, and no delay in exercising, any right, remedy, power or privilege hereunder shall operate
as a waiver thereof, nor shall any single or partial exercise of any such right, remedy, power or
privilege preclude any other or further exercise thereof or the exercise of any other right,
remedy, power or privilege. The rights and remedies under this Agreement are cumulative and not
exclusive of any rights, remedies, powers and privileges that may otherwise be available to each
Secured Party.

SECTION 10 Costs and Expenses. The Company agrees to pay on demand all reasonable costs and expenses of each Secured Party,
including reasonable attorneys’ fees, in connection with the enforcement or attempted enforcement
of, and preservation of any rights or interests under, this Agreement, and the assignment, sale or
other disposal of any of the Intellectual Property Collateral.

SECTION 11 Binding Effect. This Agreement shall be binding upon, inure to the benefit of
and be enforceable by the parties thereto and their respective successors and assigns.

SECTION 12 Governing Law. This Agreement shall be governed by, and construed in accordance
with, the law of the State of Minnesota, except to the extent that the validity or perfection of
the security interests hereunder in respect of any Intellectual Property Collateral are governed by
federal law and except to the extent that Secured Parties shall have greater rights or remedies
under federal law, in which case such choice of Minnesota law shall not be deemed to deprive
Secured Parties of such rights and remedies as may be available under federal law.

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SECTION 13 Amendment. This Agreement shall not be amended except by the written agreement
of the parties.

SECTION 14 Severability. Whenever possible, each provision of this Agreement shall be
interpreted in such manner as to be effective and valid under all applicable laws and regulations.
If, however, any provision of this Agreement shall be prohibited by or invalid under any such law
or regulation in any jurisdiction, it shall, as to such jurisdiction, be deemed modified to conform
to the minimum requirements of such law or regulation, or, if for any reason it is not deemed so
modified, it shall be ineffective and invalid only to the extent of such prohibition or invalidity
without affecting the remaining provisions of this Agreement, or the validity or effectiveness of
such provision in any other jurisdiction.

SECTION 15 Counterparts. This Agreement may be executed in any number of counterparts and
by different parties hereto in separate counterparts, each of which when so executed shall be
deemed to be an original and all of which taken together shall constitute but one and the same
agreement.

SECTION 16 Termination. Upon payment and performance in full of all Obligations, this
Agreement shall terminate and Secured Parties shall promptly execute and deliver to the Company
such documents and instruments reasonably requested by the Company as shall be necessary to
evidence termination of all security interests given by the Company to Secured Parties hereunder,
including cancellation of this Agreement by written notice from Secured Parties to the PTO;
provided, however, that the obligations of the Company under Section 10 hereof shall survive such
termination.

SECTION 17 New Security Agreement. The Company acknowledges that the rights and remedies
of each Secured Party with respect to the security interests in the Intellectual Property
Collateral granted hereby are more fully set forth in the New Security Agreement and all such
rights and remedies are cumulative.

SECTION 18 No Inconsistent Requirements. The Company acknowledges that this Agreement and
the New Security Agreement may contain covenants and other terms and provisions variously stated
regarding the same or similar matters, and the Company agrees that all such covenants, terms and
provisions are cumulative and all shall be performed and satisfied in accordance with their
respective terms.

SECTION 19 Conflicts. In the event of any conflict or inconsistency between this Agreement
and the New Security Agreement, the terms of this Agreement shall control.

[Signature Page Follows]

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     IN WITNESS WHEREOF, the undersigned have hereunto affixed their signatures.

	 	 	 	 	 	 	 	 	 
	The Company:	 	Secured Parties:	 	 
	 
	 	 	 	 	 	 	 	 
	Sutura, Inc.	 	Pandora Select Partners, L.P.,

Whitebox Hedged High Yield Partners, L.P.,

Whitebox Convertible Arbitrage Partners,
L.P.,
and Whitebox Intermarket Partners, L.P.	 	 
	 
	 	 	 	 	 	 	 	 
	By

	 	 	 	By	 	 	 	 
	 

	 	 

Anthony A. Nobles, President and
	 	 	 	 

	 	 
	 

	 	Chief Executive Officer
	 	Its	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	Gary S. Kohler	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	Scot W. Malloy	 	 

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SCHEDULE A

to

PATENT AND TRADEMARK SECURITY AGREEMENT

	 	1.	 	Issued U.S. Patents of the Company

	 	 	 	 	 	 	 	 	 
	 	 	PATENT #	 	ISSUE DATE	 	TITLE
	1.

	 	 	5860990	 	 	01/19/1999
	 	METHOD AND APPARATUS FOR SUTURING
	2.

	 	 	6117144	 	 	09/12/2000
	 	SUTURING DEVICE AND METHOD FOR SEALING AN OPENING IN A BLOOD
VESSEL OR OTHER BIOLOGICAL
STRUCTURE
	3.

	 	 	5820631	 	 	10/13/1998
	 	DEVICE AND METHOD FOR SUTURING
TISSUE ADJACENT TO A BLOOD
VESSEL
	4.

	 	 	6733509	 	 	05/11/2004
	 	SUTURE CUTTER
	5.

	 	 	6245079	 	 	06/12/2001
	 	SUTURING DEVICE AND METHOD FOR
SEALING AN OPENING IN A BLOOD
VESSEL OR OTHER BIOLOGICAL
STRUCTURE
	6.

	 	 	6551331	 	 	04/22/2003
	 	SUTURING DEVICE AND METHOD FOR
SEALING AN OPENING IN A BLOOD
VESSEL OR OTHER BIOLOGICAL
STRUCTURE
	7.

	 	 	6262052	 	 	05/13/2003
	 	SUTURING DEVICE AND METHOD

	 	2.	 	Pending U.S. Patent Applications of the Company

	 	 	 
	REFERENCE	 	TITLE
	1.

	 	SUTURING DEVICE AND METHOD FOR SEALING AN OPENING IN A BLOOD
VESSEL OR OTHER BIOLOGICAL STRUCTURE
	2.

	 	SUTURING DEVICE AND METHOD
	3.

	 	SUTURE CUTTER

	 	3.	 	Issued International Patents of the Company

	 	 	 	 	 	 	 	 	 
	 	 	COUNTRY	 	NUMBER	 	DATE	 	TITLE
	1.
	 	 	 	 	 	 	 	 

SCHEDULE A – PAGE 1

 

	 	4.	 	Pending International Patent Applications of the Company

	 	 	 	 	 
	REFERENCE	 	COUNTRY	 	TITLE
	1.

	 	CA
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL
	2.

	 	CN
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL
	3.

	 	EP
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL OR OTHER BIOLOGICAL STRUCTURE
	4.

	 	HK
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL
	5.

	 	JP
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL OR OTHER BIOLOGICAL STRUCTURE
	6.

	 	AU
	 	SUTURING DEVICE FOR SEALING AN OPENING IN A
BLOOD VESSEL
	7.

	 	JP
	 	KNOT PUSHER

SCHEDULE A – PAGE 2

 

SCHEDULE B

To

PATENT AND TRADEMARK SECURITY AGREEMENT

	1.	 	Trademarks of the Company Registered with USPTO

Sutura®

SuperStich®

	2.	 	Unregistered Marks

A. BECAUSE CLOSURE SHOULD BE THE SIMPLEST PART OF THE PROCEDURE —  Serial No.
76/070659

B. SIMPLIFYING CLOSURE WITH SURGICAL PRECISION — Serial No. 76/070657586739.3exv10w63

 

Exhibit 10.63

LEASE

     THIS LEASE is made this 2nd day of June, 2006, by and between
DUKE SHIRLEY LLC, a Virginia limited liability company hereinafter
called “Landlord” and CUISINE SOLUTIONS, INC., a Delaware corporation, hereinafter called “Tenant.”

     WITNESSETH, that for and in consideration of rents and of the covenants hereinafter set forth
and of the mutual benefits to be derived hereby, Landlord and Tenant hereinafter covenant and agree
as follows:

ARTICLE ONE: PREMISES, LEASE TERM USES AND BASE RENT

     Section 1.01. Premises. Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the land and improvements as outlined on the plat attached
hereto, as Exhibit A and known as
4100, 4102, 4104, 4106, 4108, 4110, 4112 & 4303 Wheeler Ave.,
Alexandria, VA. (collectively “Premises I ”) & 4400, 4402 & 4404 Wheeler Ave.,
Alexandria, VA. (collectively “Premises II”) together
Premises I & Premises II are
hereinafter referred to as the “Premises.” The Premises are part of Landlord’s multi-tenant real property
development known as Duke Shirley Industrial Development (the “Project”).

     Section 1.02. Lease Term. The term of this Lease shall be for a period of 96 months
commencing upon June 1, 2006 (“Commencement Date”) and ending on
May 31, 2014 (“Lease Term”). If for any reason Landlord cannot deliver possession
of the Premises to the Tenant on or before the Commencement Date, Tenant shall not be obligated to pay rent until
possession of the Premises is tendered to Tenant. In such event, the Lease Term shall be extended so that the term
remains 96 months. If the Premises are delivered on a date other than the first day of the month, rent for
that month shall be prorated and the Lease Term shall be extended so that the term shall be
96 months from the last day of the following month. If Tenant occupies the Premises
prior to the Commencement Date, occupancy shall be subject to all provisions hereof and shall not
advance the last day of the Lease Term, and Tenant shall pay rent for such period at the initial
monthly rate set forth below. Notwithstanding anything herein to the contrary, provided Tenant is
not in default hereunder, in the event Landlord fails to tender possession of the Premises to
Tenant within ninety (90) days following the Commencement Date, Tenant shall have the right to
cancel this Lease by giving written notice to Landlord within ten (10) days after the ninety (90)
day period ends. If Tenant gives such notice, this Lease shall be cancelled and neither Landlord
nor Tenant shall have any further obligations to the other. If Tenant does not give such notice,
Tenant’s right to cancel the Lease shall expire, and the Lease Term shall commence upon delivery of
possession of the Premises to Tenant.

     Section 1.03.
Permitted Uses. A business which receives, processes, cooks,
bakes,
packs, stores and ships food and food products. Tenant shall use the
Premises only for the aforesaid permitted uses and for no other purpose.

     Section 1.04.
Base Rent. [Section omitted intentionally]

     Section 1.05.
Base Rent Increases. [Section omitted intentionally]

 

	*	 	If lined out sections herein are not replaced or revised by Lease Addendum No. 1,
then such lined out sections are deleted.

 

 

     Section 1.06.
Security Deposit. [Section omitted intentionally]

     Section 1.07. Holding Over. Tenant shall vacate the Premises upon the expiration or
earlier termination of this Lease, Tenant shall reimburse Landlord for and indemnify Landlord
against all damages which Landlord incurs from Tenant’s delay in vacating the Premises including
but not limited to all attorneys’ fees and all expenses incurred by Landlord as a result of the
delay. If Tenant does not vacate the Premises upon the expiration or earlier termination of the
Lease and Landlord thereafter accepts rent from Tenant, Tenant’s occupancy of the Premises shall
be a “month-to-month” tenancy, subject to all of the terms of this Lease applicable to a
month-to-month tenancy, except that the Base Rent payable during the holdover shall equal 150% of
the Base Rent payable in the month immediately before the beginning of the holdover.

     Section 1.08.
Late Payments. Tenant hereby acknowledges that late payment by Tenant of Base
Rent, Additional Rent or other sums due hereunder will cause Landlord to incur costs not
contemplated by this Lease. Therefore, if any installment of Base Rent, Additional Rent or any
other sum due from Tenant shall not be received by Landlord within five (5) days of the date when
such amount is due, Tenant shall pay to Landlord a late charge of five percent (5%) of such
overdue amount. Any amount owed by Tenant to Landlord which is not paid when due
shall bear interest at the rate of twelve percent (12%) per annum (the “Default Rate”) from the
date due until paid. However, interest shall not be payable on late charges to be paid by
Tenant under this Lease. The payment of interest on such amounts or the payment of a late
charge shall not excuse or cure any default by Tenant under this
Lease. If the Default Rate
specified in this Lease is higher than the rate permitted by law, the Default Rate is hereby
decreased to the maximum legal interest rate permitted by law.

ARTICLE TWO: ADDITIONAL RENT AND OTHER CHARGES PAYABLE BY TENANT

     Section 2.01. Additional Rent. All charges payable by Tenant under this Lease other than
Base Rent are

 

 

deemed
“Additional Rent.” The term “rent” shall mean Base Rent and Additional Rent. For any
Additional Rent which is based on estimates, there shall be an adjustment between Landlord and
Tenant, with payment to or credit given by Landlord (as the case may be) so that Landlord shall
receive the entire amount of Tenant’s share of such costs, allocations and expenses for such
period.

     
Section 2.02. Property Taxes. [Section omitted intentionally]

     (c) Personal Property Taxes. Tenant shall pay or
cause to be paid all taxes charged against trade fixtures,
furnishings, equipment or any other personal property belonging
to or rented by Tenant. Tenant shall exercise its best efforts
to have its personal property taxed separately from the
Premises. If any of Tenant’s above-described property is taxed
as part of the Project owned by the Landlord, Tenant shall pay
Landlord those taxes for Tenant’s property within fifteen (15)
days after Tenant receives a written statement from Landlord
for such personal property taxes.

     Section 2.03.
Utilities. Tenant shall pay, directly to the
appropriate supplier, the cost of all natural gas, heat, light,
power, sewer service, telephone, water, refuse disposal and
other utilities and services supplied to the Premises. Upon the
earlier to occur of the Commencement Date or occupancy date,
Tenant shall immediately transfer all separately metered
utilities into Tenant’s name. If the Premises do not have
separate meters, Landlord and Tenant shall agree on the
allocation of utilities in an addendum to this Lease.

     Section 2.04.
Insurance by Tenant. Tenant shall, during
the Lease Term, procure and keep in force the following
insurance:

     (a) Commercial general liability insurance naming
Landlord and Landlord’s managing agent for the Project as
additional insureds against any and all claims for bodily injury
and property damage occurring in, or about the Premises arising
out of Tenant’s use and occupancy of the Premises. Such
insurance shall have a combined single limit of not less than
One Million Dollars ($1,000,000) per occurrence with not less
than Two Million Dollars ($2,000,000) aggregate limit plus
commercial umbrella coverage of at least $1,000,000. If Tenant
has other locations that it owns or leases, the policy shall
include an aggregate limit per location endorsement. Such
liability insurance shall be primary and non-contributing to any
insurance available to Landlord and Landlord’s insurance shall
be in excess thereto. In no event shall the limits of such
insurance be considered as limiting the liability of Tenant
under this Lease.

     (b) Personal property insurance insuring all equipment,
trade fixtures, inventory, fixtures and personal property
located on or in the Premises for perils covered by the cause
of loss - special form (all risk) and in addition, coverage
for flood, earthquake and boiler and machinery (if
applicable). Such insurance shall be written on a

 

 

replacement
cost basis in an amount equal to one hundred percent (100%) of the full
replacement value of the aggregate of the foregoing.

     (c) Workers’ compensation insurance in accordance with
statutory law and employers’ liability insurance with a limit of
not less than $100,000 per
accident, $500,000 for a disease policy limit, and $ 100,000 for
disease limit far each employee.

     (d) Such other insurance as Landlord deems necessary and prudent, or as required
by Landlord’s beneficiaries or mortgagees of any deed of trust or mortgage
encumbering the Project.

     The policies required to be maintained by Tenant shall be
issued by companies rated A-13 or better in the most current
issue of Best’s Insurance Reports. Insurers shall be licensed to
do business in Virginia and domiciled in the USA. Any deductible
amounts under any insurance policies required hereunder shall not
exceed $1,000.00 Certificates of insurance (certified copies of
the policies may be required) shall be delivered to Landlord
prior to the Commencement Date and annually thereafter at least
thirty (30) days prior to the expiration date of the old policy.
Tenant shall have the right to provide insurance coverage which
it is obligated to carry pursuant to the terms hereof in a
blanket policy, provided such blanket policy expressly affords
coverage to the Project, the Premises, and to Landlord and
Managing Agent as required by this Lease. Each policy of
insurance shall provide notification to Landlord at least thirty
(30) days prior to any cancellation or modification to reduce the
insurance coverage.

     In the event Tenant does not purchase the insurance
required by this Lease or keep the same in full force and
effect, after notice to Tenant and Tenant’s continued failure to
purchase such insurance for a period of three (3) business days
after such notice, Landlord may, but shall not be obligated to,
purchase the required insurance and pay the premium. The Tenant
shall repay to Landlord, as Additional Rent the amount so paid
within 10 days after receipt of written demand. In addition,
Landlord may recover from Tenant and Tenant agrees to pay, as
Additional Rent, any and all reasonable expenses (including
attorneys’ fee) and damages which Landlord may sustain by reason
of the failure of Tenant to obtain and maintain such insurance.

     Section 2.05. Property, Rental Income and Liability
Insurance by Landlord. During the Lease Term, Landlord may
maintain policies of insurance covering loss of or damage to the
Project in the full amount of its replacement value. Such policy
may contain an Inflation Guard Endorsement and may provide
protection against all perils included within the classification
of fire, extended coverage, vandalism, malicious mischief,
special extended perils (all risk), sprinkler leakage and any
other perils or coverage which Landlord deems necessary. Landlord
shall have the right to obtain commercial general liability
insurance and flood and earthquake insurance. Landlord shall not
be obligated to obtain insurance on property belonging to Tenant,
including but not limited to fixtures or equipment or building
improvements installed by Tenant on the Premises. The foregoing
notwithstanding, Landlord stall have the right but not the
obligation, to maintain insurance coverage on betterments and
improvements made to any part of the Project including the
Premises. During the Lease Term, Landlord may also maintain a
rental income insurance policy, with loss payable to Landlord, in
an amount equal to one year’s Base Rent, plus estimated real
property taxes, common area maintenance costs and insurance
premiums. Tenant shall be liable for the payment of any
deductible amount under Tenant’s insurance policies maintained
pursuant to this Section and also for Landlord’s deductible under
its insurance policies for claims arising in any way from me
Premises and/or losses occurring at the Premises. Tenant shall
not do or permit anything to be done which invalidates any such
insurance policies.

     Section 2.06.
Tenant’s Payment of Premiums. [Section omitted intentionally]

 

 

     Section 2.07. General Insurance Provisions.

     (a) All policies required of Tenant under this Lease shall contain a provision or
endorsement that such
policies are primary and noncontributory with respect to any insurance obtained directly by
Landlord.

     (b) Any insurance which Tenant is required to maintain under this Lease shall include a
provision
which requires the insurance carrier to give Landlord not less than thirty (30) days’
written notice prior to any
cancellation or modification of such coverage.

     (c) If Tenant fails to deliver any policy, certificate or renewal to Landlord
required under this Lease within the prescribed time period or if any such policy is cancelled or
modified thereby reducing coverage during the Lease Term without Landlord’s consent, Tenant shall
be in material default and in addition Landlord has the right (i) to declare a material default
or (ii) to obtain such insurance, in which case Tenant shall reimburse Landlord for the cost of
such insurance within fifteen (15) days after receipt of a statement that indicates the cost of
such insurance.

     (d) Landlord makes no representations to Tenant that the limits or forms of insurance
coverage required of Tenant and specified above or approved by Landlord are adequate to insure
Tenant’s property or Tenant’s
obligations or assumption of contractual liability under this Lease, and the limits of any
insurance carried by Tenant
shall not limit its duties and obligations under this Lease.

     (e) Landlord and Tenant mutually waive their respective rights of recovery against each other
for any loss of, or damage to, either party’s property, to the extent that such loss or damage is
insured by an insurance policy
required to be in effect at the time of such loss or damage. Each party shall obtain any
special endorsements, if
required by its insurer whereby the insurer waives its rights of subrogation against the
other party.

     Section 2.08. Common Areas; Use, Maintenance and Costs.

     (a) Common
Areas. As used in this Lease, “Common Areas” shall mean all areas within the
Project which are available for the common use of tenants of the Project and which are not leased
or held for the exclusive use of Tenant or other tenants, including, but not limited to, parking
areas, driveways, sidewalks, loading areas, access roads, corridors, landscaping and planted areas.
Landlord, from time to time, may change the size, location, nature and use of any of the Common
Areas, convert Common Areas into leasable areas, construct additional parking facilities (including
parking structures) in the Common Areas, and increase or decrease Common Area land and/or
facilities. Tenant acknowledges that such activities may result in inconvenience to Tenant.

     (b) Use
of Common Areas. Tenant shall have the nonexclusive right (in common with other
tenants and all others to whom Landlord has granted or may grant such rights) to use the Common
Areas for the purposes intended, subject to such reasonable rules and regulations as Landlord may
establish from time to time. Tenant shall abide by such rules and regulations and shall use its
best effort to cause others who use the Common Areas with Tenant’s express or implied permission to
abide by Landlord’s rules and regulations. At any time, Landlord may close any Common Areas to
perform any acts in the Common Areas as, in Landlord’s judgment, are desirable to improve the
Project Tenant shall not interfere with the rights of Landlord, other tenants or any other person
entitled to use the Common Areas.

 

 

     (c) Maintenance
of Common Areas. Landlord shall maintain the Common Areas in good
order, condition and repair. Tenant shall pay Tenant’s pro rata share (as determined below) of all
costs incurred by Landlord for the operation and maintenance of the Common Areas. Examples of such
costs include but are not limited to: expenses for gardening and landscaping; utilities; water and
sewage charges; labor; maintenance of project signs (other than
tenants’ signs); insurance premiums for
workers compensation insurance; all personal property taxes levied on or attributable to personal
property used in connection with the Common Areas; straight-line depreciation on personal property
owned by Landlord which is consumed in the operation or maintenance
of the Common Areas; rental or
lease payments paid by Landlord for rented or leased personal property used in the operation or
maintenance of the Common Areas; fees for required licenses and
permits; repairing, resurfacing,
repaying, maintaining, painting, lighting, cleaning, refuse removal; security and similar items;
and reserves for roof replacement over Common Areas and exterior painting and other appropriate
reserves. Landlord may cause any or all services to be provided by third parties and the cost of
such services shall be included in Common Area costs. Common Area costs shall not include
depreciation of real property which forms part of the Common Areas.

     Section 2.08(c)
is continued in Lease Addendum No. 1.

     (d) Tenant’s
Share and Payment. Tenant shall pay to Landlord as Additional Rent Tenant’s pro
rata share of all Common Area costs (prorated for any fractional month). Tenant’s pro rata share
shall be calculated by dividing the square foot area of the Premises
(66,000 ___ square
feet) which excludes basement areas used only for storage by the aggregate of such square foot area
of the Project which is leased or held for lease by tenants (390,200 square feet). Tenant’s
initial monthly pro rata share is $1,447.70 which is due and payable by Tenant to Landlord on the
first of each month during the Lease Term without deduction, setoff
or demand. The foregoing shall
be subject to adjustment based on changes in costs and/or leasable square footage. Landlord shall
have the right at Landlord’s election, to estimate in advance and charge to Tenant all Common Area
costs payable by Tenant hereunder. At Landlord’s election, such statements of estimated Common Area
costs shall be delivered monthly, quarterly or at any other periodic intervals to be designated by
Landlord. Landlord may adjust such estimates at any time based upon Landlord’s experience and
reasonable anticipation of costs. Such adjustments shall be effective as of the next rent payment
date after notice to Tenant. Within ninety(90) days after the end of each calendar year of the
Lease Term, Landlord shall deliver to Tenant a statement setting forth, in reasonable detail, the
Common Area costs paid, allocated or incurred by Landlord during the preceding calendar year and
Tenant’s pro rata share. Upon receipt of such statement, there shall be an adjustment between
Landlord and Tenant, with payment to or credit given by Landlord (as the case may be) so that
Landlord shall receive the entire amount of Tenant’s share of such costs, allocations and expenses
for such period.

     Section 2.09.
Application of Money Received. Money received by Landlord from Tenant shall be
applied first to attorneys’ fees, then to costs, then to
interest, then to rent.

ARTICLE
THREE: USE PREMISES

     Section 3.01.
Manner of Use. Tenant shall not cause or permit the Premises to be used in any way
which constitutes a violation of any law, ordinance, or governmental regulation or order, which
annoys or interferes with the rights of tenants of the Project, or which constitutes a nuisance or
waste. Tenant shall obtain and pay for all permits, including a Certificate of Occupancy, required
for Tenant’s occupancy of the Premises and shall promptly take all actions at Tenant’s expense
necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and
requirements affecting the Premises or the use thereof including but not limited to the
Occupational Safety and Health Act. Tenant shall abide by all rules made by Landlord for the use
of the Premises and common areas. Except for areas which are designated in writing for storage,
Tenant shall not store any property outside of that portion of the building or buildings which
comprise the Premises. Tenant shall not park any of its vehicles whether owned or leased nor permit
any of its employees to park their vehicles in any public street
which is contiguous to any part of
the Project.

     Section 3.02.
Hazardous Substances. [Section omitted intentionally].

 

 

     Section 3.03.
Signs and Auctions. Tenant shall install signs on the Project only as permitted by
the Landlord in writing. Such signs shall become improvements to the
Project and shall belong to
the Landlord. In the event that any sign or sign-box is damaged or destroyed. Tenant shall be
responsible for its replacement or repair. Tenant shall maintain the signs and sign-box in an
attractive, first-class and fully operative condition, and shall immediately replace any
non-working light bulbs or ballast. Tenant agrees to use on a exclusive basis the sign company
designated by Landlord for all installations, repairs, servicing or replacement of signs or the
sign-box. Tenant shall not conduct or permit any auctions or sheriffs sales at the Premises.

     Section 3.04.
Indemnity.

     (a) Subject
to the provisions of Section 2.07(e) hereof, Tenant shall indemnify, hold harmless, and defend Landlord (except for Landlord’s
gross negligence or willful misconduct) against all claims, losses and liabilities for injury or
death to any person or for damage to or loss of use of any property arising out of any occurrence
in, on or about the Project, if caused or contributed to by Tenant or Tenant’s employees, agents or
invitees, or arising out of any occurrence in, upon or at Premises, or on account of the use,
condition, occupational safety or occupancy of the Project or Premises.

 

 

Such indemnification shall include and apply to reasonable attorneys’ fees, investigation costs,
and other costs actually incurred by Landlord. Tenant shall further indemnify, defend and hold
harmless Landlord from and against any and all claims arising from any breach or default in the
performance of any obligation on Tenant’s part to be performed under the terms of this Lease. The
provisions of this Section shall survive the expiration or termination of this Lease with respect
to any damage, injury, death, breach or default occurring prior to
such expiration or termination. This Lease is made on the express
conditions that Landlord shall not be liable for, or suffer loss
by reason of, injury to person or property, from whatever cause, in any way connected with the
condition, use, occupational safety or occupancy of the Project or Premises specifically including,
without limitation, any liability for injury to the person or property of Tenant or Tenant’s
employees, agents or invitees.

     (b) Tenant and all those claiming by, through or under Tenant shall store their property in
and shall occupy and use the Premises and any improvements therein and appurtenances thereto and
all other portions of the Project solely it their own risk, and Tenant and all those claiming by,
through or under Tenant hereby release Landlord, to the full extent permitted by law, from all
claims of every kind, including loss of life, personal or bodily injury, damage to merchandise,
equipment, fixtures or other property, or damage to business or for business interruption, arising,
directly or indirectly, out of or from or on account of such occupancy and use or resulting from
any present or future condition or state of repair thereof.

     (c) In addition, if Tenant breaches any of the provisions of this Lease regarding Hazardous
Substances, or if the presence of Hazardous Substances on the Premises and Project (due to the acts
or omissions of Tenant, its employees, agents, invitees and trespassers in the Premises) results in
contamination of or damage to the Premises, or if contamination of or damage to the Premises by
Hazardous Substances otherwise occurs for which Tenant is legally liable to Landlord, then Tenant
shall indemnify, defend and hold Landlord, its lenders, any managing agents and leasing agents of
the Project and their respective agents, partners, members, officers, directors and employees
harmless from and against any and all claims, judgments, damages (both compensatory and punitive),
demands, actions, penalties, fines, costs, liabilities or losses
which arise during or after the
Lease Term as a result of such contamination by Hazardous Substances, including, without
limitation, (i) diminution in value of the Premises (ii) damages for the loss or restriction of use
of the Premises and any of the gross rentable floor space or Common
Areas of the Project or of any
amenity of the Premises or Project, (iii) damages arising from any adverse impact on marketing of
space, and (iv) sums paid in settlement of claims, attorneys’ fees, consulting fees and expert
fees. This indemnification of Landlord by Tenant shall include,
without limitation, all costs
incurred in connection with any investigation of site conditions or any clean up, remedial, removal
or restoration work required by any court or by any federal, state or local governmental authority
because of Hazardous Substances present in the soil, sewer or ground water on or under the Premises
or the Project. Further, Tenant shall promptly and at its sole expense take all action necessary to
return the Premises and the Project to the condition existing prior to the introduction of any
Hazardous Substances to the Premises provided, however, that Landlord’s approval of such action
shall first be obtained. The foregoing indemnification and responsibility of Tenant, to the extent
permitted by law, shall survive expiration or termination of this Lease.

     (d) Landlord shall not be responsible or liable at any time to Tenant, or to those
claiming by, through or under Tenant, for any loss of life, bodily or personal injury, or damage to
property or business, or for business interruption, that may be occasioned by or through the acts,
omissions or negligence of any other persons, or other lessees or occupants of any portion of the
Project.

     (e) Landlord shall not be responsible or liable at any time for any defects, latent or
otherwise in any building or improvements in the Project including the Premises or in any of the
equipment, machinery, utilities, appliances or apparatus therein, nor shall Landlord be responsible
or liable at any time for loss of life, or injury or damage to any person or to any property or
business of Tenant, or those claiming by, through or under Tenant, caused by or resulting from the
bursting, breaking, leaking, running, seeping, overflowing or backing up of water, steam, gas,
sewage, snow or ice in any part of the Premises or caused by or resulting from act of God or the
elements, or resulting from any defect or negligence in the occupancy, construction, operation or
use of any building or improvements in the Project, including the Premises.

     (f) Tenant
shall give prompt notice to Landlord in case of fire or other casualty or
accidents in the

 

 

Premises or of any defects therein or in any of its fixtures, machinery or equipment.

     (g) In case Landlord shall be made a party to any third party litigation commenced by or
against Tenant, unless Landlord has been grossly negligent or engaged in willful misconduct, then
Tenant shall indemnify and hold Landlord harmless therefrom and shall pay Landlord all costs and
expenses, including reasonable attorneys’ fees, which Landlord may sustain by reason thereof.

     (h) Tenant expressly acknowledges that all of the foregoing provisions of this Section shall apply
and become effective from and after the date Landlord shall deliver possession of the Premises to
Tenant in accordance with the terms of this Lease.

     Section 3.05. Landlord’s Access. Landlord or its agents may enter the Premises at all reasonable
times to show the Premises to potential buyers, investors, tenants or other parties; to do any
other act or to inspect and conduct tests in order to monitor Tenant’s compliance with all
applicable environmental laws and all laws governing the presence and use of Hazardous Substances;
or for any other purpose Landlord deems necessary. Landlord shall give Tenant prior notice of such
entry, except in the case of an emergency. Landlord may place
customary “For Sale” or “For Lease”
signs on the Premises.

     Section 3.06. Quiet Possession. If Tenant pays the rent and complies with all other terms of this
Lease, Tenant may occupy and enjoy the Premises for the full Lease Term, subject to the provisions
of this Lease.

     Section 3.07. Disposition of Trash. Tenant agrees that all trash shall be placed inside a dumpster
with care. The dumpster is to be provided and maintained by the Tenant. Tenant is to be responsible
for the prompt disposal of any trash that may overflow the dumpster. Tenant further agrees to
comply with all city/county regulations applicable to the Premises
for the storage and removal of
garbage, trash, refuse and recyclables.

ARTICLE
FOUR: CONDITION OF PREMISES; MAINTENANCE, REPAIRS AND ALTERATIONS

     Section 4.01.
Existing Conditions. Tenant accepts the Premises in its “as is” condition as of
the execution of the Lease, subject to all recorded matters, laws, ordinances, and governmental
regulations and orders. Except as provided herein, Tenant acknowledges that neither Landlord nor
any agent of Landlord has made any representation or promises as to the condition of the Premises
or the suitability of the Premises for Tenant’s intended use. Tenant represents and warrants that
Tenant has made its own inspection of and inquiry regarding the condition of the Premises and is
not relying on any representations of Landlord or any Broker with respect thereto.

     Section 4.02.
Exemption of Landlord from Liability. Landlord shall not be liable for any damage or
injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or
other property of Tenant, Tenant’s employees, invitees, customers or any other person in or about
the Premises, whether such damage or injury is caused by or results from: (a) fire, steam,
electricity, water, gas, wind or rain; (b) the breakage, leakage, obstruction or other defects of
pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other
cause; (c) conditions arising in or about the Premises or upon other portions of the Project, or
from other sources or places; or (d) any act or omission of any
other tenant of the Project.
Landlord shall not be liable for any such damage or injury even though the cause of or the means of
repairing such damage or injury are not accessible to Tenant.

     Section 4.03.
Landlord’s Obligations. [Section omitted intentionally].

 

 

     Section 4.04. Tenant’s Obligations.

     (b) Tenant shall promptly reimburse Landlord for all costs incurred repairing damages to any
paved area of the Project where such damage is caused by Tenant’s abuse of such area. Tenant agrees
that where any tractor cab is disconnected from its trailer, Tenant shall use 2“xl2“xl8” blocks
under the landing gear of the trailer to prevent damage to the asphalt paving.

     (c) Tenant shall fulfill all of Tenant’s obligations under this Section at Tenant’s sole
expense. If Tenant fails to maintain, repair or replace the Premises as required by this Section,
Landlord may, upon ten (10) days’ prior written notice to Tenant (except that no notice shall be
required in the case of an emergency), enter the Premises and perform such maintenance or repair
(including replacement, as needed) on behalf of Tenant. In such case, Tenant shall reimburse
Landlord for all costs incurred in performing such maintenance or repair within ten (10) days after
demand.

     Section 4.05.
Alterations, Additions, and Improvements.

     (a) Tenant shall not make any alterations, additions, or improvements to the Premises
without Landlord’s prior written consent. Landlord may require Tenant to provide demolition, lien,
payment and/or completion bonds in form and amount satisfactory to Landlord. Tenant shall promptly
remove any alterations, additions, or improvements constructed in violation of this Section upon
Landlord’s written request. All alterations, additions, and improvements shall be done in a good
and workmanlike manner, in conformity with all applicable laws and regulations, and by a contractor
approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with “as
built” plans, copies of all construction contracts, copies of all building permits and approvals
and proof of payment for all labor and materials.

     (b) Tenant shall pay when due all claims for labor and material furnished to the Premises at
Tenant’s request or for which Tenant is responsible under this Lease. Tenant shall give Landlord at
least twenty (20) days’

 

 

prior written notice of the commencement of any work on the Premises, regardless of whether
Landlord’s consent to such work is required. Landlord shall have no responsibility for paying for
any such work whether consented to by Landlord or not.

     (c) Tenant shall not permit the lien of any contractor, subcontractor, mechanic,
materialman, laborer, architect or any other person or entity arising out of work, material or
services performed, supplied or contracted for by Tenant or those claiming by, through or under
Tenant to be or remain a lien upon the leasehold or the Premises beyond thirty (30) days after such
line attaches unless Tenant bonds off such liens. Tenant shall reimburse Landlord upon demand for
all reasonable attorney’s fees and expenses Landlord incurs in the event a mechanic’s lien is filed
against either the leasehold or the Premises.

     (d) and (e) are set forth in Addendum No. 1.

     Section 4.06.
Condition upon Termination.

     [Section omitted intentionally]

ARTICLE FIVE: DAMAGE OR DESTRUCTION

     Section 5.01.
Partial Damage to Premises.

     [Section omitted intentionally]

 

 

     Section 5.02. Substantial or Total Destruction. Tenant shall notify Landlord in writing
immediately upon the occurrence of any damage to the Premises caused by fire or other casualty. If
the Premises are substantially or totally destroyed by any cause whatsoever (i.e., the damage to
the Premises is greater than partial damage as described in Section 5.01, and regardless of whether
Landlord receives any insurance proceeds, this Lease shall terminate as of the date the Tenant
notifies Landlord that destruction occurred. Notwithstanding the preceding sentence, if the
Premises can be rebuilt within six (6) months after the date of destruction, Landlord may elect to
rebuild the Premises at Landlord’s own expense, in which case this Lease shall remain in full force
and effect. Landlord shall notify Tenant in writing of such election within sixty (60) days after
Tenant’s notice of the occurrence of total or substantial destruction. If the Premises has not been
fully restored within the six (6) months through no fault of the Landlord, Landlord shall have
the right to complete the restoration, provided it shall use reasonable diligence in doing so,
without affording the Tenant the right to cancel this Lease. If the destruction was caused by an
act or omission of Tenant or Tenant’s employees, agents, contractors or invitees, Tenant shall pay
Landlord the difference between the actual cost of rebuilding and any insurance proceeds received
by Landlord.

     Section 5.03. Temporary Reduction of Rent. If the Premises are destroyed or damaged and
Landlord or Tenant repairs or restores the Premises pursuant to the provisions of this Article
Five, any rent payable during the period of such damage, repair and/or restoration shall be
reduced according to the degree, if any, to which Tenant’s use of the Premises is impaired.
However, the reduction shall not exceed the sum of one year’s payment of Base Rent and Additional
Rent. Except for such possible reduction in Base Rent and Additional Rent, Tenant shall not be
entitled to any compensation, reduction, or reimbursement from Landlord as a result of any damage,
destruction, repair, or restoration of or to the Premises.

     Section 5.04.
Waiver. [Section omitted intentionally]

ARTICLE SIX: CONDEMNATION

     If all or any portion of the Premises are taken under the power of eminent domain or sold
under the threat of that power (all of which are called “Condemnation”), this Lease shall terminate
as to the part taken or sold on the date the condemning authority takes title or possession,
whichever occurs first. If more than fifty percent (50%) of the floor area of the building in which
the Premises are located, or which is located on the Premises, is taken, either Landlord or Tenant
may terminate this Lease as of the date the condemning authority takes title or possession, by
delivering written notice to the other within ten (10) days after receipt of written notice of such
taking (or in the absence of such notice, within ten (10) days after the condemning authority takes
title or possession). If neither Landlord nor Tenant terminates this Lease, this Lease shall remain
in effect as to the portion of the Premises not taken, except that the Base Rent and Additional
Rent shall be reduced in proportion to the reduction in the floor area of the Premises. Any
Condemnation award or payment shall be distributed in the following order: (a) first, to any ground
lessor, mortgagee or beneficiary under a deed of trust encumbering the Premises, the amount of its
interest in the Premises; (b) second, to Tenant, only the amount of any award specifically
designated for loss of or damage to Tenant’s trade fixtures or removable personal property; and (c)
third, to Landlord, the remainder of such award, whether as compensation for reduction in the value
of the leasehold, the taking of the fee, or otherwise. If this Lease is not terminated, Landlord
shall repair any damage to the Premises caused by the Condemnation, except that Landlord shall not
be obligated to repair any damage for which Tenant has been
reimbursed by the condemning authority. If the severance damages received by Landlord are not
sufficient to pay for such repair, Landlord shall

 

 

have the right to either terminate this Lease or make such repair at Landlord’s expense.

ARTICLE SEVEN: ASSIGNMENT AND SUBLETTING

     Section 7.01. [Section omitted intentionally]

     Section 7.02.
No Release of Tenants. [Section omitted intentionally]

     Section 7.03.
Landlord’s Consent. [Section omitted intentionally]

     Section 7.04.
Excess Rent. [Section omitted intentionally]

ARTICLE EIGHT: DEFAULTS; REMEDIES

     Section 8.01.
Default - Remedies.

     (a) The occurrence of one or more of the following events shall constitute a
material default and breach of this Lease by Tenant if not cured within 7 days after written notice from
Landlord (“Event of Default”):

	 	(1)	 	Failure by Tenant to make payment of any Base Rent, Additional Rent, or any other payment required to be made by Tenant hereunder, as and when due, and such a
failure shall continue for a period of five (5) days;

 

 

	 	(2)	 	The making by Tenant (or any guarantor) of any assignment
or arrangement for the benefit of creditors;
	 
	 	(3)	 	The filing by Tenant (or any guarantor) of a petition in
bankruptcy or for any other relief under Title 11 of the United States Code (“Bankruptcy Code”), or the
insolvency laws of any state, or any other applicable statute (“Insolvency Laws”);
	 
	 	(4)	 	The levying of an attachment, execution or other judicial
seizure upon the Tenant’s property in the Premises or interest under this Lease, which is not
satisfied or released or the enforcement thereof superseded by an appropriate proceeding within
thirty (30) days thereafter;
	 
	 	(5)	 	The filing of an involuntary petition in bankruptcy or for
reorganization or arrangement under fee Bankruptcy Code or Insolvency Laws against Tenant (or any
guarantor) and such involuntary petition is not withdrawn, dismissed, or discharged within
sixty (60) days from the filing thereof,
	 
	 	(6)	 	The appointment of a receiver or trustee to take possession
of the property of Tenant (or any guarantor) or of Tenant’s (or any guarantor’s) business or assets and
the order or decree appointing such receiver or trustee shall have remained in force
undischarged for thirty (30) days after the entry of such order or decree;
	 
	 	(7)	 	The vacating or abandonment of the Premises;
	 
	 	(8)	 	The failure by Tenant to furnish to Landlord any statement
required herein within ten (10) days after written request therefor;
	 
	 	(9)	 	The failure by Tenant to maintain any insurance required herein;
	 
	 	(10)	 	An assignment, subletting, pledge, mortgage, or other
transfer of this Lease or the Premises by Tenant, or any transfer of any interest in the Tenant in
violation of Section 7.01 or 7.02 of this Lease; and
	 
	 	(11)	 	The failure by Tenant to perform or observe any other term,
covenant, agreement or condition to be performed or kept by the Tenant under the terms, conditions,
or provisions of this Lease; and such failure shall continue for a period of
thirty (30) days after written notice from Landlord to Tenant of such failure; and

     (b) If an Event of Default shall have occurred, Landlord shall have (in addition to all
other rights and remedies provided by law or otherwise provided by this Lease) the right, at the
option of the Landlord, then or at any time thereafter while such Event of Default shall continue,
to elect any one or more of the following:

	 	(1)	 	To continue this Lease in full force and effect (so long as
Landlord does not terminate this Lease), and Landlord shall have the right to collect Base Rene,
Additional Rent and other charges when due for the remainder of the Lease Term; and/or
	 
	 	(2)	 	To cure such default or defaults at its own expense and without
prejudice to any other remedies which it might otherwise have; and any payment made or expenses
incurred by Landlord in curing such default with interest thereon at the Default Rate to
be and become Additional Rent to be paid by Tenant with the next installment of Rent
falling due thereafter; and/or

 

 

	 	(3)	 	To re-enter the Premises, without notice, and dispossess Tenant and
anyone claiming through or under Tenant by summary proceedings or otherwise, and remove
their effects, and take complete possession of the Premises and either
(a) declare this Lease terminated and the Lease Term ended, or (b)
elect to continue this Lease in full force and effect, but with the
right at any time thereafter to declare this Lease terminated and the
Lease Term ended. In such re-entry, Landlord may, with or without
process of law, remove all persons from the Premises, and Tenant hereby
covenants in such event, for itself and all others occupying the
Premises under Tenant, to peacefully yield up and surrender the Premises
to Landlord. If Landlord elects to terminate this Lease and/or elects to
terminate Tenant’s right of possession, every obligation of Landlord
contained in this Lease shall cease without prejudice to Tenant’s
liability for all Base Rent, Additional Rent, and other sums owed by
Tenant herein.

     Should Landlord declare this Lease terminated and the Lease Term ended (pursuant to Section
8.01(b)(3)(a) above), the Landlord shall be entitled to recover from Tenant the Base Rent,
Additional Rent, and all other sums due and owing by Tenant to the date of termination, plus the
costs of curing all Tenant’s defaults existing at or prior to the date of termination, plus the
costs of recovering possession of the Premises, plus the costs of reletting the Premises
including, but not limited to repairs to the Premises, costs to prepare and refinish the Premises
for reletting, leasing commissions, rental concessions, and reasonable legal fees and costs, plus
other actual damages suffered or incurred by Landlord due to all Events of Default (including
without limitation, late fees or other charges incurred by Landlord under any
mortgage), plus the deficiency, if any, between Tenant’s Base Rent and Additional Rent for the
balance of the Lease Term and the rent obtained by Landlord under another lease for the Premises
for the balance of the Lease Term remaining under this Lease on the date of termination.

     Should Landlord elect to continue this Lease (pursuant to Section 8.01(b)(3)(b)
above), Landlord shall be entitled to recover from Tenant the Base Rent, Additional Rent
and all other sums due and owing by Tenant up to the date of dispossession, plus the costs
of curing all Events of Default existing at or prior to the date of dispossession, plus
the Base Rent, Additional Rent and all other sums owed by Tenant on a continuing basis as
said amounts accrue to the end of the Lease Term, less the rental which Landlord receives
during such period, if any, from others to whom the Premises may be relet, plus the cost
of recovering possession of the Premises, plus the costs of reletting including, but not
limited to repairs to the Premises, costs to prepare and refinish the Premises for
reletting, leasing commissions, rental concessions, and legal fees and costs. Any suit
brought by Landlord to enforce collection of such deficiency for any one month
shall not prejudice Landlord’s right to enforce the collection of any deficiency for
any subsequent month in subsequent separate actions, or Landlord may defer initiating any
such suit until after the expiration of the Lease Term (in which event such deferral shall
not be construed as a waiver of Landlord’s rights as set forth herein and Landlord’s cause
of action shall be deemed not to have accrued until the expiration of the Lease Term), and
it being further understood that if Landlord elects to bring suits from time to time prior
to reletting the Premises, Landlord shall be entitled to its full damages through the date
of the award of damages without regard to any rent, additional rent or other sums that are
or may be projected to be received by Landlord upon a subsequent reletting of the
Premises. In the event that Landlord relets the Premises together with other premises or
for a term extending beyond the scheduled expiration of the Lease Term, it is understood
that Tenant will not be entitled to apply against Landlord’s damages any rent, additional
rent or other sums generated or projected to be generated by either such other premises or
the period extending beyond the scheduled expiration of the Lease
Term.

     In lieu of the amounts recoverable by Landlord pursuant to the two immediately
preceding paragraphs, but in addition to other remedies and amounts otherwise recoverable
by Landlord in this Lease, Landlord may, at its sole election, (i) terminate the Lease,
(ii) collect all Base Rent, Additional Rent, and other sums due and owing by Tenant up to
the date of termination, and (iii) accelerate and collect Base
Rent, Additional Rent and
all other sums required to be paid by Tenant through the remainder of the Lease Term
(“Accelerated Rent”), which Accelerated Rent shall be discounted to present value using an
interest rate equal to five percent (5.0%) per annum (“Present
Value Accelerated Rent”).
Landlord shall use commercially reasonable efforts to relet and rent the Premises with or
without advertising for the remainder of the Lease Term, or for such longer or shorter
period as Landlord shall deem advisable. In the event Landlord is successful in reletting
the Premises for any part of the remainder of the Lease

 

 

Term, and provided Tenant has paid to Landlord all sums required to be paid by Tenant pursuant to
this paragraph, Landlord shall forward to Tenant the real associated with such reletting
(“Reletting Rent”) as and when the Reletting Rent is collected by Landlord, Notwithstanding the
previous sentence, Landlord shall forward to Tenant any Reletting Rent only (i) after Landlord
has first been reimbursed from the Reletting Rent for any and all costs associated with such
reletting including, but not limited to repairs to the Premises, costs to prepare and refinish
the Premises for reletting, leasing commissions, rental concessions, and legal fees; and (u)
until the earlier of (a) the last day of the Lease Term, or (b) the point in time Tenant has been
reimbursed, in the aggregate, an amount equivalent to the Present Value Accelerated Rent actually
paid to Landlord pursuant to this paragraph. In no event shall Landlord be liable for, nor shall
Tenant’s obligations hereunder be diminished by reason of, any failure by Landlord to relet all
or any portion of the Premises or to collect any rent due upon, such reletting.

     (c) Tenant, on its own behalf and on behalf of all persons claiming through or under
Tenant, including all creditors, does hereby specifically waive and surrender any and all rights
and privileges, so far as is permitted by law, which Tenant and all such persons might otherwise
have under any present or future law (1) to the service of any notice to quit or of Landlord’s
intention to re-enter or to institute legal proceedings, which notice may otherwise be required to
be given, (2) to redeem the Premises, (3) to re-enter or repossess the Premises, (4) to restore
the operation of this Lease, with respect to any dispossession of Tenant by judgment or warrant of
any court or judge, or any re-entry by Landlord, or any expiration or termination of this Lease,
whether such dispossession, re-entry, expiration or termination shall be by operation of law or
pursuant to the provisions of this Lease, or (5) which exempts property from liability for debt or
for distress for rent. Tenant hereby consents to the exercise of personal jurisdiction over it by
any federal or local court in the jurisdiction in which the Premises are located.

     (d) No re-entry by Landlord or any action brought by Landlord to remove Tenant from
the Premises shall operate to terminate this Lease unless Landlord shall have given written notice
of termination to Tenant, in which event Tenant’s liability shall be as above provided. No right
or remedy granted to Landlord herein is intended to be exclusive of any other right or remedy, and
each and every right and remedy herein provided shall be cumulative and in addition to any other
right or remedy hereunder or now or hereafter existing in law or
equity or by statute. In the event of termination of this Lease,
Tenant waives any and all rights to redeem the
Premises either given by any statute now or hereinafter enacted.

     (e)

	 	(1)	 	In addition to any and all other remedies, Landlord
may restrain any threatened breach of any covenant, condition or agreement
herein contained, but the mention herein of any particular remedy or right
shall not preclude the Landlord from any other remedy or right it may have
either at law or equity, or by virtue of some other provision of this Lease;
nor shall the consent to one act, which would otherwise be a violation or
waiver of or redress for one violation either of covenant, promise agreement
undertaking or condition, prevent a subsequent act which would originally
have constituted a violation from having all the force and effect of any
original violation.
	 
	 	(2)	 	Receipt by Landlord of Base Rent or other payments from the Tenant shall
not be deemed to operate as a waiver of any rights of the Landlord to enforce
payment of any Base Rent. Additional Rent, or other payments previously due
or which may thereafter become due, or of any rights of the Landlord to
terminate this Lease or to exercise any remedy or right which otherwise might
be available to the Landlord, the right of Landlord to declare a forfeiture
for each and every breach of this Lease is a continuing one for the life of
this Lease.

     Section 8.02. Landlord’s Lien. As security for the performance of Tenant’s obligations under
this Lease, Tenant grants to Landlord a lien upon and a security interest in Tenant’s existing or
hereafter acquired personal property, inventory, furniture, furnishings, fixtures, equipment,
licenses, permits, and all other tangible and intangible property, assets and accounts, and all
additions, modifications, products and proceeds thereof, including, without limitation, such
tangible property which has been used at the Premises, purchased for use at the Premises, located at any time in the Premises or used or to be used in connection with the business conducted
or to be

 

 

conducted in the Premises, whether or not the same may thereafter be removed from the
Premises (the “Collateral”). Such lien shall be in addition to all rights of distraint available
under applicable law. During the Lease Term, Tenant shall not sell, transfer or remove from the
Premises any of the aforementioned tangible property without Landlord’s prior written consent,
unless the same shall be promptly replaced with similar items of comparable value or the same is
done in the ordinary course of Tenant’s business and will not materially and adversely affect the
net worth of Tenant. In order to further assure Tenant’s performance of its obligations under this
Lease, Tenant covenants that during the Lease Term, it win not convey or otherwise transfer its
assets or permit its assets to be encumbered to the extent that any such conveyance, transfer or
encumbrance is not done in the ordinary course of Tenant’s business or would materially and
adversely affect the net worth of Tenant. The Tenant hereby irrevocably authorizes the Landlord at
any tune and from time to time to file in any Uniform Commercial Code jurisdiction any initial
financing statements and amendments thereto that (a) indicate the Collateral as hereinabove
described, and (b) contain any other information required by part 5 of Article 9 of the Uniform
Commercial Code of the State for the sufficiency or filing office acceptance of any financing
statement or amendment, including (i) whether the Tenant is an organization, the type of
organization and any organization identification number issued to the Tenant and, (ii) in the case
of a financing statement filed as a fixture filing, a sufficient description of real property to
which the Collateral relates. In the event of Default under the Lease, in addition to all other
remedies, the Landlord shall have all rights and remedies of a secured party under the Uniform
Commercial Code. Landlord also shall, to the extent permitted by law, have (in addition to all
other rights) rights of distress for all Base Rent, Additional Rent and any other sums payable
under this Lease. Notwithstanding the foregoing, if Tenant purchases specific equipment or
trade fixtures for installation at the Premises the Landlord agrees to*

ARTICLE NINE: PROTECTION OF LENDERS

     Section 9.01.
Subordination.  [Section omitted intentionally].

     Section 9.02. Estoppel Certificates.

     (a) Upon Landlord’s written request, Tenant shall execute, acknowledge and
deliver to Landlord a written statement certifying: (i) that none of the terms or provisions
of this Lease have been changed (or if they have been changed, stating how they have been
changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last date of
payment of the Base Rent and other charges and the time period covered by such payment; (iv)
that Landlord is not in
default under this Lease (or, if Landlord is claimed to be in default, stating why); and
(v) such other representations or information with respect to Tenant or the Lease as Landlord
may reasonably request or

 

			
	*	 	subordinate its liens to the purchase money lien against the specific equipment or trade
fixtures being purchased.

 

 

which any prospective purchaser or encumbrancer of the Premises may require. Tenant shall
deliver such statement to Landlord within ten (10) days after Landlord’s request. Landlord may
give any such statement by Tenant to any prospective purchaser or encumbrancer of the Premises.
Such purchaser or encumbrancer may rely conclusively upon such
statement as true and correct.

     Section 9.03.
Tenant’s Financial Condition. Within ten (10) days after written request from
Landlord, Tenant shall deliver to Landlord such financial statements as Landlord reasonably
requires to verify fee net worth of Tenant or any assignee, subtenant, or guarantor of Tenant. In
addition, Tenant shall deliver to any lender designated by Landlord any financial statements
required by such lender to facilitate the financing or refinancing of the Premises. Tenant
represents and warrants to Landlord that each such financial statement is a true and accurate
statement as of the date of such statement. All financial statements shall be confidential and
shall be used only for the purposes set forth in this Lease.

ARTICLE TEN: LEGAL COSTS

     Section 10.01. Legal Proceedings. If Tenant shall be in breach or default under this Lease,
Tenant shall reimburse the Landlord upon demand for any costs or expenses that the Landlord incurs
in connection with any breach, or default of the Tenant under this Lease, whether or not suit is
commenced or judgment entered. Such costs shall include reasonable legal fees and costs incurred
for the negotiation of a settlement, enforcement of rights or otherwise. Tenant shall also
indemnify Landlord against and bold Landlord harmless from all costs, expenses, demands and
liability Landlord may incur if Landlord becomes or is made a party to any claim or action (a)
instituted by Tenant against any third party, or by any third party against Tenant, or by or
against any person holding any interest under or using the Premises by license of or agreement
with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or
such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant
or such other person; or (d) necessary to protect Landlord’s interest under this Lease in a
bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended.
Tenant shall defend Landlord against any such claim or action at Tenant’s expense with counsel
reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for
any reasonable legal fees or costs Landlord incurs in any such claim or action.

     Section 10.02. Landlord’s Consent. Tenant shall pay Landlord’s actual attorneys’ fees
incurred in connection with Tenant’s request for Landlord’s consent under Article Seven
(Assignment and Subletting), or in connection with any other act which Tenant proposes to do
and which requires Landlord’s
consent.

ARTICLE ELEVEN: MISCELLANEOUS PROVISIONS

     Section 11.01. Landlord’s Liability; Certain Duties.

     (a) As used in this Lease, the term “Landlord” means only the current owner or owners
of the fee title to the Premises or Project or the leasehold estate under a ground lease of the
Premises or Project at the time in question. Each Landlord is obligated to perform the obligations
of Landlord under this Lease only during the time such Landlord owns such interest or title. Any
Landlord who transfers its title or interest is relieved of all liability with respect to the
obligations of Landlord under this Lease to be performed on or after the date of transfer. However,
each Landlord shall deliver to its transferee all funds that Tenant previously paid if such funds
have not yet been applied under the terms of this Lease.

     (b) Tenant shall give written notice of any failure by Landlord to perform any of its
obligations under this Lease to Landlord. Landlord shall not be in default under this Lease unless Landlord fails to
cure such non-

 

 

performance within thirty (30) days after receipt of Tenant’s notice. However, if such
non-performance reasonably requires more than thirty (30) days to cure, Landlord shall not be in
default if such cure is commenced within such thirty (30)-day period and thereafter diligently
pursued to completion.

     (c) Notwithstanding any term or provision herein to the contrary, the liability of
Landlord for the performance of its duties and obligations under this Lease is limited to
Landlord’s interest in the Premises and the Project, and neither the Landlord nor its partners,
shareholders, officers or other principals shall have any personal liability under this Lease.

     Section 11.02. Severability. A determination by a court of competent jurisdiction that any
provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or
invalidate the remainder of such provision or this Lease, which shall
remain in full force and
effect.

     Section 11.03. Interpretation. The captions of the Articles or Sections of this Lease are to
assist the parties in reading this Lease and are not a part of the terms or provisions of this
Lease. Whenever required by the context of this Lease, the singular shall include the plural and
the plural shall include the singular. The masculine, feminine and neuter genders shall each
include the other. In any provision relating to the conduct, acts or omissions of Tenant, the
term “Tenant” shall include Tenant’s agents, employees, contractors, invitees, successors or
others using the Premises with Tenant’s expressed or implied permission and anyone who is in or
on the Project as a result of Tenant conducting its business on a part of the Project.

     Section 11.04. Incorporation of Prior Agreements; Modifications. This Lease is the only
agreement between the parties pertaining to the lease of the Premises and no other agreements and
discussions either oral or written have been incorporated in this agreement and are void and of no
further force or effect. All amendments to this Lease shall be in writing and signed by all
parties. Any other attempted amendment shall be void.

     Section 11.05. Notices. All notices required or permitted under this Lease shall be in
writing and shall be personally delivered or sent by certified mail, return receipt requested,
postage prepaid.

     Notices to Tenant shall be delivered to the address set forth under Tenant’s signature to
this Lease, except that upon Tenant’s taking possession of the Premises, the Premises shall be
Tenant’s address for notice purposes. Notices to Landlord shall be delivered to the address
specified in Section 1.04 above. Notices personally delivered shall be effective upon delivery.
Notices sent by certified mail shall be effective one day after the date mailed. Landlord may
change its notice address upon written notice to the Tenant.

     Section 11.06. Waivers. All waivers must be in writing and signed by the
waiving party. Landlord’s failure to enforce any provision of this Lease or its acceptance of
rent shall not be a waiver and shall not prevent Landlord from enforcing that provision or any
other provision of this Lease in the future. Landlord’s acceptance of rent after the same is due
with a late charge on one or more occasions shall not be a waiver and shall not prevent Landlord
from exercising any remedy for Tenant’s failure to timely pay rent coming due after the Landlord
has accepted a late payment and late charge. No statement on a payment check from Tenant or in a
letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without
notice to Tenant; negotiate such check without being bound to the conditions of such statement.

     Section 11.07. No Recordation. Tenant shall not record this Lease without prior written
consent from Landlord.

     Section 11.08. Binding Effect; Choice of Law. This Lease binds any party who legally acquires
any rights or interest in this Lease from Landlord or Tenant. However, Landlord shall have no
obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired
in accordance with the terms of this Lease. The laws of the Commonwealth of Virginia shall govern
this Lease excluding its choice of law provisions.

     Section 11.09. Corporate Authority; Partnership Authority. If Tenant is a corporation, each
person signing this Lease on behalf of Tenant represents and warrants that he has full authority to
do so and that this Lease binds the corporation. If Tenant is a partnership, each, person or entity
signing this Lease for Tenant represents and

 

 

warrants that he or it is a general partner of the Partnership, that he or it has full authority
to sign for the partnership and that this Lease binds the partnership and all general partners of
the partnership, Tenant shall give written notice to Landlord of any general partner’s withdrawal
or addition.

     Section 11.10. Joint and Several Liability. All parties signing this Lease as Tenant shall
be jointly and severally liable for all obligations of Tenant.

     Section 11.11.
Force Majeure. [Section omitted intentionally].

     Section 11.12. Execution of Lease. This Lease maybe executed in counterparts and, when all
counterpart documents are executed, the counterparts shall constitute
a single binding instrument.
Landlord’s delivery of this Lease to Tenant shall not be deemed to be an offer to lease and shall
not be binding upon either party until executed and delivered by both parties.

     Section 11.13. Survival. All representations and warranties of Tenant shall survive
expiration or other termination of this Lease.

     Section 11.14. Relationship of Parties. The relationship between the parties is that of
Landlord and Tenant only. It shall not be construed as or maintained to be that of principal and
agent, or of partners or of joint venturers.

     Section 11.15. Waiver of Jury Trial. Landlord and Tenant hereby waive any right to a
jury trial and agree that any dispute shall be heard by way of a bench trial.

     Section 11.16. Covenants and Conditions. Tenant’s performance of each of Tenant’s obligations
under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of
the Premises is conditioned upon such performance, and time is of the essence in the performance
of all such covenants and conditions.

     Section 11.17. Entire Agreement. This Lease together with any Exhibits and addendums, embodies
the entire agreement and understanding between the parties and supersedes all prior negotiations,
agreements and understandings. Any provision of this Lease may be modified, waived or discharged
only by an instrument in writing signed by both parties.

For new Sections 11.18, 11.19 and 11.20 see Lease Addendum No. 1.

ARTICLE TWELVE: BROKERS

     Section 12.01. Broker’s Fee. Tenant represents and warrants to Landlord that neither it nor
its officers or agents nor anyone acting on its behalf has dealt with any real estate broker other than NONE and                                                            
in the negotiating or making of this Lease, and Tenant agrees to indemnify and hold Landlord, its
agents, employees, partners, directors, shareholders and independent
contractors harmless from all
liabilities, costs, demands, judgments, settlements, claims and losses, including reasonable
attorneys’ fees and costs, incurred by Landlord in conjunction with any such claim or claims of any
other broker or brokers claiming to have interested Tenant in the Project or Premises or claiming
to have caused Tenant to enter into this Lease. Landlord shall not be obligated to pay any
commission arising from this Lease except to its listing broker based on their written contract.

ARTICLE THIRTEEN: COMPLIANCE

     Tenant agrees to comply, at its expense, with all applicable federal, state and local laws,
regulations, codes, ordinances and administrative orders having jurisdiction over the Tenant, the
subject matter of this Agreement, and

 

 

the Premises including but not limited to, the 1964 Civil Rights Act and all amendments thereto,
the Foreign Investment In Real Property Tax Act, the Comprehensive Environmental Response
Compensation and Liability Act, and The Americans With Disabilities Act.

ARTICLE FOURTEEN: ADDENDUM

     The following Addendum is attached hereto and incorporated as a part of this Lease: Lease Addendum No. 1.

     Landlord and Tenant have signed and sealed this Lease on the dates specified adjacent to
their signatures below and have initiated the plat and Addendum, if any, which are attached to
or incorporated by reference in this Lease.

	 	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	/s/ Duke Shirley LLC	 	 
	6.7.06
	 	 	 	 	 	 	 	 
	Date

	 	 	 	By:
	 	/s/ Douglas C. McPherson
 

	(SEAL)	 
	 

	 	 	 	Name:
	 	Douglas C. McPherson	 	 
	 

	 	 	 	Title:
	 	President	 	 
	 

	 	 	 	Address:
	 	4305 Wheeler Avenue 

Alexandria, Virginia 22304	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	TENANT:	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	/s/ Cuisine Solutions. Inc.	 	 
	06/02/06
	 	 	 	 	 	 	 	 
	Date

	 	 	 	By:
	 	/s/ Thomas Gregg
 

	(SEAL)	 
	 

	 	 	 	Name:
	 	Thomas Gregg	 	 
	 

	 	 	 	Title:
	 	President	 	 
	 

	 	 	 	Address:
	 	85 S. Bragg St. #600
Alexandria,
VA 22312
	 	 

 

 

LEASE ADDENDUM NO. 1

     This Lease Addendum No. 1 to the Lease is made as of the 2nd day of
June , 2006 by and between DUKE SHIRLEY LLC (“Landlord”), a Virginia Limited Liability
Company and CUISINE SOLUTIONS, INC., a Delaware Corporation (“Tenant”).

WITNESSETH

     WHEREAS, the Landlord and Tenant are parties to a Lease of even date for the Premises known as
4100, 4102, 4104, 4106, 4108, 4110, 4112, 4303, 4400, 4402 and 4404 Wheeler Avenue, Alexandria,
Virginia, (the “Lease”); and

     WHEREAS, the parties desire to amend the Lease by this Lease Addendum No. 1.

     NOW THEREFORE in consideration of the recitals above which are made a part of this Lease
Addendum No. 1 and the rents, covenants and conditions hereinafter set forth, Landlord and Tenant
agree as follows:

     The following Sections or subparagraphs are substituted for the existing Sections or
subparagraphs of the Lease or are otherwise added to the Lease.

     Section 1.04. Base Rent.

     (a) Base Rent For Premises I Beginning June 1, 2006. On June 2, 2006, Tenant shall pay
Landlord June 2006 rent for Premises I in the amount of $25,932.78 (“Base Rent”). On the
first day of the second month and each month thereafter through the eleventh month of the Lease
Term, Tenant shall pay Landlord the Base Rent in advance, without demand, notice, deduction,
offset, or counterclaim. All Base Rent shall be payable at 4305 Wheeler Avenue, Alexandria,
Virginia 22304 or at such other place as Landlord may designate in writing. Landlord has the right
to require the monthly payments to be made by cashier’s check or certified check if any check of
Tenant received by Landlord is dishonored.

     (b) Base Rent for Premises II Beginning June 1, 2006. On June 2, 2006, Tenant shall pay
Landlord for June, 2006 rent for Premises II in the amount of $11,400.00 (“Base Rent”). On
the first day of the second month and each month thereafter through the eleventh month of the Lease
Term, Tenant shall pay Landlord the Base Rent in advance, without demand, notice, deduction,
offset, or counterclaim. All Base Rent shall be payable at 4305 Wheeler Avenue, Alexandria,
Virginia 22304 or at such other place as Landlord may designate in writing. Landlord has the right
to require the monthly payments to be made by cashier’s check or certified check if any check of
Tenant received by Landlord is dishonored.

     (c) Base Rent for Premises I Beginning May 1, 2008. On May 1, 2008, Tenant shall pay
Landlord May 2008 rent for Premises I in the amount of $30,920.00

 

 

(“Base Rent”). On the first day of June, 2008 and first day of each month thereafter through April,
2009, Tenant shall pay Landlord the Base Rent in advance, without demand, notice, deduction,
offset, or counterclaim. All Base Rent shall be payable at 4305 Wheeler Avenue, Alexandria,
Virginia 22304 or at such other place as Landlord may designate in writing. Landlord has the right
to require the monthly payments to be made by cashier’s check or certified check if any check of
Tenant received by Landlord is dishonored.

     Section 1.05. Base Rent Increases.

     (a) Base Rent Increase for Premises I Beginning May 1, 2007. Effective on May 1, 2007 and on
each anniversary thereafter during the Lease Term (the “Rental Adjustment Date”), except for May 1,
2008 which shall be governed by Section 1.04(c) above, the Base Rent then in effect for Premises I
shall be increased by the greater of either (i) three and seventy-five hundredths percent
(3.75%) or (ii) the percentage increase in the Consumer Price Index for all Urban Consumers
(CPI-U) 1982-1984 equals one hundred, all items, U.S. city average of the U.S. Department of Labor,
Bureau of Labor Statistics (the “Index”) for the March immediately prior to the Rental Adjustment
Date over the Index for March of the preceding year. In no event will the Base Rent be reduced on
any Rental Adjustment Date.

     Tenant shall pay the new Base Rent to Landlord from the applicable Rental Adjustment Date for
twelve months until the next Rental Adjustment Date in advance on the first of each month without
setoff, deduction or demand. Landlord shall provide written notice of such increase to Tenant. Such
notice may be given after the applicable Rental Adjustment Date, and in such event Tenant shall pay
Landlord the accrued rental adjustment for the months elapsed between the effective date of the
increase and Landlord’s notice of such increase within ten (10) days after Landlord’s notice. If
the format or components of the Index are materially changed after the Commencement Date, Landlord
shall substitute an index which is published by the Bureau of Labor Statistics or similar agency
and which is most nearly equivalent to the Index in effect on the Commencement Date. The substitute
index shall be used to calculate the increase in the Base Rent unless Tenant objects to such
substitute index in writing within fifteen (15) days after receipt of Landlord’s notice. If Tenant
objects, Landlord and Tenant shall submit the selection of the substitute index for binding
arbitration in accordance with the rules and regulations of the American Arbitration Association at
its office closest to the Premises. The costs of arbitration shall be borne equally by Landlord and
Tenant.

     (b) Base Rent Increase for Premises II Beginning May 1, 2007. Effective on May 1, 2007, and on
each anniversary thereafter during the Lease Term (the “Rental Adjustment Date”), the Base Rent
then in effect for Premises II shall be increased by the greater of either (i) three and
seventy-five hundredths percent (3.75%) or (ii) the percentage increase in the Consumer
Price Index for all Urban Consumers (CPI-U) 1982- 1984 equals one hundred, all items, U.S. city
average of the U.S. Department of Labor, Bureau of Labor Statistics (the “Index”) for the March
immediately prior to the Rental Adjustment Date over the Index for March of the preceding year. In
no event will the Base Rent be reduced on any Rental Adjustment Date.

2

 

     Tenant shall pay the new Base Rent to Landlord from the applicable Rental Adjustment Date for
twelve months until the next Rental Adjustment Date in advance on the first of each month without
setoff, deduction or demand. Landlord shall provide written notice of such increase to Tenant. Such
notice may be given after the applicable Rental Adjustment Date, and in such event Tenant shall pay
Landlord the accrued rental adjustment for the months elapsed between the effective date of the
increase and Landlord’s notice of such increase within ten (10) days after Landlord’s notice. If
the format or components of the Index are materially changed after the Commencement Date, Landlord
shall substitute an index which is published by the Bureau of Labor Statistics or similar agency
and which is most nearly equivalent to the Index in effect on the Commencement Date. The substitute
index shall be used to calculate the increase in the Base Rent unless Tenant objects to such
substitute index in writing within fifteen (15) days after receipt of Landlord’s notice. If Tenant
objects, Landlord and Tenant shall submit the selection of the substitute index for binding
arbitration in accordance with the rules and regulations of the American Arbitration Association at
its office closest to the Premises. The costs of arbitration shall be borne equally by Landlord and
Tenant.

     Section 1.06. Security Deposit. Upon the execution of this Lease, Tenant shall deposit with
Landlord a cash security deposit in the amount of Fifty-One Thousand Three Dollars and 26/100
($51,003.26) which shall be increased as hereinafter provided (the “Security Deposit”)
which shall be held by Landlord as security for the full and faithful performance by Tenant of each
and every term, covenant and condition of this Lease for which Tenant is responsible. Landlord may
apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to
cure any other defaults of Tenant. If Landlord uses any part of the Security Deposit, Tenant shall
restore the Security Deposit to its full amount within ten (10) days after Landlord’s written
request. Tenant’s failure to do so shall be deemed an Event of Default under this Lease. Any
Security Deposit balance not applied to amounts due the Landlord under this Lease shall be returned
to Tenant within thirty (30) days following the expiration of the Lease Term or extended term
whichever occurs later.

     Beginning June 2, 2006 and on the first day of each month thereafter during the Lease Term,
the Tenant shall deposit, without setoff, deduction or demand Five Thousand Dollars
($5,000.00) (the “Monthly Security Deposit Payment”) in the SunTrust Bank account (the
“SunTrust Restricted Account”) governed by the Restricted (Blocked) Account Agreement attached
hereto as Exhibit B. Prior to opening said account but contemporaneously with signing this
Lease the parties shall enter into a Security Agreement in the form
of Exhibit C and the restricted
account agreement in the form of Exhibit B. Beginning on June 1, 2007 and on each
anniversary thereafter during the Lease Term, (the “Monthly Security Deposit Payment Adjustment
Date”) Tenant shall increase the amount of the Monthly Security Deposit Payment then in effect by
the greater of (i) three and seventy-five hundredths percent (3.75%) or (ii) the percentage
increase in the Consumer Price Index for all Urban Consumers (CPI-U) 1982-1984 equals one hundred,
all items, U.S. city average of the U.S. Department of Labor, Bureau of Labor Statistics (the
“Index”) for the April immediately prior to the Monthly Security

3

 

Deposit Payment Adjustment Date over the Index for April of the preceding year. In no event will
the Monthly Security Deposit Payment be reduced on any Monthly Security Deposit Payment Adjustment
Date.

     Tenant shall deposit the new Monthly Security Deposit Payment in the SunTrust Restricted
Account from the applicable Monthly Security Deposit Adjustment Date for twelve months until the
next Monthly Security Deposit Payment Adjustment Date in advance on the first of each month without
setoff, deduction or demand. Landlord shall provide written notice of such increase to Tenant and
to SunTrust. Such notice may be given after the applicable Monthly Security Deposit Payment
Adjustment Date, and in such event Tenant shall deposit in the SunTrust Restricted Account the
accrued payment adjustment for the months elapsed between the effective date of the increase and
Landlord’s notice of such increase within ten (10) days after Landlord’s notice. If the format or
components of the Index are materially changed after the Commencement Date, Landlord shall
substitute an index which is published by the Bureau of Labor Statistics or similar agency and
which is most nearly equivalent to the Index in effect on the Commencement Date. The substitute
index shall be used to calculate the increase in the Monthly Security Deposit Payment unless Tenant
objects to such substitute index in writing within fifteen (15) days after receipt of Landlord’s
notice. If Tenant objects, Landlord and Tenant shall submit the selection of the substitute index
for binding arbitration in accordance with the rules and regulations of the American Arbitration
Association at its office closest to the Premises. The costs of arbitration shall be borne equally
by Landlord and Tenant.

     When used herein, the words “Security Deposit” shall include the Security Deposit held by the
Landlord and all funds in the SunTrust Restricted Account plus the letter of credit if the same is
delivered to Landlord pursuant to Section 7.01 or 7.02.

     $51,003.26 of the Security Deposit received by the Landlord shall not be required to be kept
separate from Landlord’s other funds and Landlord shall have no liability for interest thereon. All
interest earned in the SunTrust Restricted Account shall become a part of the Security Deposit. The
parties agree that to the extent permitted by applicable law, including Section 468B(g) of the
Internal Revenue Code of 1986, as amended, Tenant will include all amounts earned on the Security
Deposit in the SunTrust Restricted Account in its gross income for federal, state and local income
tax purposes and pay any income tax resulting therefrom. If the Landlord is assessed federal and/or
state income taxes on the interest earned on the Security Deposit in the SunTrust Restricted
Account, Tenant shall reimburse Landlord the amount of such taxes upon receipt of written demand
from the Landlord.

     If the Tenant is not in default under this Lease, then Landlord shall cause the amounts in the
SunTrust Restricted Accounts to be released as follows. Within five (5) business days of Tenant’s
providing to Landlord (i) one or more paid receipts for any work that is required to be performed
by Tenant pursuant to Sections 4.06(a) and 4.06(b); (ii) mechanics lien releases for such completed
work; and (iii) written certification from an independent architect (having been accepted by
Landlord and Tenant as hereinafter

4

 

provided) who certifies that such work has been performed in accordance with the requirements of
this Lease and all applicable laws and codes, Landlord shall cause that portion of the amount in
the SunTrust Restricted Account to be released to pay for such work.

     Prior to beginning the work that is required to be performed by Tenant pursuant to Sections
4.06(a) and 4.06(b), Tenant and Landlord shall confer to select a mutually acceptable independent
architect who will enter into a contract with both Tenant and Landlord for the purposes described
above. If, after two business days, the parties cannot agree on an independent architect then
within an additional two business days the Landlord shall select an independent architect and the
Tenant shall select an independent architect who together shall choose a third independent
architect as soon as reasonably practicable to determine whether or not the work has been performed
as required. In this event, the third independent architect shall be deemed to have been accepted
by Landlord and Tenant. The charges by the independent architect for determining whether or not the
work has been performed as required shall be split equally between the Landlord and Tenant. The
Landlord and Tenant agree if Tenant is ever in default under the Lease, Landlord shall have the
right to direct SunTrust Bank to pay Landlord from the SunTrust Restricted Account such funds as
are then due and payable under the Lease or to draw on the letter of credit if one has been
delivered to Landlord pursuant to Section 7.01 or 7.02.

     Except as provided in the foregoing two paragraphs, Landlord shall not give any instructions
to SunTrust with regard to the release of the funds in the SunTrust Restricted Account.

     At expiration of the Lease and after Tenant has fully complied with all of its
obligations under this Lease and if there are still funds remaining in the SunTrust
Restricted Account, the Landlord shall instruct SunTrust to release such funds to the Tenant.

	 	 	Section 2.02. Property Taxes.

     (a) Definition of “real property tax.” “Real property tax” means: (i) any levy, charge,
assessment, penalty or tax imposed by any taxing authority against the Project, any part thereof
and any proceeds therefrom; and (ii) any charge or fee replacing any tax previously included within
the definition of real property tax. Real property tax shall specifically exclude income,
franchise, inheritance, estate, gift, corporation or net profits tax assessed against Landlord from
the operation of the Project and any tax penalties.

     (b) Real Property Taxes. During the Lease Term Tenant shall be responsible for payment to
the Landlord as Additional Rent Tenant’s proportionate share of all real property taxes on the
Project (including, but not limited to, any fees, taxes or assessments against, or as a result of,
any Tenant improvements installed on the Premises by or for the benefit of Tenant). Landlord shall
reasonably determine Tenant’s share of the real property tax payable by Tenant under this section
from the assessor’s worksheets

5

 

or other reasonably available information. Real property taxes attributable to the Premises
currently comprise the following percentages of each tax map parcel of which they are a part, and
this is Tenant’s proportionate share of such taxes on the respective parcels as of the date of this
Lease and shall be subject to change: 4100 through 4112 Wheeler Avenue 77.77%; 4303 Wheeler Avenue
11.11%; and 4400 through 4404 Wheeler Avenue 33.33%. Tenant shall pay Landlord monthly a sum equal
to one-twelfth of the annual real property taxes payable by Tenant under this Lease, together with
each payment of Base Rent, without deduction, set-off, or demand. Estimated monthly payments for
real property taxes shall be determined from the previous year’s tax bills. Annually, Landlord
shall furnish to Tenant an accurate and legible statement of real property taxes and a copy of the
city/county tax bill. Any overpayment or deficiency in Tenant’s payments of its pro-rata share of
real property taxes shall be settled by payment within ten days from receipt of the statement.
Tenant’s initial monthly real property tax payment is
$3.628.53. On or before June 2, 2006
Tenant shall pay Landlord $16,823.18 representing the sum of the real estate taxes for
Premises I for January, February, March, April, May and June 2006, plus $989.60 for
Premises II for June, 2006. The $16,823.18 includes the initial monthly real property tax.

     Section 2.06. Tenant’s Payment of Premiums. For all insurance policies obtained by Landlord
which are referred to in Sections 2.04 and 2.05, Tenant shall pay Landlord as Additional Rent in
monthly installments Tenant’s proportionate share of all insurance premiums for said policies.
Tenant’s proportionate share for insurance purposes is 16.163% of the Project based on the
most recent insurance survey and is subject to change based on updated insurance surveys of
applicable square footage and relative risk. As of the date of this Lease, Tenant’s proportionate
share of insurance premiums payable to Landlord on the first of each month without setoff,
deduction or demand is $736.46. Tenant also agrees to pay Landlord as Additional Rent
Tenant’s proportionate share of all increases in such insurance premiums. If the Lease Term expires
before the expiration of an insurance policy maintained by Landlord, Tenant shall be liable for
Tenant’s prorated share of the insurance premiums for the Lease Term and any extended term. Before
the Commencement Date, Tenant shall deliver to Landlord a copy of any policy of insurance which
Tenant is required to maintain under Section 2.04. At least thirty (30) days prior to the
expiration of any such policy, Tenant shall deliver to Landlord a renewal of such policy or
Evidence of Insurance, executed by an authorized officer of the insurance company, showing that the
insurance which Tenant is required to maintain under Section 2.04 is in full force and effect and
containing such other information which Landlord reasonably requires. In addition to the foregoing,
Tenant shall reimburse the Landlord on the first of each month, without setoff, deduction or demand
for insurance premiums attributable to the freezer at 4303 Wheeler Avenue during the Lease Term
which presently is $32.00 per month.

     Section 2.08(c) continued. Common Area costs shall exclude (i) principal or interest payments
on any Mortgages (as defined in Section 9.01); (ii) depreciation/amortization for capital
expenditures, except as specified in the inclusions listed above; (iii) leasing commissions or
legal fees with respect to the negotiation of leases with tenants, other occupants or prospective
tenants or other occupants of the

6

 

Project and similar costs incurred in connection with disputes with and/or enforcement of any
leases with tenants, other occupants, or prospective tenants or other occupants of the Project;
(iv) the costs of special services and utilities separately charged to particular tenants of the
Project; (vi) ground lease payments; (vii) advertising and promotional expenses directly relating
to leasing; (viii) costs for which Landlord is reimbursed by insurance proceeds or from tenants of
the Project (other than such tenants’ regular contributions to Common Areas costs); (ix) costs
directly and solely related to the maintenance and operation of the entity that constitutes
Landlord, such as accounting fees incurred solely for the purpose of reporting Landlord’s financial
condition; (x) costs of repairs, replacements or other work occasioned by fire, windstorm or other
casualty, or the exercise by governmental authorities of the right of eminent domain (except, a
commercially reasonable deductible or self-insured amount, initially not to exceed $50,000, but
subject to reasonable increases, under Landlord’s property insurance paid by Landlord and not
otherwise recovered from Tenant or another tenant of the Project, may be included in Common Areas
costs); (xi) “Tenant or tenant allowances,” Tenant or tenant concessions,” and other costs and
expenses (including permit, license and inspection fees) incurred in connection with completing,
fixturing, furnishing, renovating or otherwise improving, decorating or redecorating leased
premises for tenants or other occupants of the Project, or vacant, leasable space in the Project,
including space planning/interior architecture fees and/or engineering for same; (xii) costs or
expenses (including fines, penalties and legal fees) incurred due to the violation (as compared to
compliance costs, which are included in Common Areas costs as provided above) by Landlord, its
agents, any tenant (other than Tenant) or other occupant of the Project of any terms and conditions
of this Lease or of the leases of other tenants in the Project, and/or of any valid applicable Laws
that would not have been incurred but for such violation by Landlord, its agent, tenant, or other
occupant, it being intended that each party shall be responsible for the costs resulting from its
violation of such leases and Laws; provided that reasonable attorneys fees to enforce rules and
regulations for the Project shall be included in Common Areas costs; (xiii) penalties for any late
payment by Landlord, including, without limitation, taxes and equipment leases; (xiv) Landlord’s
contributions to charitable organizations; (xv) costs of correcting defects, including any
allowances for same, in the construction of the Project; (xvi) costs in connection with services
(including electricity), items or other benefits of a material type which are not available to
Tenant without specific charge therefor, but which are provided to another tenant or occupant of
the Project, whether or not such other tenant or occupant is specifically charged therefor by
Landlord; (xvii) payments in respect of overhead and/or profit of any subsidiary or affiliate of
Landlord, or to any other party, as a result of a non-competitive selection process for services on
or to the Project, or for goods, supplies or other materials, to the extent that the costs of such
services, goods, supplies and/or materials materially exceed the costs that would have been paid
had such services, goods, supplies or materials been provided (in the same matter, at the same time
and upon the same terms and conditions) by parties who are not affiliates, of similar skill,
competence and experience, on a competitive basis; (xviii) rentals and other related expenses, if
any, incurred in leasing air-conditioning systems, elevators or other equipment ordinarily
considered to be of a capital nature, except equipment which is used in providing janitorial
services and which is not affixed to the Project; (xix)and costs arising from the

7

 

presence of Hazardous Materials in, about or below the Project (including any Hazardous Materials
brought to, deposited on or disposed of at the Project by Landlord or Landlord’s employees or
agents,) (but excluding those Hazardous Materials utilized in connection with the operation,
maintenance and repair of the Project in the ordinary course.

     Section 2.10. Landlord’s Books and Records. Landlord shall maintain complete and accurate
records of all costs incurred in the operation and maintenance of the Project and the furnishing of
services to its tenants, including those which Landlord intends to include in Common Areas costs.
During regular business hours and after giving at least fifteen (15) days’ advance written notice
to Landlord, Tenant shall be entitled to inspect all of Landlord’s records necessary to reasonably
satisfy itself that all charges have been correctly allocated to Tenant. The inspection shall be
conducted at the metropolitan Washington, D.C. area management office for the Project and shall be
limited to the two (2) immediately preceding calendar years. Tenant shall be entitled to obtain an
audit by an independent certified public accountant or such representative of Tenant as Tenant
shall otherwise select (such representative to be selected by Tenant with Landlord’s written
consent, which shall not be unreasonably withheld, conditioned or delayed) to determine the
accuracy of Landlord’s certification of the amount of Additional Rent charged to Tenant. Tenant
shall bear the total cost of any such audit, including, but not limited to, reimbursing Landlord
for any out-of-pocket expenses (e.g., photocopying charges, accountant’s fees, etc.) reasonably
incurred by Landlord in connection with Tenant’s audit. As an express condition of Tenant’s rights
under this Section, Tenant and its auditors shall not disclose the existence of the audit, any and
all financial information obtained from the audit, and the results of its audit to any person or
entity other than a Permitted Recipient on a need-to-know basis. A “Permitted Recipient” shall be
the officers, partners and senior level employees of Tenant who are involved in lease
administration, Tenant’s certified public accountants who have responsibilities related to Common
Areas costs, Tenant’s attorney if involved in the dispute, any employees of Tenant’s auditor
involved with the review, or any person or entity to whom disclosure is required by applicable
judicial or governmental authority. Prior to disclosing any such information to any Permitted
Recipient (including its auditor), Tenant shall instruct such Permitted Recipient to abide by this
confidentiality provision. Notwithstanding the preceding to the contrary, if the audit reveals that
the Additional Rent for the Project for a particular calendar year was overstated by more than
fifteen percent (15 %), the reasonable costs of the audit shall be borne by Landlord. Any
deficiency/overpayment determined by the audit shall be paid by/refunded to Tenant within thirty
(30) days after acceptance of the results of the audit by Landlord, which shall not be unreasonably
withheld, conditioned or delayed. If Landlord disagrees with the results of Tenant’s review and
cannot otherwise agree, then Landlord and Tenant’s auditor shall together select a neutral auditor
of similar qualifications to conduct a review of such books and records (the fees of such neutral
auditor to be shared equally by Landlord and Tenant), and the determination of the Additional Rent
reached by such neutral auditor shall be final and conclusive.

     Section 3.02. Hazardous Substances. The term “Hazardous Substances” shall mean pollutants,
contaminants, toxic or hazardous wastes, or any other substances, the

8

 

use and/or the removal of which is required or the use of which is restricted, prohibited or
penalized by any “Environmental Law.” which term shall mean any federal, state or local law,
regulation, order, ordinance or other statute of a governmental or quasi-governmental authority
relating to pollution or protection of the environment. Tenant hereby agrees that (A) no activity
will be conducted on the Project or Premises that will produce any Hazardous Substances, except for
such activities that are part of the ordinary course of Tenant’s business activities (the
“Permitted Activities”) provided said Permitted Activities are conducted in accordance with all
Environmental Laws and have been acknowledged and consented to in advance in writing by Landlord;
Tenant shall be responsible for obtaining any required permits and paying any fees and providing
any testing required by any governmental agency; (B) Neither the Project, nor the Premises will be
used in any manner for the storage of any Hazardous Substances except for the storage of such
materials that are used in the ordinary course of Tenant’s business (the “Permitted Materials”),
provided such Permitted Materials are properly stored in a manner and location meeting all
Environmental Laws and applicable fire codes; (C) Tenant shall be responsible for obtaining any
required permits and paying any fees and providing any testing required by any governmental agency;
(D) no portion of the Project or the Premises will be used as a landfill or a dump; (E) Tenant will
not install any underground tanks of any type; (F) Tenant will not cause any surface or subsurface
conditions to exist or come into existence that constitute, or with the passage of time may
constitute a public or private nuisance; (G) Tenant will not permit any Hazardous Substances to be
brought onto the Project or Premises, except for the Permitted Materials described above, and if so
brought or found located thereon, the same shall be immediately removed, with proper disposal, and
all required cleanup procedures shall be diligently undertaken pursuant to all Environmental Laws.
Landlord or Landlord’s representative shall have the right but not the obligation to enter the
Premises during normal business hours upon reasonable prior written notice to Tenant for the
purpose of inspecting the storage, use and disposal of Permitted Materials to ensure compliance
with all Environmental Laws. Should it be determined, in Landlord’s reasonable opinion, that said
Permitted Materials are being improperly stored, used, or disposed of, then Tenant shall
immediately take such corrective action as requested by Landlord. Should Tenant fail to take such
corrective action within 24 hours, Landlord shall have the right to perform such work and Tenant
shall promptly reimburse Landlord for any and all costs associated with said work. If at any time
during or after the Lease Term, the Project or the Premises are found to be contaminated by
Hazardous Substances or subject to said conditions due to or during Tenant’s use and occupancy of
the Premises and Project, Tenant shall diligently institute proper and thorough cleanup procedures
at Tenant’s sole cost, and Tenant agrees to indemnify, defend and hold harmless Landlord, its
lenders, any managing agents and leasing agents of the Project, and their respective agents,
partners, officers, directors and employees, from all claims, demands, actions, liabilities, costs,
expenses, (including reasonable attorneys’ fees), penalties (whether civil or criminal), damages
(actual or punitive) and obligations of any nature arising from or as a result of the use of the
Project or the Premises by Tenant. The foregoing indemnification and the responsibilities of Tenant
shall survive the termination or expiration of this Lease.

9

 

During and after the Lease Term, Tenant shall promptly provide Landlord with copies of all summons,
citations, directives, information inquiries or requests, notices of potential responsibility,
notices of violation or deficiency, orders or decrees, claims, complaints, investigations,
judgments, letters, notice of environmental liens, and other communications, written or oral,
actual or threatened, from the United States Environmental Protection Agency, Occupational Safety
and Health Administration, the Commonwealth of Virginia Department of Environmental Quality, or
other federal, state or local agency or authority, or any other entity or individual, concerning
(i) any Hazardous Substance on or in the Project or the Premises; (ii) the imposition of any lien
on the Property or the Premises; (iii) any alleged violation of or responsibility under any
Environmental Law.

Tenant shall promptly notify Landlord if Tenant shall become aware of any Hazardous Substances on
the Premises in violation of Environmental Laws and/or if Tenant shall become aware that the
Premises is in direct violation of any Environmental Laws. Tenant shall remove such Hazardous
Substances which are in violation of Environmental Laws and/or cure such violations and/or remove
such threats, as applicable, as required by law (or as shall be required by Landlord in the case of
removal which is not required by law, but in response to the opinion of a licensed hydrogeologist,
licensed environmental engineer or other qualified consultant engaged by Landlord promptly after
Landlord becomes aware of same, at Tenant’s sole expense.) Notwithstanding the foregoing, Landlord
acknowledges that Tenant shall have no obligation, except as otherwise set forth herein, to remove
Hazardous Substances existing on or about the Premises listed in Section 11.18 as of the respective
beginning date of the Tenant’s tenancy thereof. The Tenant acknowledges that there may be floor
tile and mastic under said floor tile in parts of the Premises which may contain asbestos. Landlord
agrees that Tenant may remove this floor tile and mastic as long as Tenant uses a licensed
environmental engineering firm to perform the work and indemnifies and holds Landlord harmless from
any liability concerning the floor tile, mastic or asbestos therein. Tenant understands that there
may be other asbestos containing construction material in the interior parts of the Premises and
agrees that if Tenant disturbs said construction material for any reason, Tenant shall either
remove that disturbed portion or secure the same so there will not be a health hazard and indemnify
and hold Landlord harmless from any liability arising therefrom. Landlord makes no representation
or warranty about the environmental impact, if any, of the previous storage of nuclear gauge
equipment at 4110 Wheeler Avenue and has no obligations or
liabilities arising therefrom.

     Section 4.03. Landlord’s Obligations. Except for 4100, 4102, 4104, 4106, 4108 and 4110 Wheeler
Avenue all portions of which shall be maintained, repaired and kept in good order, condition,
repair and structurally sound by Tenant during the Lease Term and as provided in Article Five
(Damage or Destruction) and Article Six (Condemnation), Landlord shall keep the following in good
order, condition and repair: the foundations, exterior walls and roof of the Premises (including
painting the exterior surface of the exterior when Landlord deems it necessary in his sole and
absolute discretion) and all pipes and conduits located beyond the boundaries of the Premises
except for those installed by or for the Tenant. Landlord shall not be obligated to

10

 

maintain or repair windows, doors, plate glass or the interior surfaces of exterior walls. Landlord
shall make repairs under this Section within a reasonable time after receipt of written notice from
Tenant of the need for such repairs. At Landlord’s request, Tenant shall remove at Tenant’s sole
expense all equipment installed by Tenant and all equipment for which Tenant is responsible from
any area being maintained, replaced or needing repair. In the event Tenant fails to comply with
this provision, Landlord is relieved from any obligation to make repairs, but if Landlord
determines to make such repairs, maintenance or replacements, Landlord may remove and put back such
equipment without liability to Tenant for any result of such moving except for damage caused by
Landlord’s gross negligence or willful misconduct, and Landlord shall have the right to include all
costs related to the moving of such equipment as additional charges payable by Tenant which Tenant
shall pay upon demand. If Tenant delays Landlord’s maintenance, repair and/or replacement, Tenant
shall reimburse Landlord for all increases in costs and increases in scope of work arising from the
delay.

     Section 4.04. Tenant’s Obligations.

     (a) Except as otherwise provided in Article Four, Section 4.03 (Landlord’s
Obligations), Article Five (Damage or Destruction) and Article Six (Condemnation), Tenant shall
keep all portions of the Premises including but not limited to the interior and all heating, air
conditioning, plumbing, electrical and all other non-structural systems and equipment in good
order, condition and repair (including interior repainting and refinishing, as needed). If any
portion of the Premises or any system or equipment at the Premises which Tenant is obligated to
repair cannot be fully repaired or restored, Tenant shall promptly replace such portion of the
Premises or system or equipment in the Premises, regardless of whether the benefit of such
replacement extends beyond the Lease Term. The foregoing notwithstanding, the costs for the
replacement of Landlord’s air conditioning units and heating units at Premises II which units
cannot be repaired shall be allocated to the Tenant based on the time remaining on the Lease Term
including any extensions thereof as a percentage of ten years (the “Tenant’s Percentage Cost”). The
difference between 100 percent and the Tenant’s Percentage Cost shall be the Landlord’s Percentage
Cost. For example, if there are two years left on the Lease Term at the time a heater at Premises
II must be replaced, the Tenant’s Percentage Cost shall be 20%. If the Lease Term is extended, the
Tenant’s Percentage Cost shall be adjusted, and at the time of the extension, Tenant shall pay
Landlord the additional replacement and installation cost calculated to be due based on the above
formula, taking into account the additional time remaining in the extended term. This reallocation
shall be performed each time there is an extension of the Lease Term. Tenant shall keep and
maintain a preventive maintenance contract providing for no less than annual inspection,
maintenance and repair of the heating and air conditioning systems by a licensed heating and air
conditioning contractor approved in writing by Landlord. Copies of work tickets and invoices from
the heating and air conditioning contractor for the aforesaid work shall be provided to Landlord.
Before taking occupancy, it shall be the Tenant’s responsibility to determine the safe load-bearing
capacity of all floors of the Premises so Tenant’s intended use will not cause structural damage to
the Premises. If any part of the Premises or the Project is damaged by any act or omission of
Tenant, except as otherwise provided

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in Section 2.07(a) and (e) Tenant shall pay Landlord the cost of repairing or replacing such
damaged property, whether or not Landlord would otherwise be obligated to pay the cost of
maintaining or repairing such property. It is the intention of Landlord and Tenant that at all
times Tenant shall maintain the portions of the Premises which Tenant is obligated to maintain in
an attractive, good and fully operative condition. In addition to the foregoing, Tenant shall
maintain, repair and replace as necessary and keep the following in good order, condition, repair
and structurally sound: the roof, the floor and all structural portions of 4100, 4102, 4104, 4106,
4108 and 4110 Wheeler Avenue, and Tenant and its contractors shall go on the roof for the aforesaid
purposes as necessary. If Tenant has caused there to be any penetration to any roof of those
portions of the Premises for which Landlord is responsible for maintaining, repairing and replacing
the roof (“Landlord’s Roof Obligations”) and there is an increased cost to Landlord in carrying out
Landlord’s Roof Obligations as a result of any such penetration, then Tenant shall reimburse
Landlord such increased cost within ten days of Tenant’s receipt of the roofers bill showing the
increase. Except as otherwise provided in this Section, Tenant shall not, nor shall it permit its
officers, agents, employees, independent contractors, invitees, or guests to go upon the roof of
the Premises or any roof of the Project for any reason whatsoever without first obtaining the
written consent of the Landlord, except that licensed heating and air conditioning contractors may
go upon the roof as needed to inspect and maintain the heating and air conditioning systems. Tenant
agrees to indemnify and hold Landlord harmless from any and all costs, damages, suits, liabilities,
and expenses, including attorneys’ fees, arising from injury to anyone as a result of working on
the roof of the Premises or Project, unless such person was on the roof at the specific request of
the Landlord carrying out Landlord’s obligation under this Lease. Tenant shall maintain in good
working order, condition and repair that certain walk-in-freezer of
approximately 50 feet x 26 1⁄2 feet in size together with, all compressors and other equipment and devices relating thereto,
located at 4303 Wheeler Avenue, Alexandria, Virginia (the “4303 Wheeler Freezer”) during the Lease
Term and upon expiration or earlier termination of the Lease, Tenant shall at its sole expense
either (a) replace any and all worn out compressors and equipment associated with the operation of
the 4303 Wheeler Freezer and surrender the 4303 Wheeler Freezer in a condition equal to its
condition of April 11, 1995, or (b) remove the 4303 Wheeler Freezer from the Premises and restore
4303 Wheeler Avenue to its original specifications as modified to comply with all applicable laws
and regulations in effect at the time of restoration. Landlord shall maintain at all times during
the Lease Term an insurance policy covering casualty loss and/or damage to the 4303 Wheeler Freezer
in the full amount of its replacement value. Should Landlord fail to maintain such insurance
coverage at any time during the Lease Term, Tenant shall not be liable to Landlord for any casualty
loss and/or damage to the 4303 Wheeler Freezer which would have been covered by such insurance.

     Section 4.05(d). At the time Tenant requests Landlord’s consent for the Tenant to have made
any alterations, additions or improvements to the Premises, Tenant may request in writing for the
Landlord to also decide, if it grants its consent, whether or not Tenant shall be required to
remove from the Premises all or a portion of such alterations, additions or improvements at the
expiration or earlier termination of the Lease Term. Landlord shall give its written response to
the foregoing Tenant’s written requests within

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a reasonable time after receipt of the requests.

     Section 4.05(e). Unless (i) otherwise specifically agreed herein or (ii) Tenant obtains
Landlord’s prior written consent, Tenant agrees that it will not make any structural changes to
Premises II and shall not cause the first floors, roof, doors or walls to be altered. The foregoing
notwithstanding, Landlord hereby consents to the Tenant’s causing alterations to the floors of
Premises II for the purpose of installing drains on the condition that the drains are constructed
strictly in accordance with the requirements described in Exhibit D in a workmanlike
fashion and so as to comply with all applicable laws, codes and regulations in effect at the time
of construction.

     Section 4.05(f). Tenant’s Plans for alterations to Premises I as set forth on
Exhibit E are consented to by Landlord conditioned upon the following:

     (a) Tenant’s planned alterations outside the building as shown on Exhibit E which
comprise part of Premises I must comply with any and all applicable Federal, Virginia and City of
Alexandria laws, regulations, codes and ordinances including but not limited to parking
requirements for the parcel containing Premises I.

     (b) The three (3) new tanks shown on the eastern end of the building and the existing carbonic
tank at the southeast corner of the building shall all be placed behind the building on its south
side so as (i) not to protrude from behind the building to the east, (ii) so as not to protrude
into the one way travel aisle behind the building, and (iii) to be as close to the building and to
each other as is legally and practically feasible.

     (c) At the expiration of the Lease Term or earlier termination of the Lease, all alterations
shown on Exhibit E must be removed and the Premises restored (including repaving of the
affected area) all by the Tenant at its sole cost and expense. The parties agree that the estimated
removal and restoration costs for these alterations shall be included in the Total Projected
Restoration Cost for Premises I as that term is defined in Section 7.01.

     Section 4.06. Condition Upon Termination.

     (a) Condition of Premises I Upon Termination. Upon the expiration or earlier termination
of the Lease, Tenant shall surrender Premises I to Landlord, broom clean and in good condition,
order and repair and as set forth in this Section 4.06(a). Unless otherwise agreed in this
subsection, Tenant shall not be obligated to repair any damage which Landlord is required to repair
under Article Five (Damage or Destruction). Except for those alterations, additions or improvements
made to the Premises by or for Tenant which Landlord has specified in writing that Tenant shall not
be required to remove, Landlord shall have the right to require Tenant to remove any alterations,
additions or improvements (whether or not made with Landlord’s consent) prior to the expiration of
the Lease and to restore the Premises I to their condition as of the beginning of their respective
tenancies as stated in Section 11.18, all at Tenant’s expense. All alterations, additions and
improvements which Landlord has not required Tenant to

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remove shall become Landlord’s property and shall be surrendered to Landlord upon the expiration or
earlier termination of the Lease, except that Tenant shall remove all of Tenant’s machinery and
equipment. When Tenant removes its trade fixtures affixed to the Premises I Tenant shall at its
expense repair and restore any damage to the Premises caused by the removal. Tenant shall not
remove any of the following materials or equipment from the Premises (which shall be deemed
Landlord’s property) without Landlord’s prior written direction: lighting or lighting fixtures;
carpets or other floor coverings; heaters, air conditioners or any other heating or air
conditioning equipment; fencing or security gates; or other similar building operating equipment or
decorations. At the expiration or earlier termination of Lease, Tenant shall remove all of the
electrical, telecommunications and computer wiring installed by or for Tenant at Premises I. If
Tenant fails to regularly operate Landlord’s air conditioning units during the seasons for which
they were designed, which units were standard in the Project at the beginning of the tenancies as
set forth in Section 11.18, then Tenant shall replace said units which are not regularly operated
with new units having the same capacity as the original specifications. Notwithstanding anything to
the contrary herein, Tenant’s Percentage Cost under the circumstances described in the foregoing
sentence shall be 100%. In all events, the Premises I shall be left so there is no violation of any
applicable law, code or regulation, and Tenant shall take all action at its expense necessary to
bring the Premises I into compliance therewith.

     (b) In addition to the foregoing provisions of Section 4.06(a), the Tenant shall by the
expiration or earlier termination of the Lease cause the following work to be performed at Premises
I at Tenant’s sole expense:

     (i) For 4100, 4102, 4104, 4106, 4108 and 4110 Wheeler Avenue, Tenant, shall
remove all of its equipment, fixtures, alterations and other property and the floors as
presently constructed and rebuild new concrete floors in the same layout as originally
specified and having equal or greater load bearing capabilities than the original
specifications as the same would need to be modified to satisfy all applicable building
codes, laws and regulations in effect at the time of reconstruction or restoration.

     (ii) For 4100, 4102, 4104, 4106, 4108 and 4110 Wheeler Avenue, Tenant shall
remove the roof from each of the aforesaid portions of the Premises and cause a new roof to
be constructed thereon in compliance with the specifications attached hereto as Exhibit
F. Said roofing shall be performed by R.D. Bean Inc. or an alternate roofer designated
in writing by Landlord in its sole discretion.

     (iii) Tenant, at its sole expense, shall take all actions necessary to cause the
building structure of Premises I to be made structurally sound and be in good condition,
order and repair and satisfy the original specifications for the building as the same would
need to be modified to satisfy the applicable building codes, laws and regulations in
effect at the time of reconstruction or restoration.

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     (iv) To the extent Tenant has installed or caused to be installed at the Premises any
waste water lines, water supply lines and/or natural gas lines so as to not be in the same
location, condition or configuration as originally constructed by the Landlord, all such waste
water lines, water supply lines and natural gas lines shall be removed and new lines shall be
installed so as to be in compliance with the original specifications for the Premises as the same
need to be modified to satisfy all applicable building codes, laws and regulations in effect at the
time of reconstruction or restoration.

     (v) Tenant shall close all openings in the demising walls between the warehouses and all
openings in the exterior walls caused by Tenant and in the walls between the warehouses and the
office areas (except where doors were originally specified) and shall use such construction
materials which satisfy the original specifications for the buildings as the same would need to be
modified so as to comply with all applicable building codes, laws and regulations in effect at the
time of reconstruction or restoration.

     (vi) Tenant shall rebuild all offices and restrooms in the same layout as set forth in
the original building plans and in accordance with the original specifications as the same would
need to be modified to comply with all applicable building codes, laws and regulations in effect at
the time of reconstruction or restoration.

     (vii) Tenant shall remove all electrical wiring installed by Tenant to the extent
necessary so that a 200 amp service panel will exist at each warehouse address, and Tenant shall
install all warehouse and office lighting, including all exit and emergency lights so as to be in
compliance with the original specifications as the same would need to be modified to satisfy all
applicable building codes, laws and regulations in effect at the time of reconstruction or
restoration.

     (viii) Tenant shall take all necessary action to install new heating, HVAC and thermostat
units serving each warehouse bay and office as laid out in the original plans with all units
satisfying at least the original heating and cooling specifications and capabilities as the same
would need to be modified to satisfy all applicable building codes, laws and regulations in effect
at the time of reconstruction or restoration.

     (ix) Tenant shall close all openings in the exterior masonry walls caused by the Tenant
with the construction materials to match as closely as possible the existing walls and to be
acceptable to the Landlord and satisfying all applicable building codes, laws and regulations in
effect at the time of reconstruction or restoration.

     (x) At Landlord’s option, and upon Landlord’s written notice to Tenant, Tenant shall
remove all specifically identified bed or dock levellers and

15

 

restore the affected loading docks to their original specifications as the same would need
to be modified to comply with all applicable building codes, laws and regulations in effect
at the time of reconstruction or restoration. Except as aforesaid, Tenant shall restore all
loading docks and bumpers and exterior walls to the Premises to satisfy the original
specifications using the same or similar materials acceptable to the Landlord all as
modified to satisfy all applicable building codes, laws and regulations in effect at the
time of reconstruction or restoration.

     (xi) Tenant shall restore or replace all roll-up doors in front, side and back of
the warehouses so as to be in good working order.

     (xii) If requested by the Landlord in writing no later than 90 days prior to the
expiration of the Lease Term or extended term whichever is later, Tenant shall cause the
removal of those concrete slabs as designated by Landlord from the parking lot in which
Tenant caused said slabs to be installed. In place of those concrete slabs which Tenant
removes, Tenant shall restore the parking lot to satisfy the original parking lot
specifications as the same would need to be modified to satisfy all applicable building
codes, laws and regulations in effect at the time of reconstruction or restoration.

     (xiii) Tenant acknowledges that it has received copies of the original plans and
specifications for construction of Premises I when first built and agrees that these are
the original specifications referred to in this Section. Copies of said plans and
specifications (26 pages) are attached hereto and made a part hereof
as Exhibit G.

     (xiv) Tenant agrees that if there is any conflict between Section 4.06(b) (i
through xiii) and the balance of the Lease, this Subsection 4.06(b) (i through xiii) shall
govern.

     (c) Condition of Premises II Upon Termination. Upon the expiration or other termination
of the Lease, Tenant shall surrender Premises II to Landlord, broom clean and in the same condition
as received at the beginning of the tenancy except for ordinary wear and tear which Tenant was not
otherwise obligated to remedy under any provision of this Lease. Unless otherwise agreed in this
subsection, Tenant shall not be obligated to repair any damage which Landlord is required to repair
under Article Five (Damage or Destruction). Except for those alterations, additions or improvements
made to the Premises by or for Tenant which Landlord has specified in writing that Tenant shall not
be required to remove, Landlord shall have the right to require Tenant to remove any alterations,
additions or improvements (whether or not made with Landlord’s consent) prior to the expiration of
the Lease and to restore Premises II to their condition as of the beginning of their tenancy as
stated in Section 11.18, all at Tenant’s expense. Without limiting the foregoing, Tenant shall
reconstruct all floors to original design specifications to close every floor opening in Premises
II created by or for Tenant unless the Landlord specifically agrees otherwise in writing.
Furthermore, if Tenant has caused

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any penetrations to the roof of Premises II then all of those
penetrations shall be closed and repaired at Tenant’s sole expense by
R.D. Bean Inc. or such other roofer as designated by Landlord in writing.
The foregoing sentence in no way relieves the Tenant of its obligation to
first obtain the Landlord’s written consent before causing any
alteration, addition or improvement to be made to the Premises. All
alterations, additions and improvements which Landlord has not required
Tenant to remove shall become Landlord’s property and shall be
surrendered to Landlord upon the expiration or earlier termination of the
Lease, except that Tenant shall remove all of Tenant’s machinery and
equipment. When Tenant removes its trade fixtures affixed to Premises II
Tenant shall at its expense repair and restore any damage to the Premises
caused by the removal. Except as provided in this Section, Tenant shall
not remove any of the following materials or equipment (which shall be
deemed Landlord’s property) without Landlord’s prior written direction:
any power wiring or power panels; lighting or lighting fixtures; wall
coverings; drapes, blinds or other window coverings; carpets or other
floor coverings; heaters, air conditioners or any other heating or air
conditioning equipment; fencing or security gates; or other similar
building operating equipment or decorations. At the expiration or earlier
termination of Lease, Tenant shall remove all of the electrical,
telecommunications and computer wiring installed by or for Tenant at
Premises II. If Tenant fails to regularly operate Landlord’s heating
and/or air conditioning units during the seasons for which they were
designed, which units were standard in the Project at the beginning of
the tenancy as set forth in Section 11.18, then Tenant shall replace said
units which are not regularly operated with new units having the same
capacity as the original specifications. Notwithstanding anything to the
contrary herein, Tenant’s Percentage Cost under the circumstances
described in the foregoing sentence shall be 100%. In all events,
Premises II shall be left so there is no violation of any applicable law,
code or regulation, and Tenant shall take all action at its expense
necessary to bring Premises II into compliance therewith.

     Section 5.01. Partial Damage to Premises.

     (a) Tenant shall notify Landlord in writing immediately
upon the occurrence of any damage to the Premises caused by fire or other
casualty. If the Premises are only partially damaged (i.e., less than
thirty-five percent (35%) of the Premises are untenantable as a result of
such damage or less than thirty-five percent (35%) of Tenant’s operations
are materially impaired) and if the proceeds received by Landlord from the
insurance policies described in Section 2.05 are sufficient to pay for the
necessary repairs, this Lease shall remain in effect and Landlord shall
diligently repair the damage and restore the Premises and Project to
substantially the same condition they were in prior to such damage or
destruction; provided however, that if in Landlord’s reasonable judgment
such repair and restoration cannot be completed within 180 days after the
occurrence of such damage or destruction (taking into account the time
needed for effecting a satisfactory settlement with any insurance company
involved, removal of debris, preparation of plans and issuance of all
required governmental permits), then Landlord shall have the right to
terminate this Lease by giving written notice of termination within 45
days after the occurrence of such damage or destruction. Landlord

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may elect (but is not required) to repair any damage to Tenant’s fixtures, equipment, or
improvements.

     (b) If the insurance proceeds received by Landlord are not
sufficient to pay the entire cost of repair, or if the cause of the damage
caused by fire or other casualty is not covered by the insurance policies
which Landlord maintains under Section 2.05, Landlord may elect either to
(i) repair the damage or destruction as soon as reasonably possible and
complete such repair within 180 days after the date of such damage or
destruction in which case this Lease shall remain in full force and
effect, or (ii) terminate this Lease as of the date the Tenant notifies
Landlord that damage occurred. Landlord shall notify Tenant within
forty-five (45) days after receipt of Tenant’s notice of the occurrence of
the damage whether Landlord elects to repair the damage or terminate the
Lease. If Landlord elects to repair the damage, Tenant shall pay Landlord
the “deductible amount” (if any) under Landlord’s insurance policies and,
if the damage was due to an act or omission of Tenant, or Tenant’s
employees, agents, contractors or invitees, the difference between the
actual cost of repair and any insurance proceeds received by Landlord.
Tenant shall not be liable for any deductible amount due to damage caused
by the act(s) or omission(s) of another tenant in the Project. If Landlord
elects to terminate the Lease, Tenant may elect to continue this Lease in
full force and effect, in which case Tenant shall repair any damage to the
Premises and any building in which the Premises are located. Tenant shall
pay the cost of such repairs, except that upon satisfactory completion of
such repairs, Landlord shall deliver to Tenant any insurance proceeds
received by Landlord for the damage repaired by Tenant. Tenant shall give
Landlord written notice of such election within ten (10) days after
receiving Landlord’s termination notice.

     Section 5.05.
Termination by Tenant. If, within forty-five (45) days
after the occurrence of the damage or destruction described in Sections
5.01 and 5.02, Landlord determines in its sole but reasonable judgment
that the repairs and restoration cannot be substantially completed within
one hundred eighty (180) days after the date of such damage or
destruction, and provided Landlord does not elect to terminate this Lease
pursuant to this Article Five, then Landlord shall promptly notify Tenant
of such determination. For a period continuing through the later of the
forty-sixth
(46th) day after the occurrence of the damage or
destruction or the tenth (10th) day after receipt of such
notice, Tenant shall have the right to terminate this Lease by providing
written notice to Landlord (which date of such termination shall be not
more than thirty (30) days after the date of Tenant’s notice to Landlord).
Notwithstanding any of the foregoing to the contrary, Tenant shall not
have the right to terminate this Lease if the willful misconduct of Tenant
or any of its employees or agents shall have caused the damage or
destruction.

ARTICLE SEVEN: ASSIGNMENT AND SUBLETTING

     Section 7.01. Except as provided in Section 7.02 no portion of
the Premises or of Tenant’s interest in this Lease may be acquired by any
other person or entity (including Affiliates as defined in Section 7.02
when the proposed use will be different from that required under Section
1.03), whether by sale, assignment, mortgage, sublease, transfer,
operation of law, or act of Tenant (“Transfer”), without Landlord’s prior
written.

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consent. Landlord has the right to grant or withhold its consent in
its sole and absolute discretion. In order for the Landlord to determine
whether or not to grant its consent to a Transfer, the Tenant must first
give Landlord thirty (30) days notice in writing of the material terms of
the proposed Transfer, including the name, business and financial
condition of the prospective transferee, financial details of the proposed
Transfer (e.g., the area proposed to be assigned or sublet), the term, the
rent and security deposit payable under any proposed assignment or
sublease), and such other reasonable information requested by Landlord and
reimburse Landlord for all attorney’s fees and expenses Landlord incurs
with regard to considering Tenant’s proposed Transfer. If Landlord
determines to consent to the Transfer, a condition precedent to the
Landlord’s consent and to the Transfer’s becoming effective is the
Tenant’s payment into the SunTrust Restricted Account of an amount of
money sufficient when added to the balance already in said account to
bring the total equal to the total cost as estimated in writing by an
independent contractor (acceptable to Landlord and Tenant) of all
replacement, restoration and other work at Premises I as required by
Section 4.06(a) and 4.06(b) of this Lease at expiration of the Lease
(“Total Projected Restoration Cost for Premises I”). If after two business
days the parties cannot agree on who shall be the independent contractor,
then within an additional two business days Landlord shall select an
independent contractor and Tenant shall select an independent contractor
who together will choose a third independent contractor to prepare the
estimate which shall be binding on the parties. The charges by the
independent contractor for preparing the estimate shall be split equally
between Landlord and Tenant. Any attempted Transfer without Landlord’s
written consent shall be void and shall constitute a non-curable breach of
this Lease. If Tenant is a corporation, then any event (whether voluntary,
concurrent or related) resulting in a dissolution, merger, consolidation
or other reorganization of Tenant, or the sale or transfer or
relinquishment of the interest of shareholders who, as of the date of this
Lease, own a controlling interest of the capital stock of Tenant shall be
deemed a voluntary assignment or Transfer of this Lease subject to the
provisions of this Article; provided, however, that if Tenant is a
corporation whose stock is traded through a national or regional exchange
or over-the-counter market, then if prior to the proposed Transfer, the
Tenant (i) complies with Sections 7.03,7.04 and 7.05 hereof, (ii) causes
the remaining balance of the total Projected Restoration Cost for Premises
I to be deposited into the SunTrust Restricted Account, and (iii) the
proposed use of the Premises continues to be in compliance with Section
1.03 of this Lease, the Landlord shall be deemed to have consented to the
proposed Transfer.

     As an alternative to Tenant’s causing the remaining balance of the
Total Projected Restoration Cost for Premises I to be deposited into the
SunTrust Restricted Account, Tenant shall have the right to cause to be
delivered to Landlord an irrevocable standby letter of credit in the
amount of the remaining balance of the Total Projected Restoration Cost
for Premises I naming Landlord as beneficiary, in a form acceptable to
Landlord and issued by a national bank acceptable to Landlord. The letter
of credit must remain in full force and effect during the entire Lease
Term and shall be considered part of the Security Deposit under the Lease
and shall not expire earlier than sixty (60) days following the expiration
of the Lease Term. If the Lease Term is extended, the letter of credit
must be extended to expire no earlier than sixty (60) days after the
expiration of the extended

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Lease Term, and the amount of the letter of credit must be increased to equal the new Total
Projected Restoration Cost for Premises I based on the later expiration date of the extended Lease
Term. The parties shall follow the same procedure set forth in this Section 7.01 to determine the
updated Total Projected Restoration Cost for Premises I.

     Section 7.02. Assignment to Affiliate and the Proposed Use of the
Premises Will Continue to be in Compliance With Section 1.03. Provided
no uncured Event of Default exists hereunder and as long as all
conditions in this Section 7.02 are satisfied, Tenant may, upon not
less than thirty (30) days’ prior written notice to Landlord (which
notice shall contain a written certificate from Tenant, signed by an
authorized representative of Tenant, containing a representation as to
the true, correct and complete legal and beneficial relationship of
Tenant and the proposed assignee, transferee or subtenant) assign or
transfer its entire interest in this Lease or sublease the entire or
any portion of the Premises to any of the following (each, an
“Affiliate”): (i) to a corporation or other business entity (herein
sometimes referred to as a “successor corporation”) into or with which
Tenant shall be merged or consolidated, or to which substantially all
of the assets of Tenant may be transferred or sold, provided that such
successor corporation shall have a net worth and liquidity factor at
least equal to the net worth and liquidity factor of Tenant as of the
date immediately prior to the assignment, sublease or transfer or
otherwise reasonably acceptable to Landlord taking into account the
fact that the original Tenant under this Lease is not being released,
and provided that the successor corporation shall assume in writing
all of the obligations and liabilities of Tenant under this Lease and
the proposed use of the Premises is in compliance with Section 1.03;
or (ii) to a corporation or other business entity (herein sometimes
referred to as a “related corporation”) which shall control, be
controlled by or be under common control with Tenant, provided that
such related corporation shall assume in writing all of the
obligations and liabilities of Tenant under this Lease (without
relieving Tenant therefrom) and the proposed use of the Premises is in
compliance with Section 1.03. In the event of any such assignment or
subletting, Tenant shall remain fully liable as a primary obligor for
the payment of all rent and other charges required hereunder and for
the performance of all obligations to be performed by Tenant
hereunder. For purposes of clause (ii) above, “control” shall be
deemed to be ownership of more than fifty percent (50%) of the stock
or other voting interest of the controlled corporation or other
business entity. Notwithstanding the foregoing, if Tenant structures
one or more assignment or sublease transactions to an entity that
meets the definition of an Affiliate as specified above for the
purpose of circumventing the restrictions on subleases and assignments
provided elsewhere in this Article Seven, then such subtenant(s) or
assignee(s) shall conclusively be deemed not to be an Affiliate and
shall be subject to all such restrictions applicable to
non-Affiliates. The Tenant shall have the right to assign or transfer
the Lease as provided in this Section 7.02 only if Tenant first (a)
gives Landlord thirty (30) days notice in writing of the material
terms of the proposed transfer, including the name, business and
financial condition of the prospective transferee, financial details
of the proposed transfer (e.g., the rent and security deposit payable
under any proposed assignment), and such other reasonable information
requested by Landlord; (b) reimburses Landlord for all attorney’s fees
and expenses Landlord incurs with regard to considering Tenant’s
proposed assignment or transfer; and (c) deposits or transfers into

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the SunTrust Restricted Account the remaining balance of the Total Projected Restoration Cost for
Premises I as determined by using the same procedure set forth in Section 7.01, or alternatively,
causes to be delivered to the Landlord a letter of credit satisfying the requirements of Section
7.01.

     Section 7.03. No Release of Tenant. No transfer permitted by this
Article Seven, whether with or without Landlord’s consent, shall release
Tenant or change Tenant’s primary liability to pay the rent and to
perform all other obligations of Tenant under this Lease. Landlord’s
acceptance of rent from any other person is not a waiver of any provision
of this Article. Consent to one transfer is not a consent to any
subsequent transfer. If Tenant’s transferee defaults under this Lease,
Landlord may proceed directly against Tenant without pursuing remedies
against the transferee. Landlord may consent to subsequent assignments or
modifications of this Lease by Tenant’s transferee, without notifying
Tenant or obtaining its consent. Such action shall not relieve Tenant’s
liability under this Lease.

     Section 7.04. Landlord’s Consent. Tenant’s request for consent to any
transfer described in Section 7.01 shall set forth in writing of the
material terms of the proposed transfer, including the name, business and
financial condition of the prospective transferee, financial details of
the proposed transfer (e.g., the area proposed to be assigned or sublet),
the term, the rent and security deposit payable under any proposed
assignment or sublease), and such other reasonable information requested
by Landlord. Tenant shall also deliver to Landlord at the time it seeks
consent a certification signed by both Tenant and proposed assignee or
subtenant stating the amount of any premium or other consideration being
paid for the proposed assignment or sublease. Landlord shall grant or deny
with reasonable specificity any Tenant’s request for consent within thirty
(30) business days after Landlord has received such request. If the
independent contractor referred to in Section 7.01 has not completed and
delivered its estimate to the parties within seven (7) business days prior
to the expiration of the aforesaid thirty (30) business days, the period
for Landlord’s consent or denial shall be extended to seven (7) business
days after receipt of the independent contractor’s estimate. If Landlord
incurs any attorney fees and/or expenses in consulting an attorney
regarding a requested assignment or sublease, Tenant shall reimburse
Landlord upon demand and as Additional Rent all such reasonable attorneys
fees and/or expenses incurred by Landlord without regard to whether or not
consent is granted.

     Section 7.05. Excess Rent. If any sublease, assignment or other
Transfer (whether by operation of law or otherwise) provides that the
subtenant, assignee or other transferee (or any affiliate thereof) is to
pay any amount in excess of the sum of Base Rent and other charges under
this Lease then, whether such excess be in the form of an increased
rental, lump sum payment, payment for the sale or lease of fixtures or
other leasehold improvements or any other form (and if the applicable
space does not constitute the entire Premises, the amount and existence of
such excess shall be determined on a prorata basis), Tenant shall pay to
Landlord fifty percent (50%) of any such excess upon such terms as shall
be specified by Landlord, along with the next monthly installment of Base
Rent due and each month thereafter for the remaining balance of the Lease
Term. Tenant shall in all events diligently pursue the collection of all
amounts owed by any

21

 

subtenant, assignee or other transferee. Landlord shall have the right to inspect and audit
Tenant’s books and records relating to any sublease, assignment or other transfer. Any sublease,
assignment or other Transfer shall be effected on forms supplied or approved by Landlord.

     Section 9.01. Subordination. This Lease is subject and subordinate
to the lien of all and any mortgages, construction and permanent
financing, deeds of trust and similar security instruments (collectively,
“Mortgages”) which may now or hereafter encumber or otherwise affect the
real estate (including the building) of which the Premises are a part, or
Landlord’s leasehold interest therein, and to all and any renewals,
extensions, modifications, recastings or refinancings thereof. In
confirmation of such subordination, Tenant shall, within ten (10) business
days of Landlord’s request, promptly execute any requisite or appropriate
certificate or other document. Tenant’s failure to timely deliver the
document within ten (10) business days after Landlord’s written notice of
the same, at Landlord’s option, shall be deemed an Event of Default
provided, however, any applicable cure periods shall apply to such
default. Such subordination agreement shall include non disturbance
language to the effect that Tenant’s tenancy shall not be disturbed nor
affected by any default or foreclosure under the Mortgage provided that
Tenant is not in default beyond applicable cure periods under any of the
Lease terms and shall otherwise be reasonably acceptable to Tenant.

Tenant agrees that in the event that any proceedings are brought for the
foreclosure of any such Mortgage, Tenant shall attorn to the purchaser at
such foreclosure sale, if requested to do so by such purchaser. Tenant
shall also recognize such purchaser as Landlord under this Lease. Tenant
waives the provisions of any statute or rule of law, now or hereafter in
effect, which may give or purport to give Tenant any right to terminate or
otherwise adversely affect this Lease and the obligations of Tenant
hereunder in the event that any such foreclosure proceeding is prosecuted
or completed. Landlord shall give Tenant prompt written notice of the
transfer of the Security Deposit to the purchaser. Any attornment
agreement required of Tenant shall include non-disturbance language to the
effect that Tenant’s tenancy shall not be disturbed nor affected by any
default or foreclosure under the Mortgage provided that Tenant is not in
default beyond applicable cure periods under any of the Lease terms and
shall otherwise be reasonably acceptable to Tenant.

If the Project, the Premises or any part respectively thereof is at any
time subject to a Mortgage or a deed of trust or other similar instrument,
and this Lease or the rents are assigned to such Mortgagee, trustee or
beneficiary, and Tenant is given written notice thereof, including the
post office address of such assignee, then Tenant may not seek to
terminate this Lease for any default on the part of Landlord without first
giving written notice to assignee of any failure by Landlord to perform
any of its obligations under this Lease. Landlord shall not be in default
under this Lease unless assignee fails to cure such non-performance within
thirty (30) days after receipt of Tenant’s written notice sent by
certified or registered mail, return receipt requested. However, if such
non-performance reasonably requires more than thirty (30) days to cure,
Landlord shall not be in default if

22

 

such cure is commenced by assignee within such thirty day period and thereafter assignee diligently
pursues such cure to completion.

     Section 9.02. Estoppel Certificates.

     (b) Tenant’s failure to timely deliver such statement
within ten (10) business days after Landlord’s written notice of the same,
at Landlord’s option, shall be deemed an Event of Default, provided,
however, any applicable cure periods shall apply to such default.

     Section 11.11. Force Majeure. The time for performance of the
obligations of each of the parties under this Lease (other than the
obligations to pay money) shall be temporarily extended, if such party is
prevented or delayed in performing such obligations by reason of an event
beyond such party’s control. Events beyond such party’s control include,
but are not limited to, acts of God, war, civil commotion, labor disputes,
strikes, fire, flood or other casualty, shortages of labor or material,
government regulation or restriction and weather conditions.

     Section 11.18. Continued Tenancy.

     Landlord and Tenant agree that Tenant’s tenancy or subtenancy and
occupancy of portions of the Premises began or will begin as of the dates
listed beside each address below;

	 	 	 
	a)
4102, 4104, 4106, 4108 Wheeler Avenue

	 	April 15, 1989
	b) 4100 Wheeler Avenue

	 	August 1, 1989
	c) 4112 Wheeler Avenue

	 	October 1, 1993
	d) 4110 Wheeler Avenue

	 	January 16, 1995
	e) 4303 Wheeler Avenue

	 	April 11, 1995
	f) 4400, 4402, 4404 Wheeler Avenue

	 	June 1, 2006

     The Tenant formerly known as Vie de France Corporation or its
predecessors by merger have been bound by leases or subleases in favor of the
Landlord or its predecessor, Duke Shirley Industrial Development, for Premises I
without interruption from the dates set forth above through June 1, 2006. The
Landlord and Tenant agree that, except as otherwise specifically set forth herein,
the terms and conditions of Tenant’s tenancy of Premises I are amended as of June
1, 2006 and this Lease completely amends and replaces the original leases dated
March 30, 1989 and August 1, 1989 and the nine addenda thereto.

     Section 11.19.
4400 and 4402 Wheeler Avenue - Second Floor. Tenant has advised
Landlord that Tenant desires to remove the first and second level of the built out
space used for offices, restrooms and light storage in 4400 and 4402 Wheeler
Avenue. Landlord shall consent to the foregoing action upon its receipt of written
plans reasonably satisfactory to Landlord. Upon the expiration or earlier
termination of the Lease, the Tenant shall rebuild the office space and restrooms
and other areas in accordance with the

23

 

original specifications for the building as the same would need to be
modified so as to comply with all applicable codes, laws and
regulations which are in effect at the time of reconstruction or
restoration.

     If Tenant decides not to remove such built out space, Tenant
shall not exceed a maximum live load of 30 lbs. per square foot
when using the second level of 4400 and 4402 Wheeler Avenue.

     Section 11.20. This Addendum No. 1 is attached to and made a
part of the Lease of even date between the parties hereto. Except for
the terms and provisions as expressly amended herein, all other terms
and provisions of the Lease shall remain in full force and effect. In
the event that any inconsistency exists between the Lease and this
Lease Addendum No. 1, the terms, provisions and conditions of this
Addendum No. 1 shall control.

     IN WITNESS WHEREOF, the Landlord and Tenant have signed and
sealed this Lease Addendum No. 1 in two counterparts each of which
shall be deemed to be an original on the date specified adjacent to
their signatures below and have initialed this Lease Addendum No. 1
on each page and on each page of each exhibit hereto.

	 	 	 	 	 	 	 
	 	 	LANDLORD	 	 
	 	 	Duke Shirley LLC	 	 
	 
	 	 	 	 	 	 
	6.7.06

 

Date
	 	By:

Name:
	 	/s/ Douglas C. McPherson
 

Douglas C. McPherson
	 	(SEAL)
	 

	 	Title:
	 	President	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT	 	 
	 	 	Cuisine Solutions, Inc.	 	 
	 
	 	 	 	 	 	 
	06/02/06

 

Date
	 	By:

Name:
	 	/s/ Thomas Gregg
 
Thomas Gregg
	 	(SEAL)
	 

	 	Title:
	 	President	 	 
	 
	 	 	 	 	 	 
	 

	 	Attest:
	 	/s/ Y. Tristan Kuo
 
	 	 
	 

	 	 	 	Corporate Secretary	 	 
	 
	 	 	 	 	 	 
	 	 	Corporate Seal	 	 

24

 

Table
of Contents for Exhibits

	 	 	 	 	 
	Exhibit A

	 	-
	 	Plat Outlining Premises
	 
	 	 	 	 
	Exhibit B

	 	-
	 	SunTrust Restricted Account Agreement
	 
	 	 	 	 
	Exhibit C

	 	-
	 	Security Agreement
	 
	 	 	 	 
	Exhibit D

	 	-
	 	Sanitary Sewer Construction Requirements
	 
	 	 	 	 
	Exhibit E

	 	-
	 	Tenant’s Plans for Alterations to Premises I (shows outside work)
	 
	 	 	 	 
	Exhibit F

	 	-
	 	Roof Specifications for Restoration
	 
	 	 	 	 
	Exhibit G

	 	-
	 	Premises I Original Specifications (also applicable for Premises II Restoration (26 pages)

25

 

Exhibit A

 

 

Exhibit B

      

			
	
	 	Restricted (Blocked) Account Agreement

			
	TO:	 	Duke Shirley LLC
(4305 Wheeler Avenue, Alexandria, VA)

Ladies and Gentlemen:

     This will confirm unto Duke Shirley LLC (the “Secured Party”) that Cuisine Solutions, Inc.
(the “Borrower”), SunTrust Bank (“SunTrust”) and the Secured Party have agreed as follows with
respect to the accounts identified on Exhibit “A” attached hereto (the “Accounts”):

1. Acknowledgment of Security Interest.

	 	 	The Borrower and SunTrust acknowledge and confirm that although the Accounts shall remain in
the name of the Borrower, all funds now or at any time hereafter deposited to the Accounts and
all of the Borrower’s rights regarding such Accounts constitute part of the collateral in which
the Borrower has granted a security interest to the Secured Party, and that SunTrust shall
comply with the terms of this Restricted Account Agreement.

2. Required Actions.

	 	 	From and after the effective date of this Agreement, SunTrust, the Borrower and the Secured
Party agree that:

	 	A.	 	SunTrust will comply with all instructions, drafts, demands, withdrawal requests and
entitlement orders originated by Secured Party related to the Accounts and the disposition
of all funds and financial assets credited to the Accounts without further consent by
Borrower.
	 
	 	B.	 	SunTrust will not honor drafts, demands, withdrawal requests, remittance instructions
or entitlement orders originated by the Borrower related to the Accounts or any and all
funds or financial assets credited to the Accounts.
	 
	 	C.	 	SunTrust will hold solely for account of the Secured Party, all funds which may be on
deposit in, and all financial assets credited to, the Accounts and the Secured Party shall
have the right, subject to SunTrust’s standard policies and procedures then in effect, to
direct SunTrust as to the disposition of all checks, other items of payment and amounts
deposited in the Accounts as well as all financial assets credited to the Accounts.
	 
	 	D.	 	SunTrust will, in accordance with its standard policies and procedures then in effect,
remit only upon written instructions from Secured Party all collected and available funds
on deposit in the Accounts directly to the Secured Party by electronic transfer of
immediately available funds in accordance with the

 

 

	 	 	 	following wire transfer instructions of Secured Party or in accordance with such other
means of transfer as may be mutually agreed upon in writing by the Secured Party and
SunTrust.
	 
	 	 	 	 

	 
	 	 	 	 

	 
	 	 	 	Borrower and Secured Party each agree to execute all agreements necessary to effect such
transfer, each in form and substance satisfactory to SunTrust.
	 
	 	E.	 	SunTrust will not exercise any claims, liens, or rights of set-off against funds in or
checks, financial assets or other amounts deposited in or credited to the Accounts, except
for (i) SunTrust’s standard fees and charges for operating and maintaining the Accounts;
(ii) amounts previously credited to the Accounts which SunTrust determines are
uncollectible items and SunTrust’s standard fees and charges with respect thereto; (iii)
adjustments for errors, and (iv) SunTrust’s standard fees and charges resulting from
performance of this Agreement, including, without limitation, wire transfer fees. If the
balance of collected funds in the Accounts is insufficient for such purposes, Borrower and
Secured Party will be jointly and severally liable to SunTrust for such insufficiency and
agree to reimburse SunTrust upon demand. Borrower shall pay, and be solely
responsible for, all fees, costs and expenses associated with the Accounts.
	 
	 	F.	 	SunTrust will follow its usual procedures in the event any Account or any check, draft
or other order for payment of money should be or become the subject of any writ, levy,
order or other similar judicial or regulatory order or process. Notwithstanding any other
provision of this Agreement, in the event of the commencement of a case pursuant to Title
11, United States Code, filed by or against Borrower, or in the event of the commencement
of any similar case under then applicable federal or state law providing for the relief of
debtors or the protection of creditors by or against Borrower, SunTrust may act as it deems
necessary (unless ordered otherwise by a court of competent jurisdiction) to comply
with all applicable provisions of governing statutes and neither Borrower nor Secured Party
shall assert any claim against SunTrust for so doing.
	 
	 	G.	 	At all times that there are funds in the Accounts, SunTrust shall invest all such funds
and keep the same invested in: SunTrust Time Deposit(s) without early withdrawal penalty or
in a SunTrust money market account.
	 
	 	H.	 	SunTrust will send copies of all monthly statements for the Accounts to the Borrower at
85 South Bragg Street, Alexandria, Virginia 22313 and to the Secured Party at 4305 Wheeler
Avenue, Alexandria, Virginia 22304.
	 
	 	I.	 	SunTrust will send to both the Borrower and to the Secured Party copies of each
document including but not limited to summons, subpoenas, writs, orders, notices and
lawsuits received by SunTrust which are related to the Accounts.

 - 2 -

 

3. Notices.

     Any direction or notice to SunTrust given or delivered hereunder shall be in writing and

shall only be deemed to have been validly given or delivered upon receipt, processing and
implementation by SunTrust in accordance with its standard policies and procedures then in effect.
SunTrust shall be entitled to rely upon any notice or other writing received or purportedly
received from the Secured Party without further investigation. All notices hereunder shall be
delivered to the addresses listed below the signature line for each party to this Agreement or to
such other address specified by any party in a written notice to the other parties hereto. Each
notice shall also be sent to Secured Party’s counsel Malcolm M. Mitchell, Jr. at Vorys, Sater,
Seymour and Pease LLP, 277 South Washington Street, Suite 310, Alexandria, Virginia 22314 and to
Borrower’s counsel Angela Lee at Cooley Godward LLP, One Freedom Square, Reston Town Center, 11951
Freedom Drive, Reston Virginia 20190-5656.

4. Waiver; Indemnity.

     The Borrower and the Secured Party specifically waive all claims of any nature against
SunTrust relating to losses or damages of any nature whatsoever arising from or connected to or
allegedly arising from or connected to any action or failure to act by SunTrust in connection with
this Agreement, unless arising from SunTrust’s gross negligence or willful misconduct. SunTrust
shall not be liable for, and the Borrower and the Secured Party jointly and severally agree to
defend, indemnify and hold SunTrust harmless from and against, any and all liabilities, losses,
damages, costs or expenses (including, without limitation, court costs, actual attorneys’ fees and
other litigation expenses) which SunTrust may incur in connection with or pursuant to this
Agreement, unless arising solely from SunTrust’s own gross negligence or willful misconduct. In no
event shall SunTrust be liable for losses or delays resulting from computer malfunction,
interruption of communication facilities, labor difficulties or other causes beyond SunTrust’s
reasonable control or for indirect, special, punitive or consequential damages. Furthermore,
notwithstanding anything in this Agreement to the contrary, (i) SunTrust shall have no fiduciary
duties under this Agreement or any transaction or service contemplated by the provisions hereof to
any party, and (ii) SunTrust shall have no liability as a result of acting or refraining from
acting in good faith on any written notice, request, or withdrawal, payment, transfer, or other
instruction (including but not limited to electronically confirmed facsimiles) purportedly
furnished by Secured Party in accordance with the terms hereof, in which case the parties agree
that SunTrust has no duty to make any further inquiry whatsoever.

5. Representations and Warranties.

     The Secured Party and Borrower each represent and warrant to SunTrust that (i) this Agreement
constitutes its duly authorized, legal, valid, binding and enforceable obligation; (ii) the
performance of its obligations under this Agreement and the consummation of the transactions
contemplated hereunder will not (a) constitute or result in a breach of its certificate or articles
of incorporation, by-laws or partnership agreement, as applicable, or the

 - 3 -

 

provisions of any material contract to which it is a party or by which it is bound or (b) result in
the violation of any law, regulation, judgment, decree or governmental order applicable to it; and
(iii) all approvals and authorizations required to permit the execution, delivery, performance and
consummation of this Agreement and the transactions contemplated hereunder have been obtained.
Each of the Secured Party and Borrower agrees that it shall be deemed to make and renew each
representation and warranty on and as of each day on which it uses the service.

6. Binding Effect; Termination.

     This Agreement shall be binding upon and shall inure to the benefit of SunTrust, the Borrower
and the Secured Party and their respective successors and assigns. This Agreement may not be
modified without the prior written consent of SunTrust, the Borrower and the Secured Party, but may
be terminated by SunTrust or the Secured Party upon ten (10) days’ prior written notice to the
other parties hereto. If this Agreement is terminated or the Accounts are closed at any time,
SunTrust shall remit the proceeds of the Accounts or such Account being closed, as applicable, as
directed by the Secured Party, all in accordance with SunTrust’s standard policies and procedures
then in effect.

7. Counterparts.

     This Agreement may be executed in any number of counterparts, each of which shall be an
original, but all of which shall together constitute one and the same agreement.

8. Interpleader.

     If at any time SunTrust, in good faith, is in doubt as to the action it should take under this
Agreement, SunTrust shall have the right, at Borrower’s and Secured Party’s expense, to commence an
interpleader action in the either U.S. District Court for the Eastern District of Virginia
(Alexandria Division) or in the Circuit Court for the City of Alexandria, Virginia. SunTrust shall
thereafter be relieved of any further liability or obligation under this Agreement.

9. Miscellaneous.

     This Agreement embodies the entire understanding and agreement by and among SunTrust, the
Borrower and the Secured Party with respect to the subject matter hereof and supersedes all prior
agreements, understandings and inducements, whether express or implied, or oral or written. This
Agreement shall be governed in all respects by and construed in accordance with the internal laws
of the Commonwealth of Virginia. The obligations of the Borrower and the Secured Party under
Section 2(D) hereof and the terms of Sections 4, 8 and 10 hereof shall survive the termination of
this Agreement.

10. JURY TRIAL WAIVER; CONSENT TO JURISDICTION AND VENUE.

 - 4 -

 

     SUNTRUST, THE BORROWER AND THE SECURED PARTY EACH HEREBY WAIVE THE RIGHT TO A TRIAL BY JURY IN
ANY ACTION, SUIT, PROCEEDING OR COUNTERCLAIM ARISING OUT OF OR RELATING TO THIS AGREEMENT
(COLLECTIVELY THE “ACTION”). SUNTRUST, THE BORROWER AND THE SECURED PARTY EACH HEREBY IRREVOCABLY
AGREE THAT ANY ACTION BROUGHT AGAINST IT AS A RESULT OF THIS AGREEMENT MAY BE BROUGHT AGAINST IT
EITHER IN THE U.S. DISTRICT COURT FOR THE EASTERN DISTRICT OF VIRGINIA (ALEXANDRIA DIVISION) OR IN
THE CIRCUIT COURT FOR THE CITY OF ALEXANDRIA, VIRGINIA. SUNTRUST, THE BORROWER AND THE SECURED
PARTY HEREBY IRREVOCABLY SUBMIT TO THE JURISDICTION OF SUCH COURTS AND IRREVOCABLY WAIVE, TO THE
FULLEST EXTENT PERMITTED BY LAW, ANY OBJECTIONS THAT EACH MAY HAVE TO THE LAYING OF THE VENUE OF
SUCH ACTION AND ANY CLAIM THAT SUCH ACTION HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

     This Agreement shall be deemed effective as of June 2, 2006, or, if later, the date on which
the final party to this Agreement executes the Agreement in the appropriate space below.

Acknowledged and Agreed to as of this 13th day of June, 2006.

	 	 	 	 	 
	SunTrust Bank	 	 
	 
	 	 	 	 
	By:	 	/s/ Lori A. Caumeil
	 	 	 
	 

	 	Name
	 	Lori A. Caumeil
	 

	 	 	 	 
	 

	 	Title
	 	Senior Vice President
	 

	 	 	 	 
	 
	 	 	 	 
	And:	 	/s/ Andrew J. Dolson
	 	 	 
	 

	 	Name
	 	Andrew J. Dolson
	 

	 	Title
	 	First Vice President and Assistant General Counsel

	 	 	 	 	 
	Contacts:

	 	Contact Name (1)	 	 
	 

	 	 	 	 
	 

	 	Mailing Address	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

	 	Telephone No.	 	 
	 

	 	 	 	 
	 

	 	Facsimile No.	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	Contact Name (2)	 	 
	 

	 	 	 	 
	 

	 	Mailing Address	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 

	 	Telephone No.	 	 
	 

	 	 	 	 
	 

	 	Facsimile No.	 	 
	 

	 	 	 	 

 - 5 -

 

Acknowledged and Agreed to as of this 2nd day of June, 2006

Borrower

Cuisine Solutions, Inc. (Borrower Name)

	 	 	 	 	 
	By:	 	/s/ Thomas Gregg
	 	 	 
	 

	 	Name
	 	Thomas Gregg
	 

	 	Title
	 	President
	And:
	 	 	 	 
	 

	 	 	 	 
	 

	 	Name	 	 
	 

	 	 	 	 
	 

	 	Title	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	Address
	 	85 South Bragg Street, Suite 600
Alexandria, VA 22312
	 

	 	Attention
	 	Thomas Gregg, President
	 

	 	Telephone No.
	 	(703)270-2900
	 

	 	 	 	 
	 

	 	Facsimile No.	 	 
	 

	 	 	 	 

Acknowledged and Agreed to as of this 7th day of June, 2006.

Secured Party

Duke Shirley LLC (Secured Party Name)

	 	 	 	 	 
	By:	 	/s/ Douglas C. McPherson
	 	 	 
	 

	 	Name
	 	Douglas C. McPherson
	 

	 	Title
	 	President
	And:
	 	 	 	 
	 

	 	 	 	 
	 

	 	Name	 	 
	 

	 	 	 	 
	 

	 	Title	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	Address
	 	4305 Wheeler Avenue
Alexandria, Virginia 22304
	 

	 	Attention
	 	Douglas C. McPherson, President
	 

	 	Telephone No.
	 	(703) 751-6501
	 

	 	Facsimile No.
	 	(703) 751-2891

 - 6 -

 

Exhibit “A”

To

Restricted Account Agreement

Accounts:

	 	 	 
	Account Name

	 	Account Number
	 

	 	 
	 
	Cuisine Solutions, Inc.

	 	1000044112430
	 
	 
	 	 
	 

	 	 

	 
	 	 
	 

	 	 

	 
	 	 
	 

	 	 

	 
	 	 
	 

	 	 

	 
	 	 
	 

	 	 

	 
	 	 
	 

	 	 

 - 7 -

 

Exhibit C

SECURITY AGREEMENT

     THIS SECURITY AGREEMENT (this “Security Agreement”) is made and dated this June 02,
2006 by and among Cuisine Solutions, Inc., a Delaware corporation (“Debtor”) and Duke
Shirley LLC, a Virginia limited liability company (“Secured Party”).

     RECITALS

     A. Debtor has certain Obligations (as defined below) which are, or may be from time to time,
owing to Secured Party.

     B. Secured Party has required Debtor to pledge and to grant to Secured Party a security
interest in and lien upon certain property of Debtor described more particularly herein to secure
payment and performance of the Obligations.

     NOW, THEREFORE, in consideration of the above Recitals and for other good and valuable
consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereto hereby
agree as follows:

     AGREEMENT

     1. Security Interest.

     Debtor hereby pledges, assigns and grants to Secured Party a security interest in the property
described in Paragraph 2 below (collectively and severally, the “Collateral”) to secure
payment and performance of the Obligations.

     2. Collateral.

     The Collateral shall consist of all right, title and interest of Debtor in and to, whether now
existing or hereafter acquired, account no(s). 1000044112430 maintained by Debtor with
SunTrust Bank, Attn: Lori Anne Caumeil, Senior V.P., CS-ACW 5002, 8330 Boone Blvd., 2nd
Floor, Vienna, VA 22182 (together with all substitution, additional, and replacement accounts,
collectively, the “Account”), and all funds, cash, financial assets, investment property
and any other property (including checks), held in or credited to the Account, and all dividends
and interest, earnings and accruals thereon, all certificates and instruments evidencing the
Account, and all proceeds of the foregoing. Uncapitalized terms not otherwise defined herein are
used with the same meanings as in the Uniform Commercial Code as in effect from time to time in the
Commonwealth of Virginia.

     3. Obligations

     The “Obligations” secured by this Security Agreement shall consist of any and all
debts, obligations, and liabilities of Debtor as Tenant under that certain Lease with Secured
Party as Landlord dated June 2, 2006 for the Premises known as 4100, 4102, 4104, 4106, 4108, 4110,
4112, 4303, 4400, 4402 and 4404 Wheeler Avenue, Alexandria, Virginia (together with Lease Addendum
No. 1 dated June 2, 2006, and as the Lease may be amended, modified, addended, extended or replaced
from time to time, the “Lease”) and the other Transaction Documents, whether now existing
or hereafter arising (whether voluntary or involuntary, whether or not jointly owed with others,
whether direct or indirect, absolute or contingent, contractual or tortious, liquidated or
unliquidated, arising by operation of law or otherwise, whether or not from time to time decreased
or extinguished and later increased, created or incurred and whether or not extended, modified,
rearranged, restructured, refinanced, or replaced, including without limitation, interest accruing
during a bankruptcy or similar event with respect to Debtor). “Transaction Documents”
means the Lease and any other agreements, instruments and writings evidencing, securing or
guaranteeing the obligations of Debtor under the Lease or executed and delivered by Debtor in
connection with the Lease, as any of the same may be amended, modified, addended, extended or
replaced from time to time. Capitalized terms not otherwise defined herein are used with the same
meanings as in the Transaction Documents.

 

 

     4. Representations and Warranties.

     In addition to all representations and warranties of Debtor set forth in the other Transaction
Documents, which are incorporated herein by this reference, Debtor hereby represents and warrants
that: (a) except for the security interest granted hereunder, Debtor (i) is and will at all times
continue to be the direct and beneficial owner of the Collateral, (ii) holds the same free and
clear of all liens except those granted under this Security Agreement, and (iii) will not dispose
of or make any assignment, pledge, hypothecation or transfer of, or create or permit to exist any
security interest in or other lien on, the Collateral, other than pursuant hereto; (b) Debtor (i)
has the power and authority to pledge, assign and grant the Collateral in the manner hereby done or
contemplated and (ii) will defend its title or interest thereto or therein against any and all
liens (other than the liens created by this Security Agreement), however arising, of all persons
whomsoever; (c) no consent of any other person (including stockholders or creditors of Debtor) and
no consent or approval of any governmental authority or any securities exchange was or is necessary
to the validity or enforceability of the pledge, assignment and grant effected hereby, except such
consents as have been obtained and are in full force and effect; and (d) by virtue of the execution
and delivery by Debtor of this Security Agreement and execution and delivery of a control agreement
with SunTrust Bank relating to the Account, Secured Party and Debtor, Secured Party will have a
first priority perfected security interest in the Collateral perfected by control.

     5. Covenants of Debtor/Rights of Secured Party. Debtor agrees (a) not to make or permit to be
made any draft, demands, withdrawals, remittance instructions, entitlement orders, transfers or
redemptions of financial assets from the Account; (b) not to close or terminate the Account, and
(c) concurrently with delivery of periodic statements delivered to Debtor with respect to the
Account, but in no event less frequently than once in each month, to cause duplicate copies to be
delivered to Secured Party. With respect to any funds, checks, securities, financial assets or
other investment property or other property in the Account, Secured Party may, from time to time,
whether or not an Event of Default has occurred, transfer such Collateral to Secured Party and/or
withdraw or cause to be withdrawn all amounts on deposit in the Account and apply the same to the
Obligations in such order as the Secured Party may determine. Secured Party shall at all times
have the right: (a) to exercise all voting and consent rights with respect to any Collateral
consisting of securities, investment property or other financial assets, (b) to receive all cash
interest payments, cash dividends declared, and cash income which is paid or delivered from time to
time with respect to the securities or financial assets (“Cash Payments”), and (c) to apply Cash
Payments to the Obligations in such order as Secured Party may determine. Debtor shall have no
right to exercise voting or consent rights with respect to any Collateral consisting of investment
property, securities or other financial assets or to receive any cash interest payments, cash
dividends declared, and cash income which is paid or delivered from time to time with respect to
any securities or other financial assets.

     Debtor shall pay, and be solely responsible for all fees, costs and expenses associated with
the Account and, should Secured Party be charged with any such fees, costs and expenses by SunTrust
Bank, such amount shall be added to, and constitute “Obligations” under this Security Agreement.
Debtor shall comply with all terms of the Transaction Documents, including the funding requirements
set forth therein with respect to the Account.

     6. Default

     A default under this Security Agreement shall be deemed to exist upon the occurrence of any of
the following (an “Event of Default”):

	 
	a. Default in Payment. Any of the Obligations shall not be paid when due (after
giving effect to any grace or cure periods).

	 

	b. Default under Transaction Documents. An Event of Default (as defined in the
Lease) shall occur or Debtor shall fail to observe any other term or condition of
the Transaction Documents (after giving effect to any grace or cure periods) or
there shall otherwise occur any event which would permit Secured Party to
accelerate amounts outstanding thereunder.

 - 2 -

 

	 
	c. Debtor’s Bankruptcy. Either a court shall enter a decree or order for relief in
respect of Debtor in an involuntary case under any applicable bankruptcy,
insolvency or other similar law now or hereafter in effect, or appointing a
receiver, liquidator, assignee, custodian, trustee, sequestrator (or similar
official) of Debtor or for any substantial part of its property, or ordering the
winding up or liquidation of its affairs, and such decree or order shall remain
unstayed and in effect for a period of sixty (60) consecutive days or Debtor shall
commence a voluntary case under any applicable bankruptcy, insolvency, or other
similar law now or hereafter in effect, or shall consent to the entry of an order
for relief in any voluntary case under any such law, or shall consent to the
appointment of or taking possession by a receiver, liquidator, assignee, trustee,
custodian, sequestrator (or similar official) of Debtor or for any substantial
part of its property, or shall make any general assignment for the benefit of
creditors, or shall fail generally to pay its debts as they become due or shall
take any action in furtherance of the foregoing.

	 

	d. Intentionally Omitted.

	 

	e. Misrepresentation by Debtor. Any representation or warranty by Debtor
hereunder, under any Transaction Document or otherwise made by Debtor in
connection with the Obligations shall be inaccurate or incomplete in any material
respect.

	 

	f. Intentionally Omitted.

	 

	g. Existence. Debtor shall cease to be an entity, in good standing, in the
jurisdiction where it is located.

     7. Remedies.

	 
	a. Upon the occurrence of an Event of Default, Secured Party may, without notice
to or demand on Debtor and in addition to all rights and remedies available to
Secured Party with respect to the Obligations, at law, in equity or otherwise, do
any one or more of the following:

     (1) With respect to any funds, cash, checks or Cash Payments in the
Account, withdraw or cause to be withdrawn all amounts on deposit in the
Account and apply the same to the Obligations in such order as the Secured
Party may determine or otherwise foreclose or otherwise enforce Secured
Party’s security interest in any manner permitted by law or provided for in
this Security Agreement; and with respect to any investment property or
other Collateral held in the Account, notify the institution holding the
Account to sell some or all Collateral held therein and to remit the
proceeds thereof to Secured Party for application to the Obligations in
such order as the Secured Party may determine, to change the name of the
Account to that of Secured Party, to remit, in kind, some or all Collateral
held in the Account to Secured Party, and/or otherwise foreclose or enforce
Secured Party’s security interest in any manner permitted by law or
provided for in this Security Agreement.

     (2) Recover from Debtor all costs and expenses, including, without
limitation, reasonable attorneys’ fees (including the allocated cost of
internal counsel), incurred or paid by Secured Party in exercising any
right, power or remedy provided by this Security Agreement.

     (3) In connection with the disposition of any Collateral, disclaim
any warranty relating to title, possession or quiet enjoyment.

	 
	b. Any deficiency with respect to the Obligations which exists after the
disposition or

 - 3 -

 

	 
	liquidation of the Collateral shall be a continuing liability of Debtor to Secured
Party and shall be immediately paid by Debtor to Secured Party.

	 
	c. Upon any sale or other disposition of Collateral pursuant to this Security
Agreement, Secured Party shall have the right to deliver, assign and transfer to
the purchaser thereof the Collateral or portion thereof so sold or disposed of.
Each purchaser at any such sale or other disposition (including Secured Party)
shall hold the Collateral free from any claim or right of whatever kind, including
any equity or right of redemption of Debtor and Debtor specifically waives (to the
extent permitted by law) all rights of redemption, stay or appraisal which it has
or may have under any rule of law or statute now existing or hereafter adopted.

	 

	d. Notwithstanding anything else contained in this Security Agreement, if any
non-cash proceeds are received in connection with any sale or disposition of any
Collateral, Secured Party shall not apply such non-cash proceeds to the
Obligations unless and until such proceeds are converted to cash; provided,
however, that if such non-cash proceeds are not expected on the date of receipt
thereof to be converted to cash within one year after such date, Secured Party
shall use commercially reasonable efforts to convert such non-cash proceeds to
cash within such one year period.

     8. Cumulative Rights

     The rights, powers, and remedies of Secured Party under this Security Agreement shall be in
addition to all rights, powers, and remedies given to Secured Party by virtue of any statute or
rule of law (including the Uniform Commercial Code of the Commonwealth of Virginia), the
Transaction Documents or any other agreement, all of which rights, powers, and remedies shall be
cumulative and may be exercised successively or concurrently without impairing Secured Party’s
security interest in the Collateral.

     9. Waiver

     Any waiver, forbearance or failure or delay by Secured Party in exercising any right, power,
or remedy shall not preclude the further exercise thereof, and every right, power, or remedy of
Secured Party shall continue in full force and effect until such right, power or remedy is
specifically waived in a writing executed by Secured Party. Debtor waives any right to require
Secured Party to proceed against any person or to exhaust any Collateral or to pursue any remedy in
Secured Party’s power.

     10. Power of Attorney

     The Debtor hereby irrevocably constitutes and appoints the Secured Party and any officer or
agent thereof, with full power of substitution, as its true and lawful attorneys-in-fact with full
irrevocable power and authority in the place and stead of the Debtor or in the Secured Party’s own
name, without notice to or assent by the Debtor, to, upon the occurrence of and continuance of an
Event of Default, generally to sell, transfer, pledge, make any agreement with respect to or
otherwise dispose of or deal with any of the Collateral in such manner as is consistent with the
Uniform Commercial Code of the Commonwealth of Virginia and as fully and completely as though the
Secured Party were the absolute owner thereof for all purposes, and to do, at the Debtor’s expense,
at any time, or from time to time, all acts and things which the Secured Party deems necessary or
useful to protect, preserve or realize upon the Collateral and the Secured Party’s security
interest therein, in order to effect the intent of this Security Agreement, all at least as fully
and effectively as the Debtor might do.

     11. Setoff

     Debtor agrees that Secured Party may exercise its rights of setoff with respect to the
Obligations.

     12. Binding Upon Successors

 - 4 -

 

     All rights of Secured Party under this Security Agreement shall inure to the benefit of its
successors and assigns, and all obligations of Debtor shall bind its heirs, executors,
administrators, successors, and assigns. Debtor may not assign its rights and obligations under
this Security Agreement without the prior written consent of Secured Party. Secured Party may
assign it rights and obligations under this Security Agreement without the consent of Debtor.

     13. Entire Agreement; Severability

     This Security Agreement contains the entire security agreement between Secured Party and
Debtor with respect to the subject matter hereof. If any of the provisions of this Security
Agreement shall be held invalid or unenforceable, this Security Agreement shall be construed as if
not containing those provisions and the rights and obligations of the parties hereto shall be
construed and enforced accordingly.

     14. References

     The singular includes the plural. If more than one Debtor executes this Security Agreement,
the term Debtor shall be deemed to refer to each of the undersigned Debtors as well as to all of
them, and their obligations and agreements hereunder shall be joint and several.

     15. Choice of Law

     This Security Agreement shall be construed in accordance with and governed by the laws of the
Commonwealth of Virginia, without giving effect to choice of law rules, and, where applicable and
except as otherwise defined herein, terms used herein shall have the meanings given them in the
Uniform Commercial Code of such state.

     16. Amendment

     This Security Agreement may not be amended or modified except by a writing signed by each of
the parties hereto.

     17. Addresses for Notices

     All demands, notices, and other communications to Debtor or Secured Party provided for
hereunder shall be in writing or by telephone, promptly confirmed in writing, mailed, delivered, or
sent by telefacsimile, addressed or sent to it to the address or telefacsimile number, as the case
may be, of Debtor or Secured Party set forth beneath such party’s signature below, or to such other
address as shall be designated by a party in a written notice to the other party. All such demands,
notices, and other communications shall, when mailed or sent by telefacsimile, be effective when
deposited in the mails, delivered or so sent, as the case may be, addressed as aforesaid.

     18. Waiver of Jury Trial.

     Debtor and Secured Party hereby waive any right to a jury trial and agree that any dispute as
to this Security Agreement, the Account and the restricted account agreement shall be heard by way
of a bench trial.

     19. The parties agree that the proper venue for any suit over any dispute related to this
Security Agreement shall be the Circuit Court for the City of Alexandria, Virginia.

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

 - 5 -

 

     20. Execution in Counterparts

     This Security Agreement may be executed in counterparts each of which when so executed shall
be deemed to be an original and all of which when taken together shall constitute one and the same
agreement.

     IN WITNESS WHEREOF, the parties have signed and sealed this Security Agreement in three (3)
counterparts each of which shall be deemed to be an original.

     EXECUTED this June 02, 2006.

     DEBTOR:

     CUISINE SOLUTIONS, INC.

     By:  /s/ Thomas Gregg                                         [SEAL]

     Name:      Thomas Gregg

     Title:        President

     Address for notices:

          85 South Bragg Street, Suite 600

          Alexandria, VA 22312

     SECURED PARTY:

     DUKE SHIRLEY LLC

     By:  /s/ Douglas C. McPherson                                         [SEAL]

     Name:     Douglas C. McPherson

     Title:        President

     Address for notices:

          4305 Wheeler Avenue

          Alexandria, Virginia 22304

 - 6 -

 

Exhibit D

Sanitary Main Sewer Drain Construction Requirements for

Premises II

     All construction must (i) be designed by an engineer registered in Virginia, (ii) be in
accordance with all applicable laws, codes and regulations in effect at the time of construction
and (iii) be constructed in accordance with the following:

	1.	 	Tenant Designer shall extend full size sanitary main the full length of the
structural bay (from the front of the tenant space to the rear of the tenant space).

	2.	 	Said sanitary main shall be designed and installed equi-distant from demising
partitions or the column lines on either side of the structural bay and shall be at least
60 inches from any structural foundation component.

	3.	 	Said sanitary main shall connect to existing main at existing invert elevations
without need of lift equipment. At the most distant end of the main, the centerline of
the pipe shall be 24 inches below the finished slab elevation.

	4.	 	Said sanitary main shall be sloped at 1/8 inch per foot.

	5.	 	To comply with applicable code, the distant termination of said sanitary main shall
be piped and vented to prevent a dead end and so as not to interfere with any roll up
door. Before installation, the design for the required piping and vent must be approved
by Landlord’s engineer which approval shall not be unreasonably withheld.

	6.	 	Said sanitary main shall be provided with end-of-run cleanouts in accordance with
applicable codes.

	7.	 	Concrete floor slab shall be saw cut to 1” depth on both sides of proposed trench,
and then chipped back 45 degrees on each side to allow safe excavation. After excavation
and installation of sanitary main, excavation shall be backfilled with #57 stone to
underside of existing slab. Repour concrete slab section with 4000 psi 28 day strength
concrete with #4 reinforcing bars at 12” on long axis of area removed. Provide slab finish
to match existing floor finish. Provide prefabricated, not sawed, control joints across
sections at existing control joint locations.

	8.	 	No laterals to the main shall be installed by Tenant without first obtaining the
Landlord’s prior written consent to Tenant’s proposed plans and drawings both for
installation and restoration. All laterals and related elements are required to be
removed and the slab restored by Tenant at the expiration or other termination of the
Lease Term. If Landlord consents, Tenant shall satisfy the following requirements:

	 
	a. Installation of related laterals or other associated lines below the slab shall be
completed in accordance with #7 above, at least 60 inches from the nearest structural
element with a foundation, and no deeper than the foundation unless reviewed and
approved by Landlord’s structural engineer.

b. Installation of any floor drains or other drainage elements requiring removal of
slab sections in excess of 3 feet in width or length shall be completed as follows: (i)
the floor slab shall be cut to a depth of 1” on all sides of the area to be modified
and the remaining slab thickness shall be saw cut or chipped out vertically, (ii) any
excavation below the bottom of the slab

 

 

	 
	shall be backfilled with #57 stone to the underside of the slab, (iii) the edge of the
chipped slab below the 1” depth shall be covered with builder’s felt as a bond break
prior to pouring the infill concrete around the new drain or element, and (iv) a
prefabricated control joint shall be installed around the perimeter of the infill area.

c. Prior to tenant’s vacation of the Premises, the areas of infill concrete and
drainage related elements shall be removed. Areas of subgrade settlement shall be
backfilled as above, and any bond break material removed from slab edges. Concrete
slab replacement shall be per #7 above with #4 reinforcing bars at 12” on center each
way across entire area doweled a minimum of 8” into existing slab. Slab edges shall
have a bonding agent for “wet concrete to dry concrete” applied around the perimeter of
the slab opening prior to pouring concrete. Prefabricated control joints shall be
installed around the perimeter of the replacement concrete slab area, and the slab
finished to match existing slab.

 

 

Exhibit E

 

 

EXHIBIT F

R.D. BEAN, INC.

5105-13
Powder Mill Road

Beltsville, Maryland 20705-1900

Phone: 301-937-0260

Facsimile: 301-937-0958

Toll Free: 1-800-242-8736

DATE: 10-18-2005

DUKE SHIRLEY, LLC

4305 WHEELER AVENUE

ALEXANDRIA, VIRGINIA 22304

ATTENTION: ALEX MEDELLIN

RE:  SPECIFICATIONS FOR ROOF REPLACEMENT

1.) REMOVE EXISTING ROOF, INSULATION, CANT STRIPS AND BASE
FLASHINGS ON WALLS AND EQUIPMENT CURBS AND DISPOSE OF ALL
GENERATED DEBRIS.

2.) OVER THE           DECK,
INSTALL ONE LAYER OF NEW 1.5" THICK POLYISOCYANURATE
INSULATION, MECHANICALLY FASTENED. OVER LAY WITH ONE LAYER OF
NEW 1/2" THICK PERLITE INSULATION IN HOT ASPHALT.

3.) INSTALL NEW BUILT-UP ROOFING CONSISTING OF FOUR (4)
PLIES OF TYPE VI FIBERGLASS FELTS IN INTER-PLY MOPPINGS OF
HOT ASPHALT.

4.) SURFACE WITH 400# OF TEXAS CHIP GRAVEL PER SQUARE.

5.) INSTALL NOMINAL 4" FIBROUS CANT STRIPS AT BASE OF
WALLS AND EQUIPMENT CURBS.

6.) INSTALL ONE (1) PLY OF WHITE GRANULAR SBS BUILT-UP
BASE FLASHING AT WALLS AND EQUIPMENT CURBS.

7.) FLASH PLUMBING STACKS WITH 4# LEAD.

8.) PITCH-POCKETS WILL BE FABRICATED FROM 16 OZ.
COPPER.

9.) FLU-STACK (HEAT-STACK) FLASHINGS TO BE GALVANIZED STEEL.

10.) NEW GRAVEL STOPS AND WALL COPINGS WILL BE FABRICATED
FROM .032 PRE-FINISHED ALUMINUM, WITH A TWENTY YEAR KYNAR
FINISH. COLOR TO BE SELECTED FROM STANDARD COLOR CHART.

11.) PROVIDE A TWENTY (20) YEAR MANUFACTURER’S
WARRANTY AND A TWO (2) YEAR ROOFER’S WARRANTY.

12.) REPAIR/REPLACE ANY NECESSARY METAL DECKING BY UNIT PRICING.

 

 

Exhibit G

     Original specification drawings (26 pages) not attached.

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