Document:

Exhibit 10.9

 

GROUND LEASE

 

THIS GROUND LEASE (“Lease”)
made and entered into this 27 day of April, 2021 (the “Effective Date”), by and between DANVILLE-PITTSYLVANIA REGIONAL
INDUSTRIAL FACILITY AUTHORITY, a political subdivision of the Commonwealth of Virginia, hereinafter referred to as “Landlord”
and VA DANVILLE GREENLIGHT, LLC, a South Carolina limited liability company, hereinafter referred to as “Tenant”.

 

WITNESSETH

 

WHEREAS, Landlord owns certain
lots, pieces or parcels of land, together with all rights easements and appurtenances pertaining thereto, situate in Pittsylvania County,
Virginia, more commonly known as New Lot 3C and New Lot 3D in Seller’s Cane Creek Centre Industrial Park, to contain approximately
23.156 acres and 18.860 acres (hereinafter “Leased Premises”) and further described and as depicted on the site plan
attached hereto as Exhibit A and specifically incorporated herein by reference.

 

WHEREAS, Tenant intends to
enter into a lease (“Sublease”) with AeroFarms Danville, LLC, a Virginia limited liability company (“Subtenant”)
for Lot 3C, and in conjunction therewith develop certain improvements on a portion of the Leased Premises.

 

WHEREAS, Tenant desires to
secure a short term leasehold interest in the Leased Premises for the purposes of commencing construction of its intended improvements
pursuant to the terms of the Sublease, as more particularly described herein.

 

NOW, THEREFORE, in consideration
of the covenants and agreements hereinafter mentioned to be kept and performed by Tenant, Landlord does hereby sublet, lease and demise
the Leased Premises unto Tenant, for the period of time and upon the terms and conditions hereinafter set out.

 

1.                 
Term

 

The term of the Lease shall
commence on the Effective Date and terminate at 11:59 PM on August 31, 2021.

 

2.                 
Delivery of Possession

 

Landlord shall put Tenant
into exclusive physical possession of the Leased Premises upon the Effective Date, “AS IS”, “WHERE IS”, and “WITH
ALL FAULTS”.

 

3.                 
Rent; Reimbursement

 

Upon the execution of this
Lease, Tenant agrees to remit to Landlord, as nonrefundable base rent, the sum of $20,500.00 for the term.

 

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4.                 
 Use

 

Tenant shall have the right
to use the Leased Premises for any lawful purpose, and no use shall be made thereof which shall be unlawful, improper or contrary to any
law of the Commonwealth of Virginia, or any easement, covenant, or restriction of record affecting the Leased Premises.

 

5.                 
Taxes

 

Tenant hereby binds itself
to pay all taxes related to Tenant’s use of the Leased Premises which may be levied and assessed by any governmental authority upon
the surface of the Leased Premises or any improvements placed by Tenant thereon, throughout the term of this Lease and shall provide evidence
of same to Landlord. In the event that such taxes are not charged on any portion of the Leased Premises or any of the improvements at
one hundred percent (100%) because of Landlord’s status as a political subdivision or otherwise, Tenant shall pay to Landlord, as
additional rent, a sum equal to all real estate taxes which would have come due, had Tenant, instead of Landlord, owned the Leased Premises
and any building or improvements thereon, less the amount of real estate taxes charged and payable by Tenant. Moreover, in the event such
taxes (or additional rent as the case may be) cover periods outside of the term of this Lease, such taxes (or additional rent as the case
may be) shall be adjusted pro rata.

 

6.                 
Triple Net Lease

 

It is the intent of the parties
hereto that this Lease be a triple net Lease with Tenant being responsible for all taxes, utilities, insurance and maintenance on or relating
to the Leased Premises including any real property taxes or assessments.

 

7.                 
Indemnification

 

Tenant binds itself to indemnify
and save harmless Landlord from any loss arising out of any claim of any third party for injury or damage suffered or sustained upon the
Leased Premises as a result of the use or occupancy of the Leased Premises by Tenant or Subtenant, its contractors, employees, agents,
customers, licensees and invitees during the term of this Lease.

 

8.                 
Insurance

 

Tenant agrees that at all
times during the term of this Lease, it or its sub-Tenants will maintain a policy or policies of general commercial liability insurance
on the Leased Premises in a minimum amount of $3,000,000.00 naming Landlord as an additional insured and shall provide evidence of same
to Landlord. Tenant shall also insure, or cause to be insured, any improvements built on the Leased Premises, which policy shall also
include the Landlord as a loss payee. Tenant shall also provide Landlord with evidence of payment of all such insurance premiums upon
request.

 

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9.            Rights to Site Work and Improvements

 

Tenant shall conduct
certain site work and other improvements (collectively, the “Improvements”) on the Leased Premises as set forth
on Schedule 9, attached hereto and incorporated herein by this reference. Title and ownership to the Improvements shall be vested in
Tenant (including any subsequent or further improvements, modifications and additions to same). Landlord shall have no right to
encumber all or any portion of the Improvements from time to time located on the Leased Premises. It is understood and agreed that
any and all permanent improvements to the real estate are to become the property of Landlord upon termination of this Lease, unless
Tenant purchases the Leased Premises as set forth in Section 26 below. Notwithstanding the immediately preceding sentence, Landlord
covenants and agrees that during the continuance of this Lease, Landlord shall not, without Tenant’s express written consent,
make any alterations or additions to the Leased Premises, or the improvements constructed thereon. Tenant shall not permit any
mechanics’ or other liens to stand against the Leased Premises for work or material furnished to Tenant. After possession of
the Leased Premises from Landlord is delivered to Tenant, Tenant is authorized to demolish all existing buildings, structures and
improvements now located on the Leased Premises, to remove, raze and destroy such trees, plants, shrubs and top soil as Tenant deems
necessary or appropriate, and to excavate and remove earth from the Leased Premises in such quantities necessary or appropriate to
complete the construction of the Improvements.

 

Landlord and Tenant acknowledge
that funds relating to the performance of the Improvements are being held by Stewart Title Guaranty Company (“Escrow Agent”)
pursuant to the terms of that certain Construction Escrow and Disbursement Agreement entered into by and among Escrow Agent, Tenant, and
Subtenant (“Escrow Agreement”). Prior to the execution of this Lease, Tenant shall obtain the consent of Landlord to
the terms and conditions of the Escrow Agreement, which consent shall not be unreasonably withheld, delayed or conditioned; for avoidance
of doubt, Landlord’s execution and delivery of this Ground Lease shall constitute confirmation of its consent to the terms and conditions
of the Escrow Agreement. Tenant shall cause Escrow Agent to provide information to Landlord regarding the Escrow Agreement and the status
of the funds held thereunder. There shall be no obligation by Tenant or Subtenant to provide any additional funds or pay any additional
costs outside of the funds held for the Improvements by Escrow Agent under the Escrow Agreement. This provision shall survive expiration
of the Lease.

 

10.          [LEFT
INTENTIONALLY BLANK.]

 

11.          Condemnation

 

A.               
In the event the entire Leased Premises shall be appropriated or taken under the power of eminent domain by any public
or quasi-public authority, this Lease shall terminate and expire as of the date of such taking, and Tenant shall thereupon be released
from any liability thereafter accruing hereunder. Tenant shall be entitled to participation in the condemnation proceeds in accordance
with Paragraph C of this section.

 

B.                 In
the event of a partial taking of the Leased Premises, other than referred to in Paragraph A above, which renders the Leased Premises
unsuitable for Tenant’s continued use thereof, then and in that event, Tenant shall have the right to terminate this Lease by
giving to Landlord at least thirty (30) days notice after the nature and extent of the taking has been finally determined. Or, if
such partial taking does not render the Leased Premises unsuitable for its purposes, Tenant may elect to continue the Lease. In the
event of such partial taking, Tenant shall be entitled to participate in the condemnation proceeds in accordance with Paragraph C of
this section.

 

C.               
In the event of the condemnation of this Lease by reason of total or partial taking of the Leased Premises by eminent
domain, then in any such condemnation proceedings, Landlord and Tenant shall be free to make claim against the condemning or taking authority
for the amount of any damage done to them, respectively, as a result thereof

 

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12.             
Forfeiture

 

If Tenant shall be in default
in the performance of any of the covenants, terms and provisions of this Lease and the Tenant shall fail to remedy such default, or is
not taking reasonable and appropriate steps to remedy such, within thirty (30) days after written notice thereof from Landlord, Landlord
may, at its option, elect to cancel this Lease and retake possession of the Leased Premises.

 

13.             
Attorney Fees and Expenses

 

In the event either party
shall be required to engage legal counsel for the enforcement of any of the terms of this Lease, whether such employment shall require
institution of suit or other legal services required to secure compliance on the part of the defaulting party, the defaulting party shall
be responsible for and shall promptly pay to the non-defaulting party all reasonable attorney fees and expenses incurred as a result of
such default. In consideration for the mutual termination of the Existing Agreement (as hereafter defined) and the execution of this Lease,
Tenant shall pay for the reasonable attorneys’ fees of Landlord in negotiating and drafting this Lease.

 

14.             
Rental Payments

 

The rent to be paid pursuant
to this Lease shall be paid as may be designated in writing by Landlord from time to time. Landlord may designate in writing an agent
for all purposes connected with this Lease for and on behalf of such Landlord.

 

15.             
Notices

 

Notices required to be given
hereunder shall be given in writing by certified mail or private courier service (e.g., Federal Express, UPS, DHL Express, etc.) which
provides evidence of receipt as part of its service.

 

Such notices when given to
Tenant shall be addressed to:

 

VA Danville Greenlight,
LLC

Attention: Maude B.
Davis

201 Riverplace, Suite
400

Greenville, SC 29601

		Telephone:	(864) 263-5422

		Facsimile:	(864) 232-0160

		Email:	mdavis@realtylinkdev.com

 

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	 	With copy to:	Oliver Perdomo

		Email:	operdomo@realtylinkdev.com

 

	 	With copy to:	Graybill, Lansche & Vinzani, LLC

		Attention:	Brett Budlong

225 Seven Farms Drive,
Suite 207

Charleston, SC 29492

		Telephone:	(843) 628-3737

		Facsimile:	(803) 404-5701

		Email:	bbudlong@glvlawfirm.com

 

Such notices when given to
Landlord shall be addressed to:

 

Danville-Pittsylvania
Regional Industrial

Facility Authority

Attn: Susan M. DeMasi,
Authority, Secretary

427 Patton Street

Danville, VA 24541

		Telephone:	(434) 797-8928

		Email:	demassm@danvilleva.gov

 

	 	With a copy to:	Christian & Barton, LLP

		Attn:	Michael C. Guanzon

909 East Main Street,
Suite 1200

Richmond, VA 23219

		Telephone:	(804) 697-4133

		Email:	mguanzon@cblaw.com

 

Either party may by written
notice to the other party change the address to which notices directed to such party shall be sent. A notice given under this Lease shall
be deemed given on the date of deposit to the U.S. Postal Service or a courier service properly addressed with all charges prepaid, as
appropriate. Rejection or other refusal to accept or the inability to deliver because of a changed address of which no notice was given
shall not invalidate the effectiveness of any notice, demand, request, or other communication. Copies hereunder are provided as a matter
of courtesy and shall not constitute notice themselves.

 

Landlord agrees to give any
Leasehold mortgagee of Tenant a copy of any default notice served on Tenant provided that Landlord has received prior written notice from
said mortgagee of its identity and address. Such copy shall be sent in the manner set forth for notices in this Section.

 

16.          Warranties of Title, Quiet Possession and Adverse Title Opinion

 

Landlord covenants that:

 

A.            Except
as noted above:

 

1.                 
The Landlord is lawfully seized of the Leased Premises;

 

2.                 
 The Landlord has the full right and power to enter into this Lease with respect to the Leased Premises.

 

B.         The Tenant, upon payment of the rent herein reserved and upon the performance of all the terms of this Lease, shall
at all times during the Lease term, peaceably and quietly enjoy the Leased Premises without any disturbance from the Landlord or any other
person claiming through Landlord.

 

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17.             
Heirs, Successors and Assigns

 

The terms and conditions contained
herein shall apply to and bind the heirs, personal representatives, successors, and assigns of the parties hereto.

 

18.             
Waiver

 

Failure of either party to
insist upon strict performance by the other of any term, condition or covenant to be performed pursuant to the terms of this Lease, or
the exercise any option, right, power or remedy of either party contained in this Lease, shall not be deemed or construed as a waiver
of such performance or relinquishment of such right now or subsequent hereto.

 

19.             
Headings

 

The headings to the various
sections of this Lease have been inserted for purposes of reference only and shall not limit or define the express terms and provisions
of this Lease.

 

20.             
Applicable Law

 

This Lease shall be construed
under and enforced in accordance with the laws of the Commonwealth of Virginia. The parties hereby submit to the exclusive jurisdiction
of the state court located in Pittsylvania County, Virginia, or the U.S. District Court for the Western District of Virginia (Danville
Division), in any action or proceeding arising out of, or related to this Lease, and the parties hereby agree that all claims in respect
of any action or proceeding shall be heard or determined only in either of these courts. The parties agree that a final judgment in any
action or proceeding shall, to the extent permitted by applicable law, be conclusive and may be enforced in other jurisdictions by suit
on the judgment, or in any other manner provided by applicable law related to the enforcement of judgments. If any ambiguity or question
of intent or interpretation arises, this Lease shall be construed as if drafted jointly by the parties and no presumptions or burden of
proof shall arise favoring or disfavoring any party by virtue of authorship of any of the provisions of this Lease.

 

21.             
Amendment or Modification

 

Tenant acknowledges and agrees
that Landlord has not relied upon any statements, representations, agreements or warranties, except as expressed herein, that this Lease
contains the entire agreement of the parties as to the subject matter hereof, and no amendment or modification of this Lease shall be
valid or binding unless expressed in writing, and executed by the parties hereto in writing, in the same manner as the execution of this
Lease.

 

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22.             
 Estoppel Certificate

 

Landlord and Tenant agree
to execute and deliver to the other within thirty (30) days after receipt of such request, an estoppel certificate in form and substance
acceptable to the party issuing such certificate, which certificate may include information as to any modification of this Lease, dates
of commencement of term and the termination date of this Lease, and to the best of Landlord’s or Tenant’s knowledge, whether
or not Landlord or Tenant is in default of this Lease.

 

23.             
Memorandum of Lease

 

The parties shall be execute
and acknowledge a memorandum of this Lease in form and content reasonably satisfactory to their respective counsel complying with the
statutory requirements for recordation thereof. The memorandum shall be recorded at the time possession of the Leased Premises is delivered
to Tenant and at the sole expense of Tenant.

 

24.             
Consent and Non-Disturbance

 

Contemporaneously with the
execution and delivery of this Lease, Landlord agrees to execute an instrument entitled “Master Landlord Consent, Recognition and
Non-Disturbance Agreement,” substantially in the form attached hereto as Schedule 24 (the “CNDA”), with Subtenant
subleasing a portion of the Leased Premises. In the event of a conflict between the terms of this Lease and any executed CNDA, the terms
of this Lease shall control (provided however that as set forth in the CNDA, Subtenant shall have the rights provided in Section 3 and
Section 6 of the CNDA).

 

25.             
Release of Existing Claims.

 

Concurrent with the execution
of this Lease, Landlord and Tenant have terminated that certain Contract of Sale dated November 21, 2019 (as amended, the “Existing
Agreement”) relating to the Leased Premises, and Tenant shall cause all deposits held under the Existing Agreement to be paid
to Landlord as base rent described in Section 3 above. In conjunction therewith, Landlord and Tenant hereby acknowledge and agree to mutually
release any and all claims that have arisen, or may arise, against one another relating to the Existing Agreement.

 

26.             
Option to Purchase.

 

Landlord hereby grants
to Tenant the right to purchase the entirety of the Leased Premises (“Option”) for a price of ONE HUNDRED
FOURTEEN THOUSAND FIVE HUNDRED and 00/100 DOLLARS ($114,500.00) (the “Purchase Price”), so long as Tenant is not
then in default of this Lease, and subject to proration and adjustments as set forth herein, payable by Tenant to Landlord at the
closing of the purchase and sale of the Leased Premises (the “Closing”). The Purchase Price shall be payable by
immediately available funds at Closing. Commencing on the Effective Date and expiring on the last day of the Lease term, Tenant must
submit its notice of its exercise of the Option no less than ten (10) days prior to any proposed closing on the Leased Premises, and
the terms governing such transaction and all closing documents related thereto shall be consistent with the terms attached hereto as
Schedule 26, incorporated herein by this reference. Either party may record a memorandum reflecting the Option in the real estate
records, at such recording party’s sole cost and expense. The sale of the Leased Premises shall include the sale of any
tangible personal property of Landlord located on the Property, which shall be conveyed at Closing (as hereafter defined), “AS
IS”, “WHERE IS”, and “WITH ALL FAULTS”. Landlord shall confirm to Tenant (and Subtenant) upon request
by Tenant (or Subtenant) as to whether any default under this Lease, including without limitation, any Monetary Default, exists and,
if so, the particulars thereof; such confirmation shall be provided promptly and, in any event, not later than five (5) business
days following the request therefore.

 

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Tenant may assign this Option
to Subtenant or an Affiliate (as hereafter defined) of Subtenant, provided however, if Tenant is in Monetary Default (as hereafter defined)
of this Lease, Subtenant or Subtenant’s Affiliate shall be required to cure any such Monetary Default (as hereafter defined) as
a condition precedent for the exercise of the Option, and Subtenant or Subtenant’s Affiliate shall have the right to cure any such
Monetary Defaults of Tenant in exercising the Option. For avoidance of doubt, except in connection with Subtenant’s exercise of
the Option (which Subtenant may, but is not obligated to do), Subtenant shall have no obligation to make any such cure hereunder, including
cure of any Monetary Default). For the purposes herein, an “Affiliate” shall mean any firm or entity which is owned,
directly or indirectly, by Subtenant or is owned or controlled by any entity which owns or controls Subtenant, directly or indirectly,
or controls or is under common control, directly or indirectly, with Subtenant. For the purposes herein, an entity shall be deemed to
own or control another entity if it (i) owns more than fifty percent (50%) of the beneficial interest therein, or (ii) can direct one
or more actions by the entity or (iii) is required to consent to one or more actions by such entity. For the purposes herein, a “Monetary
Default” shall mean any failure to pay, deposit or deliver, when and as this Lease requires, any amount of money required to
be provided by Tenant under this Lease, whether to Landlord or a third party.

 

In the event the Option is
not exercised, then, Tenant agrees that it shall perform (or cause to be performed) certain remedial work on the Leased Premises with
respect to the construction activities, including but not limited to permanent straw and seeding in accordance with the Virginia Erosion
and Sediment Control Handbook published by the Virginia Department of Environmental Quality, as such remedial work and timeline shall
be agreed upon by Landlord and Tenant (the “Remediation Work”). The foregoing shall not impose the requirement of obtaining
a certificate of occupancy or any paving on the site. Landlord and Tenant acknowledge that funds relating to the performance of the Remediation
Work are being held by Escrow Agent for that purpose as the Remediation Deposit pursuant to the Escrow Agreement. Landlord and Tenant
shall work together in good faith with respect to timely completion of the Remediation Work and coordination under the Escrow Agreement,
provided Landlord acknowledges and agrees that to the extent Landlord requires the Remediation Work, there shall be no obligation by Tenant
or Subtenant to provide any additional funds or pay any additional costs outside of, or in addition to, the Remediation Deposit held for
such Remediation Work by Escrow Agent under the Escrow Agreement, This provision shall survive expiration of the Lease.

 

27.             
Time Periods.

 

In the event that any period
or term of time as described in this Lease, including but not limited to any cure period or notice period, ends on a holiday recognized
by the Commonwealth of Virginia where nonessential state offices are closed or on a Saturday or Sunday, then such period or term shall
be extended to the next regular business day following such holiday or weekend day.

 

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28.             
 Counterparts.

 

This Lease may be executed
in any number of counterparts, each of which shall be an original and all of which together shall constitute but one and the same instrument.
A facsimile or scanned copy (*.pdf) signature to this Lease shall have the same effect as an original for all purposes.

 

[remainder of page intentionally left blank; signature
page follows]

 

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

 

	 	TENANT:
	 	 
	 	VA DANVILLE GREENLIGHT, LLC,
	 	a South Carolina limited liability company
	 	 
	 	By:	/s/ Philip J. Wilson                  
	 	 
	 	Name:	Philip J. Wilson
	 	 
	 	Its:	Manager
	 	 
	 	Date:	04/22/2021

 

	 	LANDLORD:
	 	 
	 	DANVILLE-PITTSYLVANIA REGIONAL INDUSTRIAL FACILITY AUTHORITY,
	 	a political subdivision of the Commonwealth of Virginia
	 	 
	 	By:	/s/ Sherman M.
    Saunders                               
	 	 
	 	Name:	Sherman M. Saunders
	 	 
	 	Its:	Chairman
	 	 
	 	Date:	04/22/2021

 

    10Exhibit 10.10

 

EXECUTIVE EMPLOYMENT AGREEMENT

 

This Employment Agreement
(the “Agreement”) dated as of this 28th day of November. 2011 (the “Effective
Date”) by and between JUST GREENS, LLC, a Delaware limited liability company with the address of 114 Hinshaw Road, Ithaca.
NY 14850 (the “Company”) and David Rosenberg, an individual with an address
of 18 Half Moon Isle, Jersey City, NJ 07305 (the “Executive”).

 

WITNESSETH

 

WHEREAS, the Company is a
leading developer of farming systems technology; and

 

WHEREAS, the Company desires
to employ the Executive and the Executive desires to be employed pursuant to the terms and conditions set forth below; and

 

NOW THEREFORE, in consideration
of the foregoing agreements, covenants, and representations and warranties contained herein, and other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the parties intending to be legally bound hereby agree as follows:

 

		1.	Appointment and Scope

 

		1.1	Appointment. The Company hereby appoints Executive as Chief Executive Officer of the Company and
Executive hereby accepts such appointment. Subject to Section 1.5, the duties and responsibilities of Executive shall include the duties
and responsibilities for Executive’s corporate offices, and positions as set forth in the Company’s Operating Agreement, as
amended from time to time, and such other duties and responsibilities as the Company’s Board of Directors (the “Board”)
may from time to time assign and make known to Executive. Executive shall report exclusively to the Board throughout the Employment Term
(as such term is defined in Section 2). In addition, the Company shall take all action necessary to cause Executive to be elected as a
member of the Board at all times during the Employment Term. Executive undertakes to perform his obligations and duties owing to the Company
hereunder faithfully, diligently, and skillfully in the best interests of the Company.

 

		1.2	Location. The Executive’s office shall be at a mutually agreeable place not yet determined.
The parties hereto acknowledge however that Executive shall be required to travel from time to time in connection with the performance
of his duties hereunder.

 

		1.3	Efforts. During the Employment Term, and except as otherwise agreed by the Company and Executive,
Executive shall (i) except for illness. vacation and reasonable leaves of absence, perform his duties owing to the Company hereunder on
a full-time basis and (ii) not undertake or accept any other paid or unpaid employment or occupation or engage in or be associated with,
directly or indirectly, any other businesses, duties, or pursuits, except with the prior written consent of the Board. Notwithstanding
the foregoing, however, nothing in this Agreement shall be construed to prevent. Executive,
without the approval of the Board, from (i) serving as a director of or advisor to other corporations and business entities not competing
with the Company in a manner that does not adversely affect his duties under this Agreement, (ii) engaging in religious, charitable or
other community or nonprofit activities that do not impair his ability to fulfill his duties under this Agreement (including, without
limitation, serving as Chairman of the Board of Hycrete, Inc.; Chairman of the Advisory Board of Agsquared, LLC; and service on the Board
of Advisors for the Cleantech Fund of Wermuth Asset Management; the .Board of Advisors for the non-profit Carbon Sequestration Trust ;
and as Adjunct Professor at NYU Stern School of Business. In addition to the foregoing. Executive may serve from time to time as a consultant
to and/or employee of companies with whom the Company may have or seek to have a joint venture, supplier or customer, or other business
relationship, as may be mutually agreed upon by the Company and Executive.

 

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		1.4	Execution of Contracts. Executive is authorized to sign contracts, agreements, and other commitments
on behalf of the Company, or any person or entity that is controlling, controlled by, or under common control with the Company (hereafter,
 “Affiliates”). only in accordance with (i) the authority granted to the offices
held by Executive under the Company’s Operating Agreement, as amended from time to time, and (ii) signature rights, resolutions,
and powers of attorney which may be adopted or issued from time to time by the Board or any Affiliate’s board of directors.

 

		1.5	Capital Expenditures. Notwithstanding Section 1.4, and except as otherwise previously approved
by the Board (in its annual budget or otherwise), Executive shall not incur any capital expenditure on behalf of the Company that, individually,
exceeds fifteen percent (15%) of the Company’s annual budget for capital expenditures without the prior written consent of the Board.

 

		2.	Term. The Executive’s employment under this Agreement shall commence on the date hereof
(the “Commencement Date”), and shall continue until terminated in accordance
with Section 7 of this Agreement. The period of employment beginning on the Commencement Date and ending upon termination hereof shall
be referred to herein as the “Employment Term.”

 

		3.	Compensation and Benefits.

 

		3.1	Salary. During the Employment Term the Company shall pay the Executive an annual gross salary in
an amount to be mutually agreed upon at the beginning of each year (the “Base Salary”),
payable no less frequently than monthly in accordance with the Company’s ordinary payroll practices. The Base Salary shall be reviewed
annually by the Board. Executive shall also be eligible to receive such bonus and incentive compensation (“Incentive
Compensation”) as may be approved from time to time by the Board, acting in its sole discretion. The Company shall deduct
from the Executive’s Base Salary payments and from any such Incentive Compensation, all necessary Federal. State, or local withholding
taxes,social security contributions, and any
other amounts which may be required to be deducted or withheld by the Company pursuant to any Federal, State or local law, rule or regulation.

 

		3.2	Other Benefits. During the Employment Term, the Executive shall be entitled to participate in all
medical, dental, pension, life insurance, disability insurance, and other employee benefit plans and programs generally maintained by
the Company from time to time, according to the Company’s regular terms and conditions subject to eligibility and vesting requirements.
Nothing in this Agreement shall require the Company at any time to create or continue such plan or program, or to fix, amend, or retain
eligibility requirements so as to include the Executive.

 

		3.3	Vacation. The Executive shall be entitled to four weeks paid vacation days each calendar year in
accordance with standard. Company vacation policy.

 

		3.4	Sick Days. The Executive shall be entitled to sick leave in accordance with the Company’s
policy.

 

		3.5	Expenses. During the Employment Term, the Company shall reimburse Executive all ordinary and necessary
business expenses and travel and living expenses reasonably incurred in the performance of Executive’s duties and obligations under
this Agreement. All expenses shall be reimbursed in accordance with Company’s expense reimbursement policy, upon presentation of
appropriate receipts therefor.

 

		3.6	Recordkeeping. The Executive shall submit to the Company regular reports regarding expenses, holidays,
and absences, in accordance with the Company’s policies.

 

		3.7	Total Compensation. The compensation and benefits set forth in Sections 3.1 through 3.5, 7.1 through
7.6 and 8.3 are and shall be the full and complete compensation and benefits payable by the Company for Executives duties performed hereunder.

 

		4.	Executive Representations and Warranties. The Executive represents and warrants to the Company
that the execution, delivery, and performance of this Agreement: (i) will not constitute a default under or breach of any other agreement
or instrument to which the Executive is a party or by which the Executive is hound. including without limitation any confidentiality or
non-competition agreements; and (ii) does not require the consent of any person or entity. The Executive also represents and warrants
that, as of the date of this Agreement, he is not employed or retained by any other person or entity, whether with or without compensation,
except .as set forth in Section 1.3 above..

 

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		5.	Non-Disclosure.

 

		5.1	The Executive is prohibited from using or disclosing to the Company any confidential or proprietary information
and trade secrets of any former employer during the Employment Term.

 

		5.2	Executive shall enter into the Company’s Proprietary Information and Invention Assignment Agreement
included in Schedule A (the “PIIA Agreement”), which forms an integral part
hereof

 

		5.3	During the Employment Term and thereafter, Executive shall keep in confidence and trust all Proprietary
Information (as defined in the PIIA Agreement) (“Proprietary Information”).
Executive will not use or disclose any Proprietary Information without the advance written consent of the Company, except as may be necessary
(i) in the ordinary course of performing Executive’s duties hereunder during the Employment Term, or (ii) to comply with any request
for Proprietary Information made by any Federal, State, local or foreign court or legislative, executive, administrative, or regulatory
agency, following Executive’s provision of any such request to the Board and coordination in advance of any disclosure and any response
to such request with the Company’s legal counsel.

 

		5.4	Executive hereby acknowledges that all patents, trademarks, mask works, copyrights, trade secrets, and
other proprietary rights and intellectual property (collectively “IP Rights”),
if any, throughout the world with respect to all works originated, conceived, written, or made by Executive during the course or in the
exercise of Executive’s duties and responsibilities hereunder, shall be owned exclusively by the Company. All works shall be deemed
 “works for hire” Executive hereby and pursuant to the terms and conditions of the PIIA Agreement, assigns and transfers, and
shall execute all documents necessary to assign or otherwise transfer all IP Rights to the Company. Executive agrees to reasonably assist
the Company, at the Company’s expense, in applying for patents, trademarks, copyrights and other intellectual property rights in
connection with any such IP Rights.

 

		6.	Non-Solicitation and Non-Competition.

 

		6.1	Protecting Company Proprietary Information. In order to protect the Company’s rights in and
to the Proprietary Information and to ensure that no unfair advantage is taken of Executive’s knowledge of and access to the Proprietary
Information, all of which has been developed at great cost and expense by the Company, Executive shall not during the Employment Term
and (i) for a period of two (2) years following the effective date of his termination of employment if Executive’s employment has
terminated under Section 7.1; or (ii) for a period of twelve (12) months following the effective date of his termination of employment
if Executive’s employment has terminated under Section 7.2 or 7.4:

 

		(i)	Solicit or assist any other person to solicit, any directly competitive business other than for the Company,
from any present or past customer of the Company if the effect of such solicitation is to reduce or restrict such customer’s business
dealings with the Company, or request or advise any present customer of the Company to withdraw, cancel, or restrict its business dealings
with the Company, or knowingly commit or assist others to commit any other act which injures the business of the Company;

 

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		(ii)	Directly or indirectly solicit or encourage any employee of the Company to resign from or leave the Company,
or after the Employment Term, hire any employee who has left the employment of the Company, if such hiring is proposed to occur within
six (6) months after the termination of such employee’s employment with the Company;

 

		(iii)	Directly or indirectly solicit or encourage any consultant or other independent contractor then under
contract with the Company to cease work with or for the Company;

 

		(iv)	Cause or induce, or attempt to cause or induce, any person or firm supplying goods, services, or credit
or other financing to the Company to cease or diminish the furnishing of such goods, services or credit, other than any such diminishment
or cessation due to Executive no longer being employed by the Company;

 

		(v)	Knowingly commit any other act with the intent of or having the effect of materially injuring the business
of the Company; or

 

		(vi)	Directly or indirectly, as an employee, employer, consultant, agent, principal, partner, manager, stockholder,
officer, director, or in any other representative capacity. engage or participate in any business that is directly competitive with any
area of business of the Company for which Executive had significant involvement during the Employment Term, provided however, that the
foregoing restriction in this clause shall not prohibit Executive from owning, following the termination of Executive’s employment,
less than one percent (1%) of any class of any directly competitive entity’s publicly-traded voting securities.

 

		6.2	Enforcement by Injunction. The Executive acknowledges and agrees that the covenants and obligations
of the Executive contained in Section 6.1 above relate to special, unique, and extraordinary matters, are reasonable and necessary to
protect the legitimate interests of the Company, and that a breach thereof will cause the Company irreparable injury for which adequate
remedies at law are not available. Therefore, the Executive agrees that the Company shall be entitled to seek an injunction, restraining
order, or other equitable relief from any court of competent jurisdiction, restraining the Executive from any threatened or actual breach
of Section 6.1. If any such court determines that any of the provisions set forth in Section 6.1 are invalid or unenforceable, such provision(s)
shall be valid and enforced to the maximum extent permitted by law, and this Agreement will be interpreted as if such invalid clauses
or covenants were not contained herein.

 

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		7.	Termination.

 

		7.1	Termination for Cause. The Company may terminate the Employment Term at any time immediately for
Cause (as such term is defined below) upon written notice to the Executive. If Executive’s employment is terminated for Cause, Executive
shall be entitled to receive (ii the unpaid
portion of the Base Salary then in effect accrued through. the effective date of the termination of Executive’s employment hereunder;
and (ii) payment for any unused vacation days which have accrued through the effective date of the termination of Executive’s employment.
in each case to be paid on such effective date, the vested portion of any incentive Compensation which has accrued through the effective
date of the termination of Executive’s employment. Executive shall he deemed to have forfeited all other compensation and payments
as a result of the activities giving rise to the termination for Cause. For the purposes of this Section 7, the term “Cause”
shall mean: (i) fraud or misappropriation of property belonging to the Company to the material detriment of the Company. (ii) dishonesty
in the performance of Executive’s duties under this Agreement, or (iii) an act or acts on the Executive’s part constituting
a felony or constituting any crime involving moral turpitude or dishonesty under the laws of the United States or any state thereof

 

		7.2	Termination by Reason of Permanent Disability. If at any time during the Employment Term, Executive
has been or will be unable to perform the essential functions of his position by reason of a physical or mental impairment that is reasonably
expected to be permanent or that has been continuing for a period of at least three (3) continuous months in any twelve (12) month period,
(a “Permanent Disability”). Executive’s employment hereunder may be
terminated by the Company upon thirty (30) days’ written notice to Executive. If the Company and Executive or his legal representative
disagrees as to whether Executive has a Permanent Disability, the existence of a Permanent Disability hereunder shall be determined by
a physician mutually satisfactory to Executive and the Company. The fees and expenses of the physician under this Section 7.2 shall be
borne (i) by the Company in the event that the physician determines that there is no Permanent Disability; or (ii) by Executive in the
event that the physician determines that there is a Permanent Disability. Until such time as Executive’s employment is terminated
by reason of Permanent Disability, the Company shall pay and provide to Executive all compensation and other benefits to which Executive
is entitled hereunder. If Executive’s employment is terminated by reason of Permanent Disability, Executive shall be entitled to
receive (i) the unpaid portion of the Base Salary then in effect which has accrued through the effective date of the termination of Executive’s
employment; (ii) the unpaid portion of any Incentive Compensation Which has accrued through the effective date of the termination of Executive’s
employment under any applicable incentive Compensation plan or agreement approved by the Board; (iii) payment for any unused vacation
days that have accrued through the effective date of the termination of Executive’s employment; and (iv) such disability benefits
as are provided under any of the Company’s benefit plans in which Executive participated during his employment term and at the time
of his termination. Payments for accrued Base Salary, Incentive Compensation and vacation days covered by clauses (i), (ii) and (iii)
of the immediately preceding sentence shall be paid on the effective date of the termination of Executive’s employment and payments
covered by clause (iv) of the immediately preceding sentence shall be paid in accordance with the Company’s regular payroll practices.

 

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		7.3	Termination by Reason of Death. If Executive’s employment is terminated by reason of his
death. Executive’s estate shall be entitled to receive (i) the unpaid portion of the Base Salary then in effect which has accrued
through the date of Executive’s death; (ii) the unpaid portion of any Incentive Compensation which has accrued through the date
of Executive’s death under any applicable incentive Compensation plan or agreement approved by the Board; (iii) payment for unused
vacation days that have accrued through the date of Executive’s death; and (iv) such death benefits as are provided under any of
the Company’s benefit plans in which Executive was enrolled and participated at the time of Executive’s death. The payments
covered by clauses (i), (ii) and (iii) of the immediately preceding sentence shall be paid within thirty (30) days after the Executive’s
death or on such earlier date as may be required by applicable law.

 

		7.4	Termination without Cause. The Company may terminate Executive’s employment at any time without
Cause upon thirty (30) days’ prior written notice to the Executive. In the event of a termination covered by this Section 7.4, Executive
shall be entitled to receive the unpaid portions of the Base Salary then in effect that have accrued through the effective date of Executive’s
termination of employment; (ii) the unpaid portion of any Incentive Compensation which has accrued through the effective date of the termination
of Executive’s employment under any applicable Incentive Compensation plan or agreement approved by the Board; (iii) payment for
unused vacation days that have accrued through the effective date of Executive’s termination of employment; and (iv) any other benefits
provided under any of the Company’s benefit plans in which. Executive and his immediate family members participated. Payments for
accrued Base Salary. Incentive Compensation and vacation days covered by clauses (i), (ii) and (iii) of the immediately preceding sentence
shall be paid on the effective date of the termination of Executive’s employment.

 

		7.5	Purchase of Executive’s Interest Post-Termination. In the event of Executive’s termination
by the Company with Cause during the first twenty-four months following the date of this Agreement, the Company shall have the option
to buy out that portion of the Executive’s equity interest in the Company which has not become vested as of the date of such termination
or resignation, to the extent provided in the Operating Agreement.

 

		7.6	Return of Company Property. Upon the termination of Executive’s employment for any reason,
Executive or his legal representative shall promptly deliver to the Company all books, documents, papers (including copies), materials,
credit cards, keys and-other property of or relating to the business of the Company or its Affiliates, which are in or under Executive’s
possession, custody, or control at the time of his termination.

 

		7.7	Payment of Expenses. In addition to the foregoing, upon the termination or resignation of the Employee,
with or without Cause. Executive shall be entitled to receive reimbursement for all expenses incurred pursuant to Section 3.5, in each
case to be paid within thirty (30) days after the later of (x) the effective date of such termination or (y) the date on which Executive
submits appropriate receipts for such expenses in accordance with. Section 3.5.

 

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		8.	Miscellaneous.

 

		8.1	No Waiver. No delay, failure, or forbearance to exercise any right, power, or remedy accruing to
either party hereto upon breach or default under this Agreement shall be deemed a waiver of any prior or subsequent breach or default
of this Agreement, nor affect the validity of any provision herein.

 

		8.2	No Assignment. This Agreement is personal and neither of the parties hereto shall, without the
written consent of the other, assign or transfer this Agreement or any rights or obligations hereunder, provided however that nothing
contained in this Section 8.2 shall preclude: (i) the Executive from designating a beneficiary to receive any benefit payable hereunder
upon his death; or (ii) the executors, administrators, or other legal representatives of the Executive or his estate from assigning any
rights hereunder to entitled individuals.

 

		8.3	Insurance and Indemnification. The Company agrees to indemnify Executive to the fullest extent
permitted under applicable laws with respect to any acts or omissions Executive may have committed or been alleged to have committed in
his capacity as the Company’s Chief Executive Officer and to include him as an insured under the Company’s directors’
and officers’ liability insurance policy.

 

		8.4	No Right of Setoff. Subject to any tax payments, withholdings, or deductions under this Agreement,
the Company shall have no right of setoff or counterclaim with respect to any amount payable to or benefit owed to Executive, any of his
beneficiaries, or Executive’s estate hereunder.

 

		8.5	Governing Law and Forum. This Agreement shall be governed by and construed in accordance with the
laws of the New York applicable to contracts made and to he performed wholly within such state, and without regard to conflicts of laws
principles. EACH PARTY TO THIS AGREEMENT HEREBY IRREVOCABLY AGREES THAT ANY LEGAL ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS
AGREEMENT MAY BE BROUGHT IN THE STATE COURTS OF NEW YORK AND ‘ME FEDERAL COURTS HAVING JURISDICTION THEREIN, EXPRESSLY SUBMITS TO
THE PERSONAL JURISDICTION AND VENUE OF SUCH COURTS FOR THE PURPOSES THEREOF, AND EXPRESSLY WAIVES ANY CLAIM OF IMPROPER VENUE AND ANY
CLAIM THAT SUCH COURTS ARE AN INCONVENIENT FORUM.. THE PARTIES HEREBY ALSO IRREVOCABLY Y CONSENT TO THE SERVICE OF PROCESS OF ANY OF THE
AFOREMENTIONED COURTS IN ANY SUCH SUIT, ACTION, OR PROCEEDING BY TH METHODS PERMISSIBLE PURSUANT TO THE RULES OF SUCH COURTS THEN IN EFFECT.

 

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		8.6	Survival. All agreements, covenants, and representations and warranties contained in this Agreement
shall survive the execution and delivery of this Agreement. Upon termination of this Agreement. Sections 4 through this Section 8 shall
survive indefinitely.

 

		8.7	Notices. All notices and requests required or authorized hereunder shall, except where specifically
provided otherwise or as required by applicable law, be given in writing by: (i) personal delivery; (ii) facsimile; (iii) reputable overnight
courier; or (iv) registered or certified mail addressed to the party intended at its address set forth in the caption, or such other address
as each party may hereafter specify from time to time. Notice shall he effective as of the date of delivery in the case of personal delivery
and facsimile, as of the next business day after deposit with a reputable overnight courier service, or as of the fifth (5th) day after
deposit for registered or certified mail delivery.

 

		8.8	Integration. This Agreement sets forth the entire agreement between the parties hereto on the subject
hereof and supersedes any previous oral or written agreements, understandings, memoranda, emails, letters, correspondences, or representations
on this subject matter except for agreements specifically referenced in this Agreement. This Agreement may be amended, modified, or supplemented
only by writing, signed by both parties.

 

		8.9	Severance. If any one or more of the terms of this Agreement shall for any reason be held to be
invalid or unenforceable, such term shall be construed in a manner which enables it to be enforced to the extent compatible with applicable
laws. Any determination of the invalidity or unenforceability of any provision of the Agreement shall not affect the remaining provisions
hereof unless the purpose of this Agreement is substantially frustrated thereby.

 

		8.10	Section References. Unless otherwise expressly stated, all references to “Sections”
shall mean the Sections of this Agreement.

 

		8.11	Headings. The headings of the Sections of this Agreement are inserted merely for convenience and
ease of reference and shall not affect or modify the meaning of any of the terms and conditions of this Agreement.

 

		8.12	Number of Days. In computing the number of days for purposes of this Agreement, all days shall
be counted, including Saturdays. Sundays, and holidays, provided that if the final day of any time period falls on a Saturday. Sunday,
or holiday on which the Federal banks are or may elect to be closed, the final day shall be deemed to be the next day which is not a Saturday.
Sunday, or such holiday.

 

		8.13	Counterparts. This Agreement may be executed in two (2) counterparts, each of which shall be deemed
an original and both of which shall constitute one and the same agreement.

 

		8.14	Facsimile Signatures. This Agreement may be signed and sent by facsimile, and shall be valid and
binding upon delivery of the signed copy by facsimile.

 

		8.15	Legal Fees and Expenses. In the event that any litigation, arbitration or mediation is commenced
to contest or dispute any termination of this Agreement or to obtain or enforce any right or benefit provided by this Agreement, then
the party prevailing in such litigation, arbitration or mediation shall be entitled, in addition to any damages or other relief awarded
to such party to recover all reasonable legal fees and expenses incurred by him or it in connection with such litigation.

 

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IN WITNESS WHEREOF, the parties
have executed and delivered or caused the execution and delivery of this Agreement as of the date first set forth above.

 

	 	JUST GREENS, LLC 
	 	 
	 	By:	/s/ Edward Harwood
	 	 	 
	 	Name:	Edward Harwood
	 	 	 
	 	Title:	Chief Technology Officer
	 	 	 
	 	David Rosenberg
	 	 
	 	/s/ David Rosenberg
	 	(signature)

 

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