Document:

Lease Between Duke Realty Limited Partnership and Southcorp Packaging USA Inc

 Exhibit 10.35 
  
 FIRST LEASE AMENDMENT 
  

THIS FIRST LEASE AMENDMENT (the “Amendment”) is executed this 30th day of November 1998, by and between DUKE REALTY LIMITED PARTNERSHIP, an Indiana limited partnership (“Leasor or Landlord”), and SOUTHCORP
PACKAGING USA, INC., a Nevada corporation d/b/a, f/k/a North America Packaging Corp. and f/k/a Rheem Container Corporation (“Lessee or Tenant”) 
  
 W I T N E S S E T H : 
  
 WHEREAS, Industrial Associates Number One, as predecessor in interest to
Landlord, and Tenant entered into a certain lease dated June 14, 1989 (the “Lease”), whereby Tenant leased from Landlord certain premises consisting of approximately 83,200 square feet of space (the “Original Premises”) located
in Building No. 641 and commonly known as 6061 Guion Road, Indianapolis, Indiana 46254; and 
  
 WHEREAS, Landlord and Tenant desire to expand the Original Premises by approximately 3,864 square feet (the “Additional Space”). Collectively, the Original Premises and Additional Space shall hereinafter be
referred to as the “Leased Premises”; and 
  
 WHEREAS,
Landlord and Tenant desire to extend the Lease Term; 
  
 WHEREAS,
Landlord and Tenant desire to amend certain provisions of the Lease to reflect such expansion and extension 
  
 NOW, THEREFORE, in consideration of the foregoing premises, the mutual covenants herein contained and each act performed hereunder by the parties,
Landlord and Tenant hereby enter into this Amendment. 
  
 1.
Amendment of Section 1. The Leased Premises. Commencing June 1, 1999, Section 1 of the Lease is hereby amended by substituting Amended Exhibit A, attached hereto and incorporated herein by reference, on which the Original
Premises are striped and the Additional Space is cross-hatched, in lieu of Exhibit A attached to the Lease. Section 1 of the Lease is further amended to replace “83,200” with “87,064” in the first sentence thereof and to
replace “6069 with “6061” in the second sentence thereof. 
  
 2. Amendment of Section 2. Term. Section 2 of the Lease is hereby amended no reflect the extension of the Lease Term through May 31, 2009. 
  
 3. Amendment of Section 3. Rent. Commencing June 1, 1999, Paragraphs (a) and (b) of Section 3 of the Lease are
hereby deleted in their entirety and the following is substituted in lieu thereof: 
  
 (a) During the period from June 1, 1999 through May 31, 2004, the sum of Three Hundred Fifty-eight Thousand Seven Hundred Three Dollars
and Sixty-four Cents ($358,703.64) per year, payable in equal monthly installments of Twenty-nine Thousand Eight Hundred Ninety-one Dollars and Ninety-seven Cents ($29,891.97); and 
  
 (b) During the period from June 1, 2004 through May 31, 2009, the sum or Three Hundred Ninety-five Thousand
Two 

  

 
Hundred Seventy Dollars and Fifty-two Cents ( $395,270.52) per year, payable in equal monthly installments Thirty-two Thousand Nine Hundred Thirty-nine
Dollars and Twenty-one Cents ($32,939.21). 
  
 4. Amendment of
Section 23. Notice. Section 23 of the Lease is hereby amended to reflect the following notice and payment addresses: 
  

			
	Landlord:	  	 Duke Realty Limited Partnership
 8888 Keystone
Crossing, Suite 1200
 Indianapolis, IN 46240

		
	Tenant:	  	 Southcorp Packaging USA, Inc.
 Guion Road

Indianapolis, IN 46254

		
	Address for rental and other payments:	  	 Duke Realty Limited Partnership
 P.O. Box
56259
 Indianapolis, IN 46266

  
 5. Additional
Provisions. The Lease is hereby amended by adding the following additional sections: 
  
 30. Construction of Tenant Improvements. Tenant has personally inspected the Leased Premises and accepts the same
“AS IS” without representation or warranty by Landlord of any kind and with the understanding that Landlord shall have no responsibility with respect thereto except to construct in a good and workmanlike manner the improvements
designated as Landlord’s obligations in the attached Exhibit D. Such improvements shall be in accordance with and at the expense of the party indicated on Exhibit D. 
  
 31. Financial Statements. During the Lease Term and
any extensions thereof, Tenant shall provide to Landlord on an annual basis, within ninety (90) days following the end of Tenant’s fiscal year, a copy of Tenant’s most recent certified and audited financial statements prepared as of the
end of Tenant’s most recent fiscal year. Such financial statements shall be prepared in conformity with generally accepted accounting principles, consistently applied. 
  
 32. Representations and Indemnifications. Any representations and indemnifications or Landlord
contained in the Lease shall not be binding upon (i) any mortgagee having a mortgage presently existing or hereafter placed on the Building, or (ii) a successor to Landlord which has obtained or is in the process of obtaining fee title interest to
the Building as a result of a foreclosure of any mortgage or a deed in lieu thereof. 
  
 6. Tenant’s Representations and Warranties. The undersigned represents and warrants to Landlord that (i) Tenant is duly organized, validly existing and in good standing in accordance with the laws of the
state under which it was organized; (ii) all action necessary to authorize the execution of this Amendment has been taken by Tenant; and (iii) the individual executing and delivering this Amendment on behalf of Tenant has been authorized to do so,
and such execution and delivery shall bind Tenant. Tenant, at Landlord’s request, shall provide Landlord with evidence of such authority. 
  

 - 2 - 

  
 LEASE AGREEMENT

  
 THIS LEASE AGREEMENT is executed this 14 day of
June, 1989, by and between INDUSTRIAL ASSOCIATES NUMBER ONE, a partnership with offices in Marion County, Indiana (“Lessor”) and RHEEM CONTAINER CORPORATION, a Nevada corporation, admitted to do business in Indiana with offices at 6069
Guion Road, Indianapolis, Indiana (“Lessee”). 
  
 WHEREAS, Lessee is currently leasing a building owned by Lessor in Indianapolis, Indiana, commonly known as 6069 Guion Road, pursuant to a Lease Agreement dated May 31, 1974, as supplemented by Addenda dated March 20, 1978 and July 24,
1984, for a term which commenced June 1, 1974 and will expire May 31, 1989 (the “Existing Lease”); and 
  
 WHEREAS, the parties desire to enter into a new lease agreement with respect to the premises described in the Existing Lease for a term commencing June 1,
1989; 
  
 NOW, THEREFORE, in consideration of the mutual promises
contained herein, the parties enter into the following lease agreement: 
  
 1. The Leased Premises. The Lessor hereby leases and grants to the Lessee and the Lessee hereby leases from the Lessor those premises outlined in red on the plot plan which is marked Exhibit A and attached hereto as a part of this
Lease, have a gross area of approximately 83,200 square feet (hereinafter referred to as the “Leased Premises”), together with the 

  

 
exclusive right to use all parking spaces on the Real Estate (hereinafter defined), the non-exclusive right of ingress to and egress from the Leased Premises
over access ways from time to time maintained by Lessor, and the non-exclusive right to use a railroad spur track constructed by Lessor to serve the Leased Premises and other properties, subject to reasonable rules and regulations of Lessor from
time to time in effect. The Leased Premises are located on real estate in Marion County, Indiana, commonly known as 6069 Guion Road, Indianapolis, Marion County, Indiana, and more particularly described on Exhibit B attached hereto as a part hereof
(herein referred to as the “Real Estate”). 
  
 2.
Term. The term of this Lease shall be for a period of ten (10) years, commencing June 1, 1989, and expiring at midnight May 31, 1999 (the “Lease Term”). 
  
 3. Rent. Lessee agrees to pay to Lessor as rent for the Leased Premises during the Lease Term the following amounts:

  
 (a) During the period from June 1, 1989
through May 31, 1994, the sum of Two Hundred Forty Nine Thousand Six Hundred Dollars ($249,600.00) per year, payable in equal monthly installments of Twenty Thousand Eight Hundred Dollars ($20,800.00); and 
  
 (b) During the period from June 1, 1994 through May 31,
1999, the annual rent set forth in subparagraph (a) 

  

 2 

 
above, multiplied by the Cost of Living Quotient. The “Cost of Living Quotient” shall be the quotient obtained by dividing the Cost of Living Index
Number for the month of June 1994 by the Cost of Living Index Number for the month of June 1989, but not less than 1, nor more than 1.1. Until the adjusted rent is determined, Lessee shall pay rent based upon the latest available Cost of Living
Number subject to adjustment when the Cost of Living Number for June 1994 is available. The “Cost of Living Index Number” shall be the index number set forth in the column for “All- Items” for the group labeled “All Urban
Consumers (CPI-U) (1982-84 = 100)” in the Consumer Price Index United States City Average published by the United States Department of Labor, Bureau of Labor Statistics, or, if such index should be discontinued, such other index, standard, or
statistics which most nearly measures the relative purchasing power of the consumer dollar on the dates set forth above. 
  
 Rent shall be payable without relief from valuation or appraisement laws, and the monthly installments shall be paid in advance on the first day of each
month commencing June 1, 1989. In the event the Lease Term terminates on a day other than the last day of a calendar month, Lessor shall refund a pro-rata portion of the monthly rent paid by Lessee for that month. 
  

 3 

 Payments of any installments of rent or other charges hereunder overdue for fifteen (15) days or more
shall bear interest at the rate of three percent (3%) per annum above the prime interest rate in effect from time to time at INB National Bank, Indianapolis, Indiana, from the due date thereof until paid. In addition, Lessor may exercise its rights
under paragraph 10 of this Lease. 
  
 4. Property Taxes.
Lessor agrees to pay all real property taxes. Commencing with real property taxes payable in 1990, Lessee agrees to pay to Lessor as additional rent the amount of any increase in real property taxes payable with respect to the Real Estate and the
improvements thereon over $19,607.80, being the real property taxes payable by Lessor in the year 1989. Lessee’s share of the real property taxes which are assessed during the last year of the Lease Term shall be pro-rated on a per diem basis.
The term “real property taxes” shall include any excise, sales or gross receipts tax hereafter levied upon the gross rental receipts of Lessor hereunder. Lessee shall pay its share in semi-annual installments upon demand, provided, that
Lessor shall furnish to Lessee copies of the tax statement for the base year, and for each year for which a contribution is due from Lessee, together with a statement showing the computation of Lessee’s share. Lessee shall pay all property
taxes levied on Lessee’s personal property in the Leased Premises and on the Real Estate, it being agreed that the silos, cooling towers, tanks, 

  

 4 

 
compressors, bridge connecting the Leased Premises to the building to the South, manufacturing and material handling equipment and any other equipment
installed in and on the Leased Premises, or on the Real Estate, by Lessee shall remain Lessee’s personal property for tax purposes. 
  
 5. Brokers. Each of the parties represents and warrants that it has not made any commitments or agreements by reason of which the other party is or
will be obligated to pay any brokerage commission or finder’s fee or similar charges in connection with this Lease, and each party shall indemnify the other with respect to any such commissions, fees or charges caused by it. 
  
 6. Use of Leased Premises. The Leased Premises shall be used by the
Lessee for the following purposes: 
  
 The
manufacture of molded plastic products, including necessary light steel stamping accessories, warehousing, storage and office, and for no other purpose without the prior written consent of the Lessor, which consent will not be unreasonably withheld.

  
 Lessee shall not use the Leased Premises or
fail to maintain them in any manner constituting a violation of any ordinance, statute, regulations or order of any governmental authority, including but not limited to zoning ordinances, 

  

 5 

 
nor will the Lessee maintain or permit any nuisance to occur or be maintained on the Leased Premises. 
  
 Lessee shall not affix to or upon the exterior of the Leased
Premises any signs, awnings, or other equipment, except with the prior written approval of Lessor, which will not be unreasonably withheld. 
  
 Lessee covenants and agrees that Lessee will use, maintain and occupy the Leased Premises in a careful, safe and proper manner, will not
commit waste thereon, and will comply with the provisions of this Lease with respect to the protection of the environment. 
  
 7. Environmental Matters. Lessee shall not permit any hazardous materials to be brought upon, maintained or used in or about the Leased Premises or
the Real Estate except in strict compliance with all applicable governmental laws and regulations, and shall promptly notify Lessor in writing of any spills, or discharges thereof, and of all notices, investigations, inspections or orders of any
governmental agency with respect to Lessee’s operations at the Leased Premises. 
  
 Lessee shall promptly correct, and shall indemnify, defend and hold harmless Lessor, and its partners, from all fines, suits, proceedings, claims, actions and liabilities of any kind arising out of or in any way
connected with, any spills or discharges of hazardous substances or wastes by Lessee, or any 

  

 6 

 
invitees or licensees of Lessee, at the Leased Premises or the Real Estate that are based upon events occurring during the period of Lessee’s occupancy
from and after June 1, 1974, whether arising under laws and regulations now in effect or enacted or adopted at any time hereafter. Lessee’s obligations and liabilities under this paragraph shall continue so long as Lessor, or its successors and
assigns, remain responsible for any spills or discharges of hazardous substances or wastes at or from the Leased Premises or the Real Estate, and shall include, without implied limitation, the payment of all costs incurred in connection with any
investigation of site conditions, and any clean-up, removal, and restoration work required by any federal, state or local governmental agency or court because of the presence or release of any such hazardous materials. 
  
 In addition, concurrently with Lessee’s vacation of the Leased Premises,
and/or concurrently with any request by Lessee to assign its interest in this Lease or the Leased Premises, Lessee shall submit to Lessor, at Lessee’s expense, an environmental audit report of the Leased Premises and the Real Estate prepared by
qualified environmental engineers in reasonable detail to permit Lessor to determine whether Lessee has complied with its duties hereunder; provided, however, that Lessee shall not be required to incur expenses in excess of Fifteen Thousand Dollars
($15,000.00) in the preparation of such report. In the event the estimated cost of the report exceeds Fifteen Thousand Dollars ($15,000.00), Lessee shall notify Lessor 

  

 7 

 
of the same, and Lessor and Lessee shall investigate and pursue ways to cause the report to be issued for less than Fifteen Thousand Dollars ($15,000.00) .
If it is impossible to cause the report to be issued for less than $15,000.00, Lessor shall have the option of waiving the requirement of the report or paying the cost of the same in excess of Fifteen Thousand Dollars ($15,000.00). Lessee’s
rights hereunder with respect to assignment and sub-letting are also subject to Lessee’s compliance, at Lessee’s expense, with all laws and regulations which may be hereafter enacted requiring environmental clearances prior to the transfer
of interests in real estate, and Lessee agrees to cooperate with Lessor in obtaining any environmental clearances which may be required upon Lessor’s transfer of its interest in the Leased Premises or the Real Estate. 
  
 8. Maintenance and Repairs. 
  
 (a) During the term of this Lease, the Lessee shall, at its
own cost and expense, maintain in good condition and repair: (i) the interior of the Leased Premises, including but not limited to the electrical systems, heating and air-conditioning systems, plate, glass, windows and doors, sprinkler and plumbing
systems, drain pipes and water lines within the Leased Premises, and (ii) the exterior, interior, foundations, pipes and plumbing of and connecting all gas, fuel, water, cooling and storage tanks and silos, and the connecting bridge referred to in
paragraph 4 hereof, constructed by Lessee on the Real Estate. 
  

 8 

 (b) During the term of this Lease, the Lessor shall, at its own cost and expense,
maintain in good condition and repair the roof, exterior walls, foundation and structural frame of the building constituting the Leased Premises, excluding any structures, tanks, cooling towers and silos constructed by Lessee. 
  
 (c) During the term of this Lease, the Lessor, as agent for
the Lessee, at Lessee’s option, shall arrange for the repair and maintenance of the parking areas and access ways of the Real Estate, including the mowing of grass and striping, cleaning and snow removal, and Lessee shall pay the cost thereof
to Lessor as additional rent within ten (10) days after receipt of a detailed statement of such costs (with copies of invoices attached). 
  
 9. Assignment and Sub-Lease. The Lessee shall not assign this Lease in whole or in part or sub-let the Leased Premises in whole or in part without
the prior written consent of Lessor, which consent shall not be unreasonably withheld. In the event the Lessor consents to an assignment or sub-letting, Lessee shall comply with the provisions of paragraph 7 hereof and shall remain primarily liable
to perform all of the covenants and conditions contained in this Lease, unless Lessor shall otherwise expressly agree in writing. 
  

 9 

 Lessee’s request for consent shall disclose the name and address of the proposed assignee or
sub-tenant, and the terms and conditions of the proposed assignment or sub-letting. In the event of a proposed assignment or sub-letting, the Lessor shall have the right, by written notice to Lessee within fifteen (15) days following receipt of the
Lessee’s request for consent, to terminate this Lease with respect to the Leased Premises (or such portion thereof as would be the subject of such sub-letting) and, at Lessor’s option, to enter into a lease for the Leased Premises (or such
portion thereof) with the proposed assignee or sub-tenant. 
  
 The
transfer of a majority of the voting stock of Lessee to a party which is not presently an affiliate of Lessee shall also constitute an assignment of this Lease for the purpose of this paragraph. 
  
 Unless Landlord elects to terminate this Lease, Lessee agrees to reimburse
Lessor for expenses, including reasonable attorneys’ fees, incurred by Lessor in connection with the processing of requests to approve an assignment of this Lease, or a sub-letting of the Leased Premises; provided, however, that such
reimbursement shall not exceed Five Thousand Dollars ($5,000.00) per request. 
  
 10. Default and Remedy. Each of the following shall be deemed a default by the Lessee: 
  
 (a) Failure to pay the rent or other charges as herein provided when due. 
  

 10 

 (b) Failure to perform any act required to be performed by the Lessee hereunder or to
comply with any condition or covenant contained herein. 
  
 (c) The abandonment of the Leased Premises by the Lessee or its adjudication as a bankrupt; the making by the Lessee of a general assignment for the benefit of creditors or pursuant to any insolvency action or law;
the appointment of a receiver or trustee in bankruptcy for the Lessee or its assets; the appointment of a temporary receiver for the Lessee or its assets if such temporary receivership has not been vacated or set aside within thirty (30) days from
the date of such appointment; the initiation of an arrangement, corporate reorganization or similar proceeding by or against the Lessee; dissolution or other termination of Lessee’s corporate charter. 
  
 In the event of any default provided above and the continuance of such a
default, after fifteen (15) days’ written notice is given by Lessor to Lessee in the case of a default described in subparagraph (a) above, or after thirty (30) days’ written notice is given by Lessor to Lessee with respect to other
defaults, this Lease shall terminate at the option of the Lessor, or the Lessor may, without terminating this Lease, terminate Lessee’s right to possession of the Leased Premises. In either 

  

 11 

 
event, the Lessor may re-enter the Leased Premises, take possession of all or any part thereof, and remove all property and persons therefrom and shall not
be liable for any damage therefor or for trespass. No such re-entry shall be deemed an acceptance of the surrender of this Lease or a satisfaction of the Lessee’s obligation to pay the rent as provided herein or any other obligations of Lessee
hereunder, but Lessee shall continue to be liable to Lessor for the difference between the rental and other charges herein provided, and the net proceeds, if any, received by Lessor from any re-letting of the Leased Premises, after deduction of all
costs and expenses of such default and re-letting, including reasonable attorneys’ fees and brokerage commissions relating to the balance of the Lease Term. 
  
 If, after notice to Lessee of a default, Lessee fails to cure such default within the times specified herein, Lessor shall,
in addition, have the right to cure such default on behalf of Lessee, and Lessee shall reimburse Lessor for such work within thirty (30) days after Lessee receives Lessor’s invoice therefor. 
  
 The failure of the Lessor to exercise any option herein provided on account
of any default shall not constitute a waiver of the same or any subsequent default and no waiver of any condition or covenant of this Lease by either party shall be deemed to constitute a waiver by either party of any default for the same or any
other condition or covenant. No waiver shall be enforced against Lessor unless in a writing signed by Lessor. 
  

 12 

 The remedies set forth in this paragraph shall be in addition to other remedies granted to Lessor
elsewhere in this Lease or at law or in equity, and shall not affect any claim for damages or other relief to which Lessor may be entitled. 
  
 11. Alteration: Liens. Lessee shall not perform or permit alterations of or upon any part of the Leased Premises without first obtaining the
written consent of the Lessor, which will not be unreasonably withheld, and then only upon the terms and conditions contained in such written consent. All alterations and additions to the Leased Premises shall be made in accordance with all
applicable laws and, except as otherwise provided herein, shall remain for the benefit of the Lessor. The Lessee shall indemnify and save harmless the Lessor from all costs, loss or expense in connection with any construction or installation by
Lessee. No person shall be entitled to any lien directly or indirectly derived through or under the Lessee or through or by virtue of any action or omission of the Lessee upon the Leased Premises for any improvements or fixtures made thereon or
installed therein or for or on account of any labor or material furnished to the Leased Premises or for or on account of any matter or thing whatsoever; and nothing in this Lease contained shall be construed to constitute a consent by the Lessor to
the creation of any lien. In the event any such lien shall be filed against the Leased Premises or the Real Estate based upon any acts or undertakings of Lessee, Lessee shall cause such lien to 

  

 13 

 
be released within ten (10) days after actual notice of the filing thereof or shall furnish to Lessor a bond or other undertaking satisfactory to Lessor,
conditioned to indemnify Lessor against loss or damage, including attorneys’ fees, from the foreclosure of such lien. 
  
 Lessee may, prior to the expiration of the Lease Term, remove all of Lessee’s trade fixtures and equipment which can be removed without injury to the
Leased Premises, provided that at such time all rents stipulated herein are paid in full and any damage to the Leased Premises is promptly repaired. 
  
 12. Inspection and Repairs. Lessor, or Lessor’s agents and invitees, shall be permitted to inspect the Leased Premises at mutually agreeable
times during usual business hours, and, during the last six (6) months of the Lease Term, Lessor shall have the right to maintain “For Lease” signs on or about the Real Estate and the Leased Premises. Lessor shall have the right to make
any repairs to the Leased Premises which the Lessor may deem necessary for its preservation if Lessee does not make such repairs promptly after written notice from Lessor, and shall have the right to charge the cost of such repairs to Lessee as
provided in paragraph 10. Lessee may make any repairs which are the obligation of Lessor under paragraph 8(b) hereof if Lessor does not make such repairs promptly after receipt of written notice from Lessee, and Lessee may deduct the cost thereof
from the next rentals due Lessor hereunder. 
  

 14 

 13. Lessor’s Right to Mortgage. Lessor reserves the right to mortgage the Leased Premises and
the Real Estate. Lessee agrees at any time, and from time to time, upon request by Lessor, or the holder of any mortgage or other instrument of security given by Lessor, to execute, acknowledge, and deliver to Lessor or to the holder of such
instrument, a statement in writing certifying that this Lease has not been modified and is in full force and effect (or if there have been modifications, that the same are in full force and effect and stating such modifications); that there are no
defaults hereunder by Lessor, if such is the fact; and the dates to which the rents and other charges have been paid, it being intended that any such statement delivered pursuant to this paragraph may be relied upon by the holder of any such
mortgage or other instrument of security or any authorized assignee of Lessor. 
  
 Lessee further agrees and consents to the assignment of this Lease by Lessor to its mortgagee and, upon default and foreclosure of any such mortgage, to attorn to and recognize such mortgagee, and any subsequent
purchaser of the Real Estate, as Lessor in the place and stead of Lessor herein. From and after receipt of a notice of such assignment and the name and address of any such mortgagee, Lessee agrees to give written notice of any default of Lessor
hereunder to such mortgagee and to afford such mortgagee a period of thirty (30) days within which to cure 

  

 15 

 
any default of Lessor, at its option, prior to exercising any right to terminate this Lease. 
  
 Lessee’s rights shall be subject to any bona-fide mortgage now existing upon or hereafter placed upon the Leased
Premises by Lessor; provided, however, that if the mortgagee shall take title to the Leased Premises through foreclosure or deed in lieu of foreclosure, the Lessee shall be allowed to continue in possession of the Leased Premises as provided for in
this Lease so long as Lessee shall not be in default hereunder. 
  
 14. Fire and Extended Coverage Insurance — Lessee’s Liability. Notwithstanding any provision in this Lease to the contrary, Lessor and Lessee release each other from loss or damage occurring on or to the Leased
Premises or to the contents of the Leased Premises caused by fire or any other hazard ordinarily covered by fire and extended coverage insurance policies, and each, for itself and its successors and assigns, hereby waives all right of recovery
against the other on account of any such loss or damage. It is understood that negligence, whether attributable to the other party and whether in whole or in part a contributing cause of the casualty giving rise to the loss or damage, shall not
affect the foregoing release and waiver. 
  
 It shall be the
responsibility of the Lessor to carry fire, extended coverage, sprinkler leakage, and other insurance on the Leased Premises (but not on the Lessee’s property therein or 

  

 16 

 
thereon) in an amount not less than eighty percent (80%) of the full insurable value thereof. The Lessee shall not be liable for any loss or damage to the
Leased Premises, or any premises of which they are a part, resulting from fire or other perils insurable under the standard form of fire and extended coverage insurance policy and sprinkler leakage endorsement in use in the State of Indiana due to
any cause whatsoever, except intentional damage by Lessee, whether or not such insurance is in effect on the Leased Premises. 
  
 Lessee agrees that in the event any operation of Lessee in the Leased Premises, or any storage or maintenance of personal property therein, causes an
increase in Lessor’s fire or extended coverage insurance premiums, Lessee shall pay the amount of such increase as additional rent upon demand. Lessee further agrees to pay as additional rent any increase in Lessor’s fire and extended
coverage insurance premiums payable with respect to the Leased Premises over $11,298.00, being the premiums paid with respect to the Leased Premises for the year ended May 31, 1989, and any premium or charge hereafter required by Lessor’s
insurance carrier or carriers for the waiver of subrogation endorsement herein provided for. Such amounts shall be payable within thirty (30) days following receipt by Lessee of Lessor’s invoice therefor. 
  
 15. Fire and Other Casualty. In the event of total or partial
destruction of the Leased Premises by fire or other 

  

 17 

 
casualty insured under the fire and extended coverage insurance provided by Lessor in accordance with the provisions of paragraph 14 hereof, Lessor agrees,
to the extent insurance proceeds are sufficient, to promptly restore and repair the Leased Premises at Lessor’s expense. In the event that the Leased Premises are so destroyed that they cannot be repaired or rebuilt within one hundred fifty
(150) days after the date of the damage or destruction, or in the event insurance proceeds are unavailable or insufficient to restore the Leased Premises, and Lessor does not elect by notice to Lessee within forty-five (45) days following the
occurrence of such casualty to restore and repair the Leased Premises from Lessor’s own funds, then either the Lessor or the Lessee may, within sixty (60) days following the date of such occurrence by written notice to the other party,
terminate and cancel this Lease. Any proceeds from fire and extended coverage insurance policies not utilized by Lessor in restoring or repairing the Leased Premises shall become the sole property of the Lessor. Rent shall proportionately abate
during the time that the Leased Premises, or a part thereof, are unusable by reason of any such damage thereto. In the event of termination of this Lease pursuant to this paragraph, rent shall be pro-rated to the date of such casualty, and any
additional prepaid rent shall be refunded to Lessee. 
  
 16.
Eminent Domain. If all or any part of the Leased Premises shall be acquired by the exercise of the power of eminent domain by any public or quasi-public body, or conveyance 

  

 18 

 
in lieu thereof, in such manner that the Leased Premises shall become unusable by the Lessee for the purpose it is then using the Leased Premises, or, if
reasonable access to the Leased Premises is destroyed and not restored by Lessor within thirty (30) days, this Lease may be terminated by the Lessee giving written notice to the Lessor within thirty (30) days after possession of the Leased Premises
or part thereof is taken, or after Lessor’s failure to restore reasonable access to the Leased Premises. The Lessee shall have no claim against the Lessor, or any other person, firm, corporation or governmental authority, on account of any such
acquisition, or for acquisition of any other part of the Real Estate, for the value of any unexpired Lease Term remaining after possession of the Leased Premises is taken. All damages awarded therefor shall belong to and be the sole property of the
Lessor; provided, however, that the Lessee shall be entitled to any award made to Lessee for the cost of or the removal of Lessee’s stock, equipment and fixtures. Lessor shall notify Lessee of any exercise of eminent domain by any public or
quasi-public body and keep Lessee informed of all proceedings in connection therewith. 
  
 17. Lessor’s Non-Liability—Lessee’s Indemnity and Insurance. Lessee agrees that all personal property of Lessee and others shall be kept on the Leased Premises and the Real Estate at the sole
risk of Lessee or such other person, and Lessee releases Lessor and Lessor’s agents and employees from any and all 

  

 19 

 
liability for any damage to such personal property regardless of the cause thereof, except as to acts of willful wrongdoing. 
  
 Lessee shall indemnify and save Lessor harmless from any and all liability
for injury to any person or damage to or destruction of any property resulting from Lessee’s use of and operations in the Leased Premises and/or the Real Estate, except damage to Lessor’s property to the extent provided in paragraph 14.
Lessee shall protect such liability with public liability insurance, naming both the Lessee and the Lessor as insureds, with limits of coverage for bodily injury, including death, and property damage, arising from each accident or occurrence, of not
less than Five Million Dollars ($5,000,000.00), and shall furnish to and maintain with Lessor current policies or certificates of such insurance in companies satisfactory to the Lessor; which shall not be cancellable except following not less than
thirty (30) days’ prior written notice to Lessor. 
  
 18.
Utilities and Common Facilities. The Lessee shall arrange for and pay the costs of all utilities consumed by the Lessee in the Leased Premises. Lessor, as agent for Lessee, at Lessee’s option, shall arrange for private fire protection,
security lighting for the building and parking lots on the Real Estate, and the mowing of grass and repair and maintenance of the parking areas and access ways as described in paragraph 8(c), the cost of which shall be paid by Lessee as additional
rent, as provided in paragraph 8(c). Lessor shall not be liable to Lessee 

  

 20 

 
for any failure, shortages or interruption in supply of any utility service, or any other service referred to herein, unless caused by the wilful act of
Lessor. 
  
 19. Surrender — Holding over. Upon the
expiration or other termination of this Lease, Lessee shall quit and surrender to the Lessor the Leased Premises and Lessee’s rights with respect to the Real Estate, together with all property affixed to the Leased Premises (with the exception
of Lessee’s trade fixtures) in the same condition as the Leased Premises were received by Lessee, ordinary wear and tear and damage by fire and the elements excepted; provided, however, that prior to the expiration or other termination of the
Lease, Lessee shall, at Lessee’s sole cost and expense, unless Lessor shall otherwise agree in writing: 
  
 (a) Remove those interior walls shown in red on Exhibit C attached hereto, and any replacements thereof, and all additional interior walls
constructed by Lessee during the term of this Lease; 
  
 (b) Remove the doors and doorways in the interior demising walls between the original units of the Leased Premises and close the openings to restore them to their original conditions; 
  
 (c) Return the loading door shown in red on Exhibit C
attached hereto to its original size and reinstall adequate truck door seals thereto; and 
  

 21 

 (d) Comply with the provisions of paragraph 20 hereof with respect to the overhead
driveway connecting the Leased Premises to the building to the South, unless previously removed. 
  
 Lessee shall also remove any other equipment, trade fixtures and other property of Lessee as directed by the Lessor. 
  
 Any damage caused to the Leased Premises by removal of any leasehold improvements or property shall be promptly repaired by the Lessee to the reasonable
satisfaction of the Lessor. In the event Lessee fails to restore the Leased Premises or to remove any property as herein required, the Lessor may cause such restoration and removal to be done at the expense of the Lessee, and the Lessee agrees to
pay all reasonable costs, expenses and damages thereby incurred. Lessee’s obligation to observe or perform this covenant shall survive the expiration or other termination of this Lease. 
  
 If the Lessee shall remain in possession of all or any part of the Leased
Premises after the expiration of the Lease Term, then the Lessee shall be deemed Lessee of the Leased Premises from month to month subject to all the terms and conditions hereof, except the monthly rent payable by Lessee shall be one hundred
twenty-five percent (125%) of the monthly rent paid by Lessee for the last month of the Lease Term. Either Lessee or Lessor shall have the right to terminate such month-to-month 

  

 22 

 
tenancy upon not less than ninety (90) days prior written notice to the other. 
  
 20. Elevated Driveway. Lessee and Lessor acknowledge that Lessee has constructed and owns the elevated driveway
connecting the Leased Premises with the building to the South of the Real Estate. Lessee agrees that upon termination of this Lease, Lessee, if requested by Lessor, shall remove such driveway in a careful and workmanlike manner and restore the
Leased Premises to the condition which existed prior to the construction and attachment of such driveway. Lessor may also require Lessee to remove the elevated driveway and restore the Leased Premises during the term of this Lease upon reasonable
prior written notice from Lessor, but only if such removal is required by law, by a party or parties having rights under a certain Agreement Granting Railroad Easements recorded July 11, 1973 as Instrument No. 73-4413 in Marion County, Indiana, or
by the owner of the premises to the South of the Real Estate and Lessee is not able to make modifications to comply with all requirements of such party or parties. Prior to removal, Lessee shall maintain such driveway in a good state of repair and
defend, indemnify and hold Lessor harmless from, all claims, liabilities and damages, including costs and attorneys’ fees, which may arise in connection with the maintenance of such driveway, including, without implied limitation, claims under
zoning laws and for injuries to person or property. 
  

 23 

 21. Waiver. No waiver of any covenant or condition or the breach of any covenant or condition of
this Lease shall be taken to constitute a waiver of any subsequent breach of such covenant or condition nor justify or authorize a non-observance on any other occasion of such covenant or condition or any other covenant or condition, nor shall the
acceptance of rent by the Lessor at any time when the Lessee is in default of any covenant or condition hereof be construed as a waiver of such default or the Lessor’s right to terminate this Lease on account of such default. 
  
 22. Covenant of Quiet Enjoyment. Lessor covenants that if the Lessee
shall perform all of the covenants and agreements herein provided to be performed on the Lessee’s part, the Lessee shall, at all times during the Lease Term, have the peaceable and quiet enjoyment of possession of the Leased Premises without
any manner of hindrance from the Lessor or any persons lawfully claiming under the Lessor. 
  

 24 

 23. Notice. Any notice required or permitted to be given or served by either party to this Lease
shall be deemed to have been given or served when made in a writing personally delivered to the other, or mailed by certified or registered United States mail, or national overnight delivery service, addressed as follows: 
  

			
	 Lessor:    
	 	 Industrial Associates Number One
c/o F. C. Tucker Company, Inc.
One American Square, Suite 2500
P. O. Box 82055
 Indianapolis, Indiana 46282-0002

		
	 Lessee:    
	 	Rheem Container Corporation
301 Lee Farm Corporate Park
Danbury, Connecticut 06810

  
 All rental payments shall be made to
the Lessor at the above address. The addresses may be changed from time to time by either party by serving notice as provided above. 
  
 24. Limitation of Lessor’s Liability. Lessee agrees that the partners of Lessor shall have no liability hereunder in their individual
capacities, and that Lessee shall look solely to Lessor’s interest in the Real Estate for collection of any judgment against Lessor in the event of default or breach by Lessor of any of the covenants, terms or conditions of this Lease. Also, in
the event of any transfer of Lessor’s interest in the Leased Premises or the Real Estate (except a transfer for security), the Lessor named herein (or the transferor, in the case of a subsequent transfer) shall, after the date of such transfer,
be released from all personal liability for performance of any covenant, agreement and condition on the part of the Lessor which are thereafter to be performed hereunder. The transferee shall be deemed to have assumed (subject to the limitations of
this paragraph) all of the covenants, agreements and conditions herein to be observed by the Lessor, with the result that the covenants and agreements of Lessor shall bind 

  

 25 

 
Lessor, its successors and assigns, only during and in respect of their respective periods of ownership. 
  
 25. Successors and Assigns. Subject to the provisions of paragraphs 9
and 24 hereof, this Lease and all of the terms and provisions hereof shall inure to the benefit of and be binding upon the Lessor and Lessee, and their respective legal representatives, successors and assigns. 
  
 26. Easements and Dedications. Lessor reserves the right, from time to
time, to grant such easements, rights and dedications and to cause the recordation of such restrictions relating to the Real Estate as Lessor deems necessary or desirable, so long as such easements, rights, dedications and restrictions do not
unreasonably interfere with the use of the Leased Premises and the Real Estate by Lessee. Lessee agrees to execute any such documents upon request of Lessor to subordinate Lessee’s interest in the Leased Premises and the Real Estate to such
rights, and the failure to do so shall constitute a material breach of this Lease. 
  
 27. Memorandum of Lease. Lessor and Lessee agree not to place this Lease of record, but upon the request of either party agree to execute for recording purposes a Memorandum of Lease indicating the Leased
Premises, Lease Term and other provisions with respect to which notice to third parties is advisable, but omitting rental and other terms of this Lease. 
  

 26 

 23. Indemnification For Attorneys’ Fees and Expenses. Lessee shall be liable for and agrees
to pay, or to reimburse Lessor for the payment of, any and all expenses, including reasonable attorneys’ fees, incurred by the Lessor in connection with any default by the Lessee in performance of any of the terms, covenants and conditions
contained in this Lease. 
  
 29. Governing Law. This Lease
shall be governed in accordance with the laws of the State of Indiana. 
  
 IN WITNESS WHEREOF, the parties hereto have executed this Lease the day and year first-above written. 
  

			
	INDUSTRIAL ASSOCIATES NUMBER ONE
		
	 By
	 	 /s/ Illegible

		
	 By
	 	 /s/ Illegible

	 	 	General Partners
		
	 	 	“LESSOR”
	
	 RHEEM CONTAINER CORPORATION

		
	 By
	 	 /s/ Paul J. Kent

	 	 	 Paul J. Kent, President

  

			
	ATTEST:
	
	/s/ Illegible
	 Its:
	 	 
	 	 	(authorized officer)

  

			
	 	 	“LESSEE”

  

 27Lease between Carlyle/FR Investors L.L.C. and Southcorp Packaging

 Exhibit 10.36 
  
 FIRST INDUSTRIAL, L.P. 
 STANDARD FORM 
 INDUSTRIAL BUILDING LEASE 
 (Single Tenant) 
  
 1. BASIC TERMS. This Section 1 contains the Basic Terms of this Lease between Landlord and Tenant, named below. Other Sections of the Lease
referred to in this Section 1 explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 
  

	 	1.1.	Date of Lease: November 1, 1999. 

  

	 	1.2.	Landlord: Carlyle/FR Investors, L.L.C., a Delaware limited liability company. 

  

	 	1.3.	Tenant: Southcorp Packaging. 

  

	 	1.4.	Premises: See “Exhibit A”. 

  

	 	1.5.	Lease Term: 10 years 0 months (“Term”), commencing November 1, 1999 (“Commencement Date”) and ending October 31, 2009 (“Expiration Date”).

  

	 	1.6.	Permitted Uses: (See Section 4) Storage and Manufacturing of Plastic Containers. 

  

	 	1.7.	Tenant’s Guarantor: (if none, so state) None. 

  

	 	1.8.	Brokers: (See Section 23; if none, so state) 

  
 (A) Tenant’s Broker: None. 
  
 (B) Landlord’s Broker: None. 
  

	 	1.9.	Security Deposit: (See Section 4) $22,550.00. 

  

	 	1.10.	Base Rent Payable by Tenant is: $27,880.00 per month with annual escalation at 2.5% per annum. 

  

	 	1.11.	Riders to Lease: The following riders are attached to and made a part of this Lease (If none, so state) Exhibit A (Legal Description), Exhibit B (Landlord Improvements), Exhibit C
(Rheem Lease) and Rules and Regulations. 

  
 2.
LEASE OF PREMISES; RENT. 
  
 2.1. Lease
of Premises for Lease Term. Landlord hereby leases the Premises to Tenant, and Tenant hereby rents the Premises from Landlord, for the Term and subject to the conditions of this Lease. 
  
 2.2. Types of Rental Payments. Tenant shall pay rents
of (a) net base rent payable in monthly installments as set forth in Section 1.10 hereof, in advance, on the first day of each and every calendar month during the Term of this Lease (the “Base Rent”); and (b) those Operating Expenses
(defined below) that exceed, on a per annum basis, the Operating Expenses paid or incurred during the 1999 Operating Year (defined below) [collectively, “Additional Rent”]; and (c) in the event any monthly installment of Base Rent or
Additional Rent, or both, is not paid within 10 days of the date when due, a late charge in an amount equal to 5% of the then delinquent installment of Base Rent and/or Additional Rent (the “Late Charge”; the Late Charge, Base Rent and
Additional Rent shall collectively be referred to as “Rent”), to Carlyle/FR Investors, 21172 Network Place, Chicago, IL 60673 (or such other entity designated as Landlord’s management agent, if any, and if Landlord so appoints such a
management agent, the “Agent”), or pursuant to such other directions as Landlord shall designate in this Lease or otherwise in writing. 
  
 2.3. Covenants Concerning Rental Payments. Tenant shall pay the Rent promptly when due, without notice or demand, and without any
abatement, deduction or setoff, except as may otherwise be expressly and specifically provided in this Lease. No payment by Tenant, or receipt or acceptance by Agent or Landlord, of a lesser amount then the correct Rent shall be deemed to be other
than a payment on account, nor shall any endorsement or statement on any check or letter accompanying any payment be deemed an accord or satisfaction, and Agent or Landlord may accept such payment without prejudice to its right to recover the
balance due or to pursue any other remedy available to Landlord. If the Commencement Date occurs on a day other than the first day of a calendar month, the Rent due for the first calendar month of the Term shall be prorated on a per diem basis and
paid to Landlord on the Commencement Date, and the Term will be extended to terminate on the last day of the calendar month in which the Expiration Date stated in Section 1.5 occurs. 
  

 1 

 3. OPERATING EXPENSES. 
  
 3.1. Definitional Terms Relating to Additional Rent. For purposes of this Section and other relevant
provisions of the Lease 
  
 3.1.1. Operating
Expenses. The term “Operating Expenses” shall mean all costs and expenses paid or incurred with respect to the ownership, repair, replacement, restoration, maintenance and operation of the Premises, including, without limitation, the
following: (i) all costs, wages and benefits of employees or other agents of Landlord or Agent engaged in the operation, maintenance or rendition of other services to or for the Premises; (ii) to the extent not separately metered, billed, or
furnished, all charges for utilities and services furnished to the Premises, together with any taxes on such utilities; (iii) all premiums for casualty, workers’ compensation, liability, boiler, flood and all other types of insurance provided
by Landlord and relating to the Premises; (iv) the cost of all supplies, tools, materials and equipment utilized in the ownership and operation of the Premises, and sales and other taxes thereon; (v) amounts charged by any or all of contractors,
materialmen and suppliers for services, materials and supplies furnished in connection with any or all of the operation, repair and maintenance of any part of the Premises (excluding the structural elements of the Premises for which Landlord is
responsible as set forth in Section 13.2 hereof); (vi) any capital improvements made by, or on behalf of, Landlord to the Premises that are either or both (a) designed to reduce Operating Expenses and (b) required to keep the Premises in compliance
with all governmental laws, rules and regulations (enacted from and after the date of this Lease) applicable thereto, from time to time; (vii) all professional fees incurred in connection with the operation, management and maintenance of the
Premises; and (viii) Taxes, as hereinafter defined. 
  
 3.1.2. Taxes. The term “Taxes,” as referred to in Section 3.1.1(viii) above shall mean (i) all governmental taxes, assessments, fees and charges of every land or nature (other than Landlord’s income taxes), whether
general, special, ordinary or extraordinary, due at any time or from time to time, during the Term and any extensions thereof, in connection with the ownership, leasing, or operation of the Premises, or of the personal property and equipment located
therein or used in connection therewith; and (ii) any reasonable expenses incurred by Landlord in contesting such taxes or assessments and/or the assessed value of the Premises. For purposes hereof, Taxes for any year shall be Taxes that are due for
payment or paid in that year rather than Taxes that are assessed, become a lien, or accrue during such year. 
  
 3.1.3. Operating Year. The term “Operating Year” shall mean the calendar year commencing January 1st of each year
(including the calendar year within which the Commencement Date occurs) during the Term. 
  
 3.2. Payment of Operating Expenses. Tenant shall pay, as Additional Rent and in accordance with the requirements of Section 3.3,
the Operating Expenses as set forth in Sections 2.2. and 3.3. The Additional Rent commences to accrue upon the Commencement Date. Tenant’s share of Operating Expenses payable by Tenant hereunder for the Operating Years in which the Term begins
and ends shall be prorated to correspond to that portion of said Operating Years occurring within the Term. Operating Expenses and any other sums due and payable under this Lease shall be adjusted upon receipt of the actual bills therefor and the
obligations of this Section 3 shall survive the termination or expiration of the Lease. Following the end of each Operating Year, Landlord shall provide Tenant with written notice (the “Landlord’s Notice”) of the actual
Operating Expenses due and payable by Tenant pursuant to the terms hereof. Within thirty (30) days following receipt of Landlord’s Notice, and upon reasonable prior written notice to Landlord (but no more than one time per Operating Year),
Tenant shall have the right, at Tenant’s expense and during Landlord’s normal business hours, to inspect Landlord’s books and records showing such Operating Expenses; provided, however, that the foregoing shall not relieve Tenant of
paying any deficiency shown by Landlord’s Notice within thirty (30) days after receipt thereof. Unless Tenant shall by notice to Landlord within such thirty (30) day period, take exception to any item in Landlord’s Notice, the
Landlord’s Notice shall be conclusively binding and shall not be contestable by Tenant. In the event Tenant’s review of Landlord’s books and records reveals an overpayment by Tenant, Landlord shall credit the overpayment to the next
due installments of Rent or, if this Lease has terminated, Landlord shall refund such overpayment directly to Tenant. Tenant acknowledges that Landlord’s books and records are confidential and proprietary in nature and that Landlord could be
damaged if such books and records became public. Therefore, Tenant agrees to keep such books and records in strict confidence and not to publish or disseminate the same or any information therein without Landlord’s prior approval. 

 
 3.3. Payment of Additional Rent. Notwithstanding
the terms of Section 3.2 to the contrary, Landlord shall have the right to reasonably estimate the Operating Expenses payable by Tenant hereunder for each Operating Year. Upon Landlord’s or Agent’s notice to Tenant of such estimated
amount. Tenant shall pay, on the first day of each month during that Operating Year, an amount (the “Estimated Additional Rent”) equal to the estimate of the Operating Expenses payable by Tenant hereunder divided by 12 (or the fractional
portion of the Operating Year remaining at the time Landlord delivers its notice of estimated Operating Expenses due from Tenant for the Operating Year). If the aggregate amount of Estimated Additional Rent actually paid by Tenant during any
Operating Year is less than Tenant’s actual ultimate liability for Operating Expenses for that particular Operating Year, Tenant shall pay the deficiency within 30 days of Landlord’s written demand therefor. If the aggregate amount of
Estimated. Additional Rent actually paid by Tenant during a given Operating Year exceeds Tenant’s actual liability for such Operating Year, the excess shall be credited against the Estimated Additional Rent next due from Tenant during the
immediately subsequent Operating Year, except that in the event that such excess is paid by Tenant during the final Operating Year, then 

  

 2 

 
upon the expiration of the Term, Landlord or Agent shall pay Tenant the then-applicable excess promptly after determination thereof. No interest shall be
payable to Tenant on account of such payments of Estimated Additional Rent and such payments may be commingled. 
  
 4. USE OF
PREMISES; SIGNAGE; SECURITY DEPOSIT. 
  
 4.1.
Use of Premises. The Premises shall be used by Tenant for the purpose’s) set forth in Section 1.6 above and for no other purpose whatsoever. Tenant shall not, at any time, use or occupy, or suffer or permit anyone to use or occupy, the
Premises, or do or permit anything to be done in the Premises, in any manner that may (a) violate any Certificate of
Occupancy for the Premises; (b) cause, or be liable to cause, injury to, or in any way impair the proper utilization of, all or any portion of the Premises (including, but not limited to, the structural elements of the Building, as defined in
Exhibit A) or any equipment, facilities or systems therein; (c) constitute a violation of the laws and requirements of any public authority or the requirements of insurance bodies or the rules and regulations of the Premises, including any
covenant, condition or restriction affecting the Premises; (d) exceed the load bearing capacity of the floor of the Building; (e) impair or tend to impair the character, reputation or appearance of the Premises; or (f) unreasonably annoy,
inconvenience or disrupt the operations or tenancies of other tenant.; or users of the Premises, if any. 
  
 4.2. Signage. Tenant shall not affix any sign of any size or character to any portion of the Premises, without prior written
approval of Landlord, which approval shall not be unreasonably withheld or delayed. Tenant shall remove all signs of Tenant upon the expiration or earlier termination of this Lease and immediately repair any damage to the Premises caused by, or
resulting from, such removal. 
  
 4.3.
Security Deposit. Simultaneously with the execution and delivery of this Lease, Tenant shall deposit with Landlord or Agent the sum set forth in Section 1.8 above, in cash (the “Security”), representing security for the performance
by Tenant of the covenants and obligations hereunder. The Security shall be held by Landlord or Agent, without interest, in favor of Tenant; provided, however, that no trust relationship shall be deemed created thereby and the Security may be
commingled with other assets of Landlord. If Tenant defaults in the performance of any of its covenants hereunder, Landlord or Agent may, without notice to Tenant, apply all or any part of the Security, to the extent required for the payment of any
Rent or other sums due from Tenant hereunder, in addition to any other remedies available to Landlord. If such application occurs. Landlord shall make a reasonable effort a so advise Tenant, in writing, promptly following such application. In the
event the Security is so applied, Tenant shall, upon demand, immediately deposit with Landlord or Agent a sum equal to the amount so used. If Tenant fully and faithfully complies with all the covenants hereunder, the Security (or any balance
thereof) shall be returned to Tenant within 30 days after the last to occur of (i) the date the Term expires or terminates or (ii) delivery to Landlord of possession of the Premises. Landlord may deliver the Security to any purchaser of
Landlord’s interest in the Premises [or any Successor Landlord (defined below), if applicable], and thereupon Landlord and Agent shall be discharged from any further liability with respect to the Security. 
  
 5. CONDITION AND DELIVERY OF PREMISES. 
  
 5.1. Condition of Premises. Tenant agrees that Tenant
is familiar with the condition of the Premises, and Tenant hereby accepts the foregoing on an “AS-IS,” “WHERE-IS” basis. Tenant acknowledges that neither Landlord nor Agent nor any representative of Landlord has made any
representation as to the condition of the foregoing or the suitability of the foregoing for Tenant’s intended use. Tenant represents and warrants that Tenant has made its own inspection of the foregoing. Neither Landlord nor Agent shall be
obligated to make any repairs, replacements or improvements (whether structural or otherwise) of any kind or nature to the foregoing in connection with, or in consideration of, this Lease, except (a) as set forth in Sections 18 and 13 and (b) with
respect to all (if any) repairs and improvements expressly and specifically described in Exhibit B attached hereto (“Work Items”). Landlord agrees to make reasonable efforts to enforce, or cause Agent to enforce, upon Tenant’s
request, all manufacturer’s or contractor’s warranties, if any, issued in connection with any of the Work Items. Notwithstanding the foregoing to the contrary, Landlord hereby represents and warrants to Tenant that the three (3) Reznor Gas
Unit Heaters shall be in good working order on the Commencement Date. 
  
 5.2. Delay in Commencement. Landlord shall not be liable to Tenant if Landlord does not deliver possession of the Premises to Tenant on the Commencement Date. The obligations of Tenant under the Lease shall not
be affected thereby, except that the Commencement Date shall be delayed until Landlord delivers possession of the Premises to Tenant, and the Lease Term shall be extended by a period equal to the number of days of delay in delivery of possession of
the Premises to Tenant, plus the number of days necessary to end the Lease Term on the last day of a month. 
  
 6. SUBORDINATION; NOTICES TO SUPERIOR LESSORS AND MORTGAGEES; ATTORNMENT. 
  
 6.1. Subordination. Provided that Tenant is provided with a reasonable and customary subordination,
nondisturbance and attornment agreement duly executed by the holder of any mortgage or deed of trust or the landlord pursuant to any ground ease, this Lease is and shall be subject and subordinate at all times to all ground leases or underlying
leases that may now exist or hereafter be executed affecting the Premises; and to 

  

 3 

 
any mortgage or deed of trust that may now exist or be placed upon, and encumber, any or all of the Premises; any ground leases or underlying leases for the
benefit of the Premises; or all or any portion of Landlord’s interest or estate in any of said items. Notwithstanding the foregoing, Landlord shall have the right to subordinate (or cause to be subordinated) any such ground leases or underlying
leases for the benefit of the Premises, or any such mortgage or deed of trust liens, to this Lease. Tenant shall execute and deliver, within 10 days after request by Landlord and in the form reasonably requested by Landlord, any additional documents
evidencing the priority of subordination of this Lease with respect to any such ground leased or underlying leases or any such mortgage or deed of trust. 
  
 6.2. Estoppel Certificates. Tenant agrees, from time to time and within 10 days after request by Landlord, to deliver to Landlord,
or Landlord’s designee, an estoppel certificate stating such matters pertaining to this Lease as may be reasonably requested by Landlord. Failure by Tenant to timely execute and deliver such certificate shall constitute an acceptance of the
Premises and acknowledgment by Tenant that the statements included therein are true and correct without exception. Landlord and Tenant intend that any statement delivered pursuant to this section may be relied upon by any prospective purchaser or
mortgagee of the Premises or of any interest therein or any other Landlord designee. 
  
 6.3. Transfer for Landlord. In the event of a sale or conveyance by Landlord of the Premises, the same shall operate to release
Landlord from any future liability for any of the covenants or conditions, express or implied, herein contained in favor of Tenant, and in such event Tenant agrees to look solely to Landlord’s successor in interest with respect thereto and
agrees to attorn to such successor; provided, however, that the purchaser of the Premises separately assumes all of Landlord’s obligations and liabilities under this Lease. 
  
 7. QUIET ENJOYMENT. Subject to the provisions of this Lease, so long as Tenant pays all of the Rent and
performs all of its other obligations hereunder, Tenant shall not be disturbed in its possession of the Premises by Landlord, Agent or any other person lawfully claiming through or under Landlord. This covenant shall be construed as a covenant
running with the Premises and is not a personal covenant of Landlord. Notwithstanding the foregoing, however, Tenant acknowledges and agrees that Landlord shall have the unfettered and unilateral right to use portions of the Premises (but not the
interior of the Building) for such purposes and uses as Landlord may desire; provided, however, that in all events and under all circumstances. Landlord’s use of any portion of the Premises shall not interfere, in any material respect, with any
or all of (a) Tenant’s rights to occupy and use the Premises (in the manner and for the purposes contemplated hereunder); (b) Tenant’s right to utilize the vehicular parking areas located on the Premises; and (c) Tenant’s right of
access, ingress and egress to and from the Premises. 
  
 8.
ASSIGNMENT, SUBLETTING AND MORTGAGING. 
  
 8.1. Prohibition. Tenant acknowledges that this Lease and the Rent due under this Lease have been agreed to by Landlord in reliance upon Tenant’s reputation and creditworthiness and upon the continued operation of the Premises
by Tenant for the particular use set forth in Section 4 above; therefore, Tenant shall not, whether voluntarily, or by operation of law, or otherwise: (a) assign or otherwise transfer this Lease; (b) sublet the Premises or any part thereof, or allow
the same to be used or occupied by anyone other than Tenant; or (c) mortgage, pledge, encumber or otherwise hypothecate this Lease or the Premises, or any part thereof, in any manner whatsoever, without in each instance obtaining the prior written
consent of Landlord, which consent may be given or withheld is Landlord’s sole, but reasonable, discretion; provided, however, notwithstanding the foregoing to the contrary, Tenant may assign this Lease or sublet the Premises to an affiliate
(defined below) without the prior consent of Landlord. Any purported assignment (to other than a Tenant affiliate), mortgage, transfer, pledge or sublease (to other than a Tenant affiliate) made without the prior written consent of Landlord shall be
absolutely null and void. No assignment of this Lease shall be effective and valid unless and until the assignee executes and delivers to Landlord any and all documentation reasonably required by Landlord in order to evidence assignee’s
assumption of all obligations of Tenant hereunder. Any consent by Landlord to a particular assignment, sublease or mortgage shall not constitute consent or approval of any subsequent assignment, sublease or mortgage, and Landlord’s written
approval shall be required in all such instances. No consent by Landlord to any assignment of sublease shall be deemed to release Tenant from its obligations hereunder and Tenant shall remain fully liable for performance of all obligations under
this Lease. 
  
 8.2. Rights of Landlord.
If this Lease is aligned, or if the Premises (or any part thereof) are sublet or used or occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord or Agent may (without prejudice to, or waiver of its rights), collect
Rent from the assignee, subtenant or occupant. Landlord or Agent may apply the net amount collected to the Rent herein reserved, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of any of the provisions of this
Section 8. With respect to the allocable portion of the Premises sublet, in the event that the total rent and any other considerations received under any sublease by Tenant is greater than the total Rent required to be paid, from time to time, under
this Lease, Tenant shall pay to Landlord fifty percent (50%) of such excess as received from any subtenant and such amount shall be deemed a component of the Additional Rent. 
  
 8.3. Permitted Transfer. For purposes of this Lease, the term “affiliate” shall mean any
entity that controls, is controlled by, or is under common control with Tenant. Any affiliate or other permitted 

  

 4 

 
transferee hereunder shall execute and deliver to Landlord any and all documentation reasonably require by Landlord in order to evidence assignee’s
assumption of all obligations of Tenant hereunder. 
  
 9.
COMPLIANCE WITH LAWS. 
  
 9.1
Compliance with Laws. Tenant shall, it its sole expense (regardless of the cost thereof), comply with all local, state and federal laws, rules, regulations and requirements now or hereafter in force and all judicial and administrative
decisions in connection with the enforcement thereof (collectively “Laws”), pertaining to either or both of the Premises and the Tenant’s use thereof. If any license or permit is required for the conduct of Tenant’s business in
the Premises, Tenant, at its expense, shall procure such license prior to the Commencement Date, and shall maintain such license or permit in good standing throughout the Term. Tenant shall give prompt notice to Landlord of any written notice it
receives of the alleged violation of any Laws or requirements of any governmental or administrative authority with respect to either or both of the Premises and the use or occupation thereof. The judgment of any court of competent jurisdiction, or
the admission of Tenant in any action or proceeding against Tenant, whether Landlord is a party thereto or not, that any such Law pertaining to the Premises has been violated, shall be conclusive of that fact as between Landlord and Tenant.

  
 9.2. Hazardous Materials. If during
the Term (or any extension thereof) any Hazardous Material (defined below) is generated, transported, stored, used, treated or disposed of at, to, from, on or in the Premises by, or a result of any act or omission of, any or all of Tenant and any or
all of Tenant’s Parties (defined below): (i) Tenant shall, at its own cost, at all times comply (and cause all others to comply) with all laws (federal, state or local) relating to Hazardous Materials, including, but not limited to, all
Environmental Laws (defined below), and Tenant shall further, at its own cost, obtain and maintain in full force and effect at all times all permits and other approvals required in connection therewith; (ii) Tenant shall promptly provide Landlord or
Agent with complete copies of all communications, permits or agreements with, from or issued by any governmental authority or agency (federal, state or local) or any private entity relating in any way to the presence, release, threat of release, or
placement of Hazardous Materials on or in the Premises, or the generation, transportation, storage, use, treatment, or disposal at, on, in or from the Premises, of any Hazardous Materials; (iii) Landlord, Agent and their respective agents and
employees shall have the right to either or both (a) enter the Premises and (b) conduct appropriate tests for the purposes of ascertaining Tenant’s compliance with all applicable Laws (including Environmental Laws), rules or permits relating in
any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials on, at, in or from the Premises or any portion thereof; and (iv) upon written request by Landlord or Agent, Tenant shall provide Landlord with
the results of reasonably appropriate tests of air, water or soil to demonstrate that Tenant complies with all applicable Laws relating in any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials on,
at, in or from the Premises or any portion thereof. This Section 9.2 does not authorize the generation, transportation, storage, use, treatment or disposal of any Hazardous Materials at, to, from, on or in the Premises in contravention of this
Section 9. Tenant covenants to investigate, clean up and otherwise remediate, at Tenant’s sole expense, any release of Hazardous Materials caused, contributed to or created by any or all of (A) Tenant and (B) any or all of Tenant’s
officers, directors, invitees, agents, employees, contractors or representatives (“Tenant’s Parties”) during the Term. Such investigation and remediation shall be performed only after Tenant has obtained Landlord’s prior written
consent; provided, however, that Tenant shall be entitled to respond immediately to an emergency without first obtaining such consent. All remediation shall be performed in strict compliance with Environmental Laws and to the reasonable satisfaction
of Landlord. Tenant shall be liable for any and all conditions covered hereby, and for all costs relating thereto, that are caused or created by any or all of Tenant and Tenant’s Parties. Tenant shall not enter into any settlement agreement,
consent decree or other compromise with respect to any claims relating to any Hazardous Materials in any way connected to the Premises without first obtaining Landlord’s written consent (which consent may be given or withheld in Landlord’s
sole, but reasonable, discretion) and affording Landlord the reasonable opportunity to participate in any such proceedings. Landlord shall be liable for the investigation, clean up and remediation of any release of Hazardous Material to the extent
caused, contributed to or created by Landlord or its agents, employees, representatives and contractors. As used herein, the term (x) “Environmental Laws” shall mean any and all Laws pertaining to Hazardous Materials or that otherwise deal
with or relate to air or water quality, air emissions, soil or ground conditions or other environmental matters of any kind; and (y) “Hazardous Materials” shall mean any waste, material or substance (whether in the form of liquids, solids
or gases, and whether or not air-borne) that is or may be deemed to be or include pesticide, petroleum, asbestos, polychlorinated biphenyl, radioactive material, urea formaldehyde or any other pollutant or contaminant that is or may be deemed to be
hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or that presents a risk to public health or to the environment, and that is or becomes regulated by any Environmental Law. 
  
 10. INSURANCE. 
  
 10.1. Insurance to be Maintained by Landlord.
Landlord shall maintain (a) “all-risk” property insurance covering the Premises (at its full replacement cost), but excluding Tenant’s Property (defined in Section 12.2 below), and (b) commercial general public liability insurance
covering Landlord for claims arising out of liability for bodily injury, death, personal injury, advertising injury and property damage occurring in and about the Premises and otherwise resulting from any acts and operations of Landlord, its agents
and employees, 

  

 5 

	 	 
and (c) rent loss insurance, all of the above with limits that are required by any lender(s) of Landlord, or as are otherwise reasonably determined by
Landlord. 

  
 10.2.
Liability Insurance. Tenant shall purchase, at its own expense, and keep in force during this Lease a policy or policies of (i) commercial general liability insurance, including personal injury and property damage, in the amount of not less
than $2,000,000.00 per occurrence and $5,000,000.00 annual general aggregate per location, and comprehensive automobile liability insurance covering Tenant against any losses arising out of liability for personal injuries or deaths of persons and
property damage occurring in or about the Premises and (ii) “all-risk” property insurance covering Tenant’s Property (and damage to other property resulting from any acts or operations of Tenant). Said policies shall (a) name
Landlord, Agent, and any party holding an interest to which this Lease may be subordinated as additional insureds, (b) be issued by an insurance company with a Best rating of A-X or better and otherwise reasonably acceptable to Landlord and licensed
to do business in the state in which the Premises is located, (c) provide that said insurance shall not be canceled or materially modified unless 30 days’ prior written notice shall have been given to Landlord, (d) provide coverage on an
occurrence basis; (e) provide coverage for the indemnity obligations of Tenant under this Lease; (f) contain a severability of insured parties provision and a cross liability endorsement; (g) be primary, not contributing with and not in excess of,
coverage that Landlord may carry; (h) include a hostile fire endorsement; and (i) otherwise be in such form and include such coverages as Landlord may reasonably require. Said policy or policies or, a Landlord’s option, Certificate of
Insurance, in a form reasonably acceptable to Landlord, evidencing said policies, shall be delivered to Landlord by Tenant upon commencement of the Lease and renewals thereof shall be delivered at least 30 days prior to the expiration of said
insurance. 
  
 10.3. Waiver of
Subrogation. To the extent permitted by law, and without affecting the coverage provided by insurance required to be maintained hereunder, Landlord and Tenant each waive any right to recover against the other for (a) damages to property, (b)
damages to the Premises or any part thereof or (c) claims arising by reason of the foregoing, to the extent such damages and claims, are insured against or required to be insured against by Landlord or Tenant under this Lease. This provision is
intended to waive, fully and for the benefit of each party, any rights and/or claims that might give rise to a right of subrogation by any insurance carrier. The coverage obtained by each party pursuant to this Lease shall include, without
limitation, a waiver of subrogation by the carrier which conforms to the provisions of this section. 
  
 11. ALTERATIONS. 
  
 11.1. Procedural Requirements. Tenant may, from time to time, at its expense, make alterations or improvements in and to the
Premises (hereinafter collectively referred to as “Alterations”), provided that Tenant first obtains the written consent of Landlord in each instance. Landlord’s consent to Alterations shall not be unreasonably withheld, provided
that: (a) the Alterations arc non-structural and the structural integrity of the Building shall not be affected; (b) the Alterations are to the interior of the Building; (c) the proper functioning of the mechanical, electrical, heating, ventilating,
air-conditioning (“HVAC”), sanitary and other service systems of the Premises shall not be affected and the usage of such systems by Tenant shall not be increased; (d) Tenant shall have appropriate insurance coverage, reasonably
satisfactory to Landlord, regarding the performance and installation of the Alterations; (e) the Alterations shall conform with all other requirements of this Lease; and (f) Tenant shall have provided Landlord with reasonably detailed plans (the
“Plans”) for such Alterations in of advance of requesting Landlord’s consent. Notwithstanding anything to the contrary contained in this Section 11.1, Landlord’s consent shall not be required for Alterations satisfying clauses
(a) through (e) above and costing $10,000.00 or less in any one instance (up to a maximum aggregate of $25,000.00 over the Term). Additionally, before proceeding with any Alterations, Tenant shall (i) at Tenant’s expense, obtain all necessary
governmental permits and certificates for the commencement and prosecution of Alterations; (ii) submit to Agent, for Landlord’s written approval, working drawings, plans and specifications and all permits for the work to be done and Tenant
shall not proceed with such Alterations until it has received said approval; and (iii) cause those contractors, materialmen and suppliers engaged to perform the Alterations to deliver to Landlord certificates of insurance (in a form reasonably
acceptable to Landlord) evidencing policies of commercial general liability insurance (providing the same coverages at required in Section 10.2(i)) and workers compensation insurance. Such insurance policies shall satisfy the obligations imposed
under Section 10.2(a) through (d) and Section 10.2(f) through (i). After obtaining Landlord’s approval to the Alterations, Tenant shall give Landlord at least five days’ prior written notice of the commencement of any Alterations at the
Premises, and Landlord may elect to record and post notices of non-responsibility at the Premises. 
  
 11.2. Performance of Alterations. Tenant shall cause the Alterations to be performed in compliance with all applicable permits,
laws and requirements of public authorities, and with Landlord’s reasonable rules and regulations or any other restrictions that Landlord or Agent may impose on the Alterations. Tenant shall cause the Alterations to be diligently performed in a
good and workmanlike manner, using new materials and equipment at least equal in quality and class to the standards for the Premises established by Landlord or Agent. Tenant shall obtain all necessary permits and certificates for final governmental
approval of the Alterations and shall provide Landlord with “as built” plans, copies of all construction contracts, governmental permits and certificates and proof of payment for all labor and materials, including, without limitation,
copies of paid invoices and final lien waivers. 
  
 11.3. Lien Prohibition. Tenant shall pay when due all claims for labor and material furnished to the Premises in connection with the Alterations. Tenant shall not permit any mechanics or 

  

 6 

 
materialmen’s liens to attach to the Premises. Tenant, at its expense, shall procure the satisfaction or discharge of record of all such liens and
encumbrances within 30 days after the filing thereof; or, if acceptable to Landlord, in its reasonable determination, Tenant may procure (for Landlord’s benefit) a bond or other protection against any such lien or encumbrance. In the event
Tenant has not so performed, Landlord may, at its option, pay and discharge such liens and Tenant shall be responsible to reimburse Landlord, on demand and as Additional Rent under this Lease, for all costs and expenses incurred in connection
therewith, together with interest thereon at the rate set forth in Section 22.3, which expenses shall include reasonable fees of attorneys of Landlord’s choosing, and any costs in posting bond to effect discharge or release of the lien as an
encumbrance against the Premises. 
  
 12. LANDLORD’S AND
TENANT’S PROPERTY. 
  
 12.1.
Landlord’s Property. Subject to Section 12.2, all fixtures, machinery, equipment, improvements and appurtenances attached to, or built into, the Premises at the commencement of, or during the Term, whether or not placed there by or at
the expense of Tenant, shall become and remain a part of the Premises; shall be deemed the property of Landlord (the “Landlord’s Property”), without compensation or credit to Tenant; and shall not be removed by Tenant upon, or at any
time prior to, the Expiration Date unless Landlord requests their removal; provided, however, if prior to attaching or building any such fixtures, machinery, equipment, improvements or appurtenances in or to the Premises, Tenant requests the removal
thereof at any during the Lease or upon the Expiration Date, and Landlord consents to such removal. Tenant may remove the same at such time provided that Tenant, at Tenant’s expense, repairs any damage to the Premises resulting from such
removal. Further, any personal property in the Premises on the Commencement Date, movable or otherwise, unless installed and paid for by Tenant, shall be and shall remain the property of Landlord and shall not be removed by Tenant. In no event shall
Tenant remove any of the following materials or equipment without Landlord’s prior written consent: any power wiring or power panels, lighting or lighting fixtures, wall or window coverings, carpets or other floor coverings, heaters, air
conditioners or any other HVAC equipment fencing or security gates, or other similar building operating equipment and decorations. 
  
 12.2. Tenant’s Property. All movable non-structural partitions, business and trade fixtures, machinery and equipment,
communications equipment and office equipment that are installed in the Premises by, or for the account of, Tenant and without expense to Landlord, and that can be removed without structural damage to the Building, and all furniture, furnishings and
other articles of movable personal property owned by Tenant and located in the Premises (collectively, the “Tenant’s Property”) shall be and shall remain the property of Tenant and may be removed by Tenant at any time during the Term,
provided Tenant repairs or pays the cost of repairing any damage to the Premises resulting from the installation and/or removal thereof. At or before the Expiration Date, or the date of any earlier termination, Tenant, at its expense, shall remove
from the Premises all of Tenant’s Property and any Alterations (except such items thereof as constitute Landlord’s Property; or as Landlord shall have expressly permitted, in writing, to remain, which property shall become the property of
Landlord), and Tenant shall repair any damage to the Premises resulting from any installation and/or removal of Tenant’s Property. Any other items of Tenant’s Property that shall remain in the Premises after the Expiration Date, or
following an earlier termination date, may, at the option of Landlord, be deemed to have been abandoned, and in such case, such items may be retained by Landlord as its property or be disposed of by Landlord, in Landlord’s sole and absolute
discretion and without accountability, at Tenant’s expense. Notwithstanding the foregoing, if Tenant is in default under the terms of this Lease, it may remove Tenant’s Property from the Premises only upon the express written direction of
Landlord. 
  
 13. REPAIRS AND MAINTENANCE. 
  
 13.1. Tenant Repairs and Maintenance. Except as
provided in Section 13.2 below, Tenant shall, at its expense, throughout the Term, maintain and preserve, in good condition (subject to normal and customary wear and tear), the Premises, and the fixtures and appurtenances therein. Tenant shall also
be responsible for all non-structural repairs and replacements, interior and exterior, ordinary and extraordinary, in and to the Premises and the facilities and systems thereof (including, but not limited to, the sidewalks, driveways, curbs, loading
areas and landscaped areas, and the electrical, mechanical, HVAC, and plumbing systems). In addition, Tenant shall, at its expense, be responsible for the maintenance, repair and replacement of the parking lot but only after the initial replacement
of the parking lot by Landlord, as set forth in Section 13.2 below. Tenant shall enter into a preventative maintenance and service contract with a reputable service provider for maintenance of the HVAC systems of the Premises. Tenant shall also be
responsible for all cost and expenses incurred to perform any and all repairs and replacements (whether structural or non-structural; interior or exterior; and ordinary or extraordinary), in and to the Premises and the facilities and systems
thereof, if and to the extent that the need for such repairs or replacements arises directly from any act, omission, misuse or neglect of Tenant, any of its subtenants, or others entering into the Premises by act or omission of Tenant or any
subtenant (the “Tenant Necessitated Repairs and Replacements”). Any repairs or replacements required to be made by Tenant to any or all of the structural components of the Building, if any, and the mechanical, electrical, sanitary,
HVAC, or other systems of the Premises shall be performed, at Tenant’s expense, by appropriately licensed contractors approved by Landlord prior to such repair being made, which approval shall not be unreasonably withheld. All such repairs or
replacements shall be subject to the supervision and control of Landlord, and all repairs and replacements shall be made with materials of equal or better quality than the items being repaired or replaced. 
  
 13.2. Landlord Repairs. Landlord shall, at its
expense throughout the Term, repair, replace and restore the foundation, exterior and interior load-bearing walls, roof structure and roof covering and 

  

 7 

 
tuckpointing of the Premises; provided, however, in the event that any such repair, replacement or restoration is a Tenant Necessitated Repair and
Replacement, then Tenant shall be required to reimburse Landlord for all costs and expenses that Landlord incurs in order to perform such Tenant Necessitated Repair and Replacement, and such reimbursement shall be paid, in full, within 10 days after
Landlord’s delivery of demand therefor. Landlord agrees to commence the repairs, replacements or restoration described in this Section 13.2 within a reasonable period of time after receiving from Tenant written notice of the need for such
repairs. Landlord agrees, at its expense, to maintain and repair the parking lot and to replace the parking lot one time during the Term; provided, however, following such replacement of the parking lot by Landlord, Landlord shall not have any
further responsibility for the maintenance, repair or replacement of the parking lot and Tenant shall have the sole responsibility therefor as set forth in Section 13.1. 
  
 14. UTILITIES. Tenant shall purchase all utility services from the utility or municipality providing such service;
shall provide for scavenger, cleaning and extermination services; and shall pay for such services when payments are due. Tenant shall be solely responsible for the repair and maintenance of any meters necessary in connection with such services.
Tenant’s use of electrical energy in the Premises shall not, at any time, exceed the capacity of either or both of (i) any of the electrical conductors and equipment in or otherwise servicing the Premises; and (ii) the HVAC systems of the
Building. 
  
 15. INVOLUNTARY CESSATION OF SERVICES.
Landlord reserves the right, without any liability to Tenant and without affecting Tenant’s covenants and obligations hereunder, to stop service of the HVAC, electric, sanitary, elevator (if any), or other systems serving the Premises, or to
stop any other services required by Landlord under this Lease, whenever and for so long as may be necessary by reason of (i) accidents, emergencies, strikes, or the making of repairs or changes which Landlord or Agent in good faith deems necessary
or (ii) any other cause beyond Landlord’s reasonable control. Further, it is also understood and agreed that Landlord or Agent shall have no liability or responsibility for a cessation of services to the Premises that occurs as a result of
causes beyond Landlord’s or Agent’s reasonable control. No such interruption of service shall be deemed an eviction or disturbance of Tenants, use and possession of the Premises or any part thereof, or render Landlord or Agent liable to
Tenant for damages, or relieve Tenant from performance of Tenant’s obligations under this Lease, including, but not limited to, the obligation to pay Rent; provided, however, that if any interruption of services persists for a period in excess
of five consecutive business days Tenant shall, as Tenant’s sole remedy, be entitled to a proportionate abatement of Rent to the extent, if any, of any actual loss of use of the Premises by Tenant. 
  
 16. LANDLORD’S RIGHTS. Landlord, Agent and their respective
agents, employees and representatives shall have the right to enter and/or pass through the Premises at any time or times upon reasonable prior notice (except in the event of emergency): (a) to examine and inspect the Premises and to show them to
actual and prospective lenders, prospective purchasers or mortgagees of the Premises or providers of capital to Landlord and its affiliates; and (b) to make such repairs, alterations, additions and improvements in or to the Premises or its
facilities and equipment as Landlord is required or desires to make. Landlord and Agent shall be allowed to take all materials into and upon the Premises that may be required in connection with any repairs, alterations, additions or improvements,
without any liability to Tenant and without any reduction or modification of Tenant’s covenants and obligations here under; provided, however, that Landlord shall use reasonable efforts to avoid interference with Tenant’s business
operations and Tenant’s occupancy and use of the Premises. During the period of six months prior to the Expiration Date (or at any time, if Tenant has vacated or abandoned the Premises or is otherwise in default under this Lease), Landlord and
its agents may exhibit the Premises to prospective tenants and erect a “For Lease” sign thereon. 
  
 17. NON-LIABILITY AND INDEMNIFICATION. 
  
 17.1. Non-Liability. Except as provided in Section 17.2.2, none of Landlord, Agent, any other managing agent, or their respective
affiliates, owners, partners, directors, officers, agents and employees shall be liable to Tenant for any loss, injury, or damage, to Tenant or to any other person, or to its or their property, irrespective of the cause of such injury, damage or
loss. Further, except as provided in Section 17.2.2, none of Landlord, Agent, any other managing agent, or their respective partners, directors, officers, agents and employees shall be liable (a) for any damage caused by other persons in, upon or
about the Premises, or caused by operations in construction of any public or quasi-public work; (b) with respect to matters for which Landlord is liable, for consequential or indirect damages purportedly arising out of any loss of use of the
Premises or any equipment or facilities therein by Tenant or any person claiming through or under Tenant; (c) any latent defect in the Premises; (d) injury or damage to person or property caused by fire, or theft, or resulting from the operation of
heating or air conditioning or lighting apparatus, or from falling plaster, or from steam, gas, electricity, water, rain, snow, ice, or dampness, that may leak or flow from any part of the Premises, or from the pipes, appliances or plumbing work of
the same. 
  
 17.2. Indemnification.

  
 17.2.1. Tenant Indemnification. Tenant
hereby indemnifies, defends, and holds Landlord, Agent and their respective affiliates, owners, partners, directors, officers, agents and employees (collectively, “Landlord Indemnified Parties”) harmless from and against any and all Losses
(defined below) arising from or in connection with (a) the conduct or management of the Premises or any business therein, or any work or Alterations done, or any condition created by any or all of Tenant and Tenant’s Parties in or about the

  

 8 

 
Premises during the Term or during the period of time, if any, prior to the Commencement Date that Tenant is given access to the Premises; (b) any act,
omission or negligence of any or all of Tenant and Tenant’s Parties; (c) any accident, injury or damage whatsoever (unless caused by Landlord’s negligence, subject however to any applicable doct___e of comparative or contributory
negligence) occurring in, at or upon the Premises caused by any or all of Tenant and Tenant’s Parties; (d) any breach by Tenant of any of its warranties and representations under this Lease; (e) any action necessary to protect Landlord’s
interest under this Lease in a bankruptcy proceeding or other proceeding under the Bankruptcy Code; (f) any violation or alleged violation by any or all of Tenant and Tenant’s Parties of any Law including,
without limitation, any Environmental Law; (g) any breach of the provisions of Section 9 by any or all of Tenant and Tenant’s Parties; (h) claims for work or labor performed or materials supplies furnished to, or at the request of, any or all
of Tenant and Tenant’s Parties; (i) claims arising from any breach or default on the part of Tenant in the performance of any covenant contained in this Lease; (j) any Hazardous Materials used, exposed, emitted, released, discharged, generated,
manufactured, sold, transported, handled, stored, treated, reused, presented, disposed of or recycled in, at, near or under all or any portion of the Premises as a result of the acts or omissions of any or all of Tenant and Tenant’s Parties;
and (k) the violation of any Environmental Law or any permit, application or consent required in connection with any Environmental Law by any or all of Tenant and Tenant’s Parties with respect to the Premises during the Term, excluding,
however, any violation of Environmental Law directly and solely resulting from the acts or omissions of any or all of Landlord and Landlord’s employees, agents and contractors (collectively, “Tenant’s Indemnified Matters”). In
case any action or proceeding is brought against any or all of Landlord and the Landlord Indemnified Parties by reason of any of Tenant’s Indemnified Matters. Tenant, upon notice from any or all of Landlord, Agent or any Superior Party (defined
below), shall resist and defend such action or proceeding by counsel reasonably satisfactory to Landlord. The term “Losses” shall mean all claims, demands, expenses, actions, judgments, damages (whether direct or indirect, known or
unknown, foreseen or unforeseen), penalties, fines, liabilities, losses of every kind and nature (including, without limitation, property damage, diminution in value of Landlord’s interest in the Premises, damages for the loss or restriction on
use of any space or amenity within the Premises, damages arising from any adverse impact on marketing space in the Premises, sums paid in settlement of claims and any costs and expenses associated with injury, illness or death to or of any person),
suits, administrative proceedings, costs and fees, including, without limitation, attorneys’ and consultants’ reasonable fees and expenses, and the costs of cleanup, remediation, removal and restoration, that are in any way related to any
matter covered by the foregoing indemnity. The provisions of this Section 17.2.1 shall survive the expiration or termination of this Lease. 
  
 17.2.2. Landlord Indemnification. Landlord hereby indemnifies, defends and holds Tenant harmless from and against any and all
claims, losses, costs, damages (actual, but not consequential or speculative), judgments, causes of action, administrative proceedings and third party expenses (including, but not limited to, court costs and attorneys’ reasonable fees) actually
suffered or incurred by Tenant as the sole and direct result of any negligent, willful or intentional acts or omissions of any or all of Landlord, Agent and any parties within the direct and sole control of either or both of Landlord and Agent. In
the event that any action or proceeding is brought against Tenant, and the foregoing indemnity is applicable to such action or proceeding, then Landlord, upon notice from Tenant, shall resist and defend such action or proceeding by counsel
reasonably satisfactory to Tenant. Notwithstanding anything to the contrary set forth in this Lease, however, in all events and under all circumstances, the liability of Landlord to Tenant shall be limited to the interest of Landlord in the Premises
(which Landlord hereby agrees shall in no event be less than twenty percent (20%) of the market value of the Premises), and Tenant agrees to look solely to Landlord’s interest in the Premises for the recovery of any judgment or award against
Landlord, it being intended that Landlord shall not be personally liable for any judgment or deficiency. The provisions of this Section I7.2.2 shall survive the expiration or termination of this Lease. 
  
 17.3. Force Majeure. The obligations of Tenant
hereunder shall not be affected, impaired or excused, and Landlord shall have no liability whatsoever to Tenant, with respect to any act, event or circumstance arising out of (a) Landlord’s failure to fulfill, or delay in fulfilling any of its
obligations under this Lease by reason of labor dispute, governmental preemption of property in connection with a public emergency or shortages of fuel, supplies, or labor, or any other cause, whether similar or dissimilar, beyond Landlord’s
reasonable control; or (b) any failure or defect in the supply, quantity or character of utilities furnished to the Premises, or by reason of any requirement, act or omission of any public utility or others serving the Premises, beyond
Landlord’s reasonable control. The obligations of Landlord hereunder shall not be affected, impaired or excused, and Tenant shall have no liability whatsoever to Landlord, with respect to any act, event or circumstance arising out of
Tenant’s failure to fulfill, or delay in fulfilling any of its obligations under this Lease (except for and specifically excluding from this Section 17.3 the payment of any monetary obligations required to be made by Tenant pursuant to the
terms of this Lease including, without limitation, the payment of Rent, which obligations shall in no event be excused hereunder for any reason whatsoever) by reason of labor dispute, governmental preemption of property in connection with a public
emergency or shortages of fuel, supplies, or labor, or any other cause, whether similar or dissimilar, beyond Tenant’s reasonable control. 
  
 17.4. Limitation. Notwithstanding anything to the contrary herein, nothing in this Section 17 shall be deemed to exculpate Landlord
from, or indemnify Landlord for, Landlord’s negligent or willful acts or omissions. 

  

 9 

 18. DAMAGE OR DESTRUCTION. 
  
 18.1. Notification and Repair. Tenant shall give prompt notice to Landlord and Agent of (a) any fire
or other casualty to the Premises, and (b) any damage to or defect in any part or appurtenance of the Property’s sanitary, electrical, HVAC, elevator or other systems located in or passing through the Premises or any part thereof. Subject to
the provisions of Section 18.3 below, if the Premises are damage by fire or other insured casualty. Landlord shall repair (or cause Agent to repair) the damage and restore and rebuild the Premises (except for Tenant’s Property) with reasonable
dispatch after (x) notice to it of the damage or destruction and (y) the adjustment of the insurance proceeds attributable to such damage. Subject to the provisions or Section 18.3 below, Tenant shall not be entitled to terminate this Lease and no
damages, compensation or claim shall be payable by Landlord for purported inconvenience, loss of business or annoyance arising from any repair or restoration of any portion of the Premises pursuant to this Section. Landlord (or Agent, as the case
may be) shall use its diligent, good faith efforts to make such repair or restoration promptly and in such manner as not to unreasonably interfere with Tenant’s use and occupancy of the Premises, but Landlord or Agent shall not be required to
do such repair or restoration work except during normal business hours of business days. 
  
 18.2. Rental Abatement. If (a) the Premises are damaged by fire or other casualty thereby causing the Premises to be inaccessible
or (b) the Premises are partially damaged by fire or other casualty, the Rent shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant. 
  
 18.3. Total Destruction. If the Premises shall be totally destroyed by fire or other casualty, or if
the Premises shall be so damaged by fire or other casualty that (in the reasonable opinion of a reputable contractor or architect designated by Landlord): (i) its repair or restoration requires more than 180 days or (ii) such repair or restoration
requires the expenditure of more than 50% of the full insurable value of the Premises immediately prior to the casualty or (iii) the damage (x) is less than the amount stated in (ii) above, but more than 10% of the full insurable value of the
Premises; and (y) occurs during the last two years of Lease Term. Landlord and Tenant shall each have the option to terminate this Lease (by so advising the other, in writing) within 10 days after said contractor or architect delivers written notice
of its opinion to Landlord and Tenant, but in all events prior to the commencement of any restoration of the Premises by Landlord. In such event, the termination shall be effective as of the date upon which either Landlord or Tenant, as the case may
be, receives timely written notice from the other terminating this Lease pursuant to the preceding sentence. If neither Landlord nor Tenant timely delivers a termination notice, this Lease shall remain in full force and effect. If (A) any holder of
a mortgage or deed of trust encumbering the Premises or landlord pursuant to a ground lease encumbering the Premises (collectively, “Superior Parties”) or other party entitled to the insurance proceeds fails to make such proceeds available
to Landlord in an amount sufficient for restoration of the Premises, or (B) the issuer of any casualty insurance policies on the Premises fails to make available to Landlord (for any reason other than Landlord’s failure to timely pay requisite
premiums) sufficient proceeds for restoration of the Premises, then Landlord may, at Landlord’s sole option, terminate this Lease by giving Tenant written notice to such effect within 30 days after Landlord receives notice from the Superior
Party or insurance company, as the case may be, that such proceeds shall not be made available, in which event the termination of this Lease shall be effective as of the date Tenant receives written notice from Landlord of Landlord’s election
to terminate this Lease. For purposes of this Section 18.3 only, “full insurable value” shall mean replacement cost, less the cost of footings, foundations and other structures below grade. 
  
 19. EMINENT DOMAIN. If the whole, or any substantial portion, of the
Premises is taken or condemned for any public use under any Law or by right of eminent domain, or by private purchase in lieu thereof, and such taking would prevent or materially interfere with the Permitted Use of the Premises, this Lease shall
terminate effective when the physical taking of said Premises occurs. If less than a substantial portion of the Premises is so taken or condemned, or if the taking or condemnation is temporary (regardless of the portion of the Premises affected),
this Lease shall not terminate, but the Rent payable hereunder shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant. Landlord shall be entitled to any and all payment, income, rent or award, or any
interest therein whatsoever, which may be paid or made in connection with such a taking or conveyance, and Tenant shall have no claim against Landlord for the value of any unexpired portion of this Lease. Notwithstanding the foregoing, any
compensation specifically awarded to Tenant for loss of business or goodwill, or for its personal property, shall be the property of Tenant. 
  
 20. SURRENDER AND HOLDOVER. On the last day of the Term, or upon any earlier termination of this Lease, or upon any re-entry by Landlord upon the
Premises, (a) Tenant shall quit and surrender the Premises to Landlord “broom-clean” and in good order, condition and repair, except for ordinary wear and tear and such damage or destruction as Landlord is required to repair or restore
under this Lease, and (b) Tenant shall remove all of Tenant’s Property therefrom, except as otherwise expressly provided in this Lease. Landlord and Tenant acknowledge that prior to the Commencement Date Tenant occupied a portion of the
Premises pursuant to that certain Lease dated August 16, 1990, by and between Rheem Container Corporation (the predecessor in interest to Tenant) and Guion Road Associates, Inc. (the predecessor in interest to Landlord) (the “Rheem
Lease”), a copy of which is attached hereto as Exhibit C. Pursuant to the terms of the Rheem Lease, Landlord and Tenant each had certain repair obligations with respect to the Premises. Tenant hereby agrees that notwithstanding any
terms to the contrary contained in the Rheem Lease, Tenant is and shall remain during the Term hereof responsible for the repair, at Tenant’s sole cost and expense, of all damage to the Premises occurring during the term of the Rheem Lease for
which Tenant was responsible pursuant to the terms thereof excluding the existing damage to the downspout located on the exterior west wall of the Premises and any future 
  

 10 

 
damage to the exterior storage area located on the west side of the Building which is caused by the tenant occupying the premises west and adjacent to the
Premises (collectively, the “Prior Damage”). Therefore, prior to the Expiration Date of this Lease or upon any re-entry by Landlord upon the Premises, Tenant shall at Tenant’s sole cost and expense and in addition to the obligations
Tenant is required to perform under this Section 20 and this Lease, repair the Prior Damage and restore the Premises. Further, if at any time during the term of this Lease or at any time during the term of the Rheem Lease, any Hazardous Materials
have been generated, transported, stored, used, treated or disposed of at, to, from, on or in the Premises by any or all of Tenant and Tenant’s Parties, then, on the last day of the Term, upon any earlier termination of this Lease, upon any
re-entry by Landlord upon the Premises, or upon any assignment by Tenant of Tenant’s interest in this Lease to other than a Tenant; affiliate, as the case may be upon the request of Landlord, Tenant shall, at Tenant’s sole cost and expense
which in no event shall exceed the sum of Fifteen Thousand Dollars ($15,000.00) (the “Audit Cap”), employ an environmental consultant or professional to perform or complete a so-called “Phase I” environmental inspection and
assessment of the Premises in accordance with the American Society of Testing Materials (or successor thereto) (“ASTM”) Standard E1527-97 (or the then equivalent of said Standard) entitled. Standard Practice for Environmental Sit
Assessments; Phase-I Environmental Site Assessment Process, and generally accepted industry standards regarding environmental site assessments. In the event that the results of such assessment indicate a reasonable likelihood that there exists with
respect to the Premises a violation of an Environmental Law, Landlord shall be entitled to request Tenant, at Tenant’s sole cost and expense, to cause additional environmental inspections and tests to be performed, whether involving an ASTM
“Phase II” evaluation or otherwise; provided, however, in no event shall Tenant be required to incur any cost and expense in excess of the Audit Cap for any such additional inspections or teats. If Tenant remains in possession after the
Expiration Date hereof or after any earlier termination date of this Lease or of Tenant’s right to possession: (i) Tenant shall be deemed a tenant-at-will; (ii) Tenant shall pay 150% of the aggregate of the Base Rent and Additional Rent last
prevailing hereunder., and also shall pay all actual damages sustained by landlord, directly by reason of Tenant’s remaining in possession after the expiration or termination of this Lease; (iii) there shall be no renewal or extension of this
Lease by operation of law; and (iv) the tenancy-at-will may be terminated upon 30 days’ written notice from Landlord. The provisions of this Section 20 shall not constitute a waiver by Landlord of any re-entry rights of Landlord provided
hereunder or by law. The obligations imposed under this Section 20 preceding sentence shall survive the termination or expiration of this Lease. 
  
 21. EVENTS OF DEFAULT. 
  
 21.1. Bankruptcy of Tenant. It shall be a default by Tenant under this Lease if Tenant makes an assignment for the benefit of
creditors, or files a voluntary petition under any state or federal bankruptcy or insolvency law, or an involuntary petition alleging an act of bankruptcy or insolvency is filed against Tenant under any state or federal bankruptcy or insolvency law
that is not dismissed within 90 days, or whenever a petition is filed by or against (to the extent not dismissed within 90 days) Tenant under the reorganization provisions of the United States Bankruptcy Code or under the provisions of any law or
like import, or whenever a petition shall be filed by Tenant under the arrangement provisions of the United States Bankruptcy Code or similar law, or whenever a receiver of Tenant, or of, or for, the property of Tenant shall be appointed., or Tenant
admits it in insolvent or is not able to pay its debts as they mature. 
  
 21.2. Default Provisions. Each of the following shall constitute a default by Tenant under this Lease: (a) if Tenant fails to pay Rent or any other payment when due hereunder within five days after written
notice from Landlord of such failure to pay on the due date; provided, however, that if in any consecutive 12 month period, Tenant shall, on three separate occasions, fail to pay any installment of Rent on the date such installment of Rent is due,
then, on the third such occasion and on each occasion thereafter on which Tenant shall fail to pay an installment of Rent on the date such installment of Rent is due, Landlord shall be relieved from any obligation to provide notice to Tenant, and
Tenant shall then no longer have a five day period in which to cure any such failure; or (b) if Tenant fails, whether by action or inaction, to timely comply with, or satisfy, any or all of the obligations imposed on Tenant under this Lease (other
than the obligation to pay Rent) for a period of 30 days after Landlord’s delivery to Tenant of written notice of such default under this Section 21.2(b); provided, however, that if the default cannot, by its nature, be cured within such 30 day
period, but Tenant commences and diligently pursues a cure of such default promptly within the initial 30 day cure period, then Landlord shall not exercise its remedies under Section 22 unless such default remains uncured for more than 60 days after
Landlord’s notice; or (c) Tenant vacates or abandons the Premises during the Term. 
  
 22. RIGHTS AND REMEDIES. 
  
 22.1. Landlord’s Cure Rights Upon Default of Tenant. If Tenant defaults in the performance of any of its obligations under this Lease, Landlord, without thereby waiving such default, may (but shall not be
obligated to) perform the same for the account, and at the expense of, Tenant upon compliance with any notice requirements and cure periods set forth in Section 21.2. 
  
 22.2. Landlord’s Remedies. In the event of any default by Tenant under this Lease, Landlord, at
its option, and after any applicable notice and cure period (required pursuant to Section 21.2), but without additional notice or demand from landlord, if any, as provided in Section 21.2 has expired, may, in addition to all other rights and
remedies provided in this Lease, or otherwise at law or in equity: (a) terminate this Lease and Tenant’s right of possession of the Premises; or (b) terminate Tenant’s right of possession of the Premises without terminating this Lease;
provided, however, that Landlord shall use its reasonable efforts, 

  

 11 

 
whether Landlord elects to proceed under Subsections (a) or (b) above, to relet the Premises, or any part thereof for the account of Tenant, for such rent
and term and upon such terms and conditions as are acceptable to Landlord. For purposes of any reletting, Landlord is authorized to decorate, repair, alter and improve the Premises to the extent deemed necessary by Landlord, in its sole, but
reasonable, discretion. In the event of the termination of this Lease by Landlord pursuant to (a) above, Landlord shall be entitled to recover from Tenant (i) all damages and other sums that Landlord is entitled to recover under any provision of
this Lease or at law or in equity, including, but not limited to, all fixed dollar amounts of Base Rent and Additional Rent accrued and unpaid for the period up to and including such termination date; (ii) all other additional sums payable by
Tenant, or for which Tenant is liable, or in respect of which Tenant has agreed to indemnify Landlord, under any of the provisions of this Lease, that may be then owing and unpaid; (iii) all costs and expenses (including, without limitation, court
costs and attorneys’ reasonable fees) incurred by Landlord in the enforcement of its rights and remedies under this Lease; and (iv) any damages provable by Landlord as a matter of law including, without limitation, an amount equal to the
positive difference, if any, between (x) the discounted present value at (6% per annum) of the Base Rent required to be paid for the remainder of the Term (measured from the effective termination date of this Lease) and (y) the fair market
rental value of the Premises (determined at the date of termination of this Lease) after deduction (from such fair market rental value) of the projected costs and expenses of reletting the Premises (including the anticipated costs of repairs,
alterations, improvements, additions, legal fees and brokerage commissions) as reasonably estimated by Landlord. If Landlord elects to pursue its rights and remedies under Subsection (b) above, and the Premises are relet and a sufficient sum is not
realized therefrom, then to satisfy the payment, when due of Base Rent and Additional Rent reserved under the Lease for any monthly period (after payment of all Landlord’s reasonable expenses of reletting), Tenant shall, in Landlord’s sole
judgment, either (i) pay any such deficiency monthly or (ii) pay such deficiency on an accelerated basis, which accelerated deficiency shall be discounted at a rate of 6 % per annum. If Landlord elects to pursue its rights and remedies under
Subsection (b) above, and Landlord fails to relet the Premises, then Tenant shall pay to Landlord the sum of (x) the projected costs of Landlord’s expenses of reletting (including the anticipated costs of repairs, alterations, improvements,
additions, legal fees and brokerage commissions) as reasonably estimated by Landlord and (y) the accelerated amount of Base Rent and Additional Rent due under the Lease for the balance of the Term, discounted at a rate of 6% per annum. Tenant agrees
that Landlord may file suit to recover any sums due to Landlord hereunder from time to time and that such suit or recovery of any amount due Landlord hereunder shall not be any defense to any subsequent action brought for any amount not theretofore
reduced to judgment in favor of Landlord. If Landlord elects to pursue its rights and remedies under Subsection (b), then Landlord shall at any time have the further right and remedy to rescind such election and pursue its rights and remedies under
Subsection (a). the event Landlord elects, pursuant to clause (b) of this Section 22.2, to terminate Tenant’s right of possession only, without terminating this Lease, Landlord may, at Landlord’s option, enter into the Premises, remove
Tenant’s Property, Tenant’s signs and other evidences of tenancy, and take and hold possession thereof, as provided in Section 20 hereof; provided, however, that such entry and possession shall not terminate this Lease or release Tenant,
in whole or a part, from Tenant’s obligation to pay the Base Rent and Additional Rent reserved hereunder for the full Term, or from any other obligation of Tenant under this Lease. Any and all property that may be removed from the Premises by
Landlord pursuant to the authority of the Lease or of law, to which Tenant is or may be entitled, may be handled, removed or stored by Landlord at the risk, cost and expense of Tenant, and in no event or circumstances shall Landlord be responsible
for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in Landlord’s possession or
under Landlord’s control. Any such property of Tenant not retaken from storage by Tenant within 30 days after the end of the Term, however terminated, shall be conclusively presumed to have been conveyed by Tenant to Landlord under this Lease
as in a bill of sale, without further payment or credit by Landlord to Tenant. 
  
 22.3. Additional Rights of Landlord. Any and all costs, expenses and disbursements, of any kind or nature, incurred by Landlord or
Agent in connection with the enforcement of any and all of the terms and provisions of this Lease, including attorneys’ reasonable fees (through all appellate proceedings), shall be due and payable (as Additional Rent) upon Landlord’s
submission of an invoice therefor provided, however, for any such expense or disbursement in excess of $5,000.00 upon Tenant’s written request. Landlord shall provide Tenant with a copy of the invoice or statement with respect thereto. All sums
advanced by Landlord or Agent on account of Tenant under this Section, or pursuant to any other provision of this Lease, and all Base Rent and Additional Rent, if delinquent or not paid by Tenant and received by Landlord when due hereunder, shall
bear interest at the rate of 5% per annum above the “prime” or “reference” or “base” rate (on a per annum basis) of interest publicly announced as such, from time to time, by Bank One, from the due date thereof until
paid, and such interest shall be and constitute Additional Rent and be due and payable upon Landlord’s or Agent’s submission of an invoice therefor. The various rights, remedies and elections of Landlord reserved, expressed or contained
herein are cumulative and no one of them shall be deemed to be exclusive of the others or of such other rights, remedies, options or elections as are now or may hereafter be conferred upon Landlord by law. 
  
 22.4. Event of Bankruptcy. In addition to, and in no
way limiting the other remedies set forth herein, Landlord and Tenant agree that if Tenant ever becomes the subject of a voluntary or involuntary bankruptcy, reorganization, composition, or other similar type proceeding under the federal bankruptcy
laws, as now enacted or hereinafter amended, then: (a) “adequate assurance of future performance” by Tenant and/or any assignee of Tenant pursuant to Bankruptcy Code Section 365 will include (but not be limited to) payment of an
additional/new security deposit in the amount of three times the then current Base Rent payable hereunder; (b) any person or entity to which this Lease is assigned, pursuant to the provisions of the Bankruptcy Code, shall be deemed, without further
act or deed, to have assumed all of the obligations of Tenant arising under this Lease on and after the effective date of such assignment. Any such assignee shall, upon demand by Landlord, execute and 

  

 12 

 
deliver to Landlord in instrument confirming such assumption of liability; (c) notwithstanding anything in this Lease to the contrary, all amount payable by
Tenant to or on behalf of Landlord under this Lease, whether or not expressly denominated as “Rent”, shall constitute “rent” for the purposes of Section 502(b)(6) of the Bankruptcy Code; and (d) if this Lease is assigned to any
person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations payable or otherwise to be delivered to Landlord or Agent (including Base Rent. Additional Rent and other amounts hereunder), shall be and
remain the exclusive property of Landlord and shall not constitute property of Tenant or of the bankruptcy estate of Tenant. Any and all monies or other considerations constituting Landlord’s property under the preceding sentence not paid or
delivered to Landlord or Agent shall be held in trust by Tenant or Tenant’s bankruptcy estate for the benefit of Landlord and shall be promptly paid to or turned over to Landlord. 
  
 22.5. Landlord’s Default. In the event that Landlord defaults in the observance or performance
of any term or condition required to be performed by Landlord hereunder. Tenant may elect either to (i) act to cure and remedy such default hereunder by Landlord or (ii) commence an action in a court of competent jurisdiction to compel performance
by Landlord hereunder; *provided, however, that Tenant may not exercise either of such remedies without first providing written notice of the alleged default to Landlord, setting forth, with reasonable specificity and detail, the nature of such
default, and thereafter permitting Landlord a 30 day period to cure such default (which cure period may be extended if Landlord is diligently pursuing performance of the applicable cure, but such cure is not completed, within the 30 day period).
Upon expiration of Landlord’s cure period, Tenant shall deliver written notice to of advising of Tenant’s election of (i) or (ii) above. The remedies provided in (i) and (ii) are Tenant’s sole and exclusive remedies, whether at Law or
in equity. In. the event that Tenant elects alternative (i), Landlord shall reimburse Tenant for all reasonable third-party costs and expenses actually expended by Tenant to perform any obligation of Landlord actually and properly owing hereunder.
In connection with the exercise of the foregoing remedies or otherwise, Tenant shall not be entitled to any abatement, deduction or “set off against the Rent payable hereunder. Furthermore, any work performed by Tenant pursuant to its election
of remedy (i) shall comply with the requirements of Section 11. 
  
 23. BROKER. Tenant covenants, warrants and represents that the broker set forth in Section 1.8(A) was the only broker to represent Tenant in the negotiation of this Lease (“Tenant’s Broker”). Landlord covenants,
warrants and represents that the broker set forth in Section 1.8(B) was the only broker to represent Landlord in the negotiation of this Lease (“Landlord’s Broker”) Landlord shall be solely responsible for paying the commission of
Landlord’s Broker. Each party agrees to and hereby does defend, indemnify and hold the other harmless against and from any brokerage commissions or finder’s fees or claims therefor by a party claiming to have dealt with the indemnifying
party and all costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification shall survive the termination of this
Lease for any reason. 
  
 24. MISCELLANEOUS. 
  
 24.1. Merger. All prior understandings and agreements
between the parties are merged in this Lease, which alone fully and completely expresses the agreement of the parties. No agreement shall be effective to modify this Lease, in whole or in part, unless such agreement is in writing, and is signed by
the party against whom enforcement of said change or modification is sought. 
  
 24.2. Notices. Any notice required to be given by either part pursuant to this Lease, shall be in writing and shall be deemed to have been properly given, rendered or made only if personally delivered, or if
sent by Federal Express or other comparable commercial overnight delivery service, addressed to the other party at the addresses set forth below (or to such other address as Landlord or Tenant may designate to each other from time to time by written
notice), and shall be deemed to have been given, rendered or made on the day so delivered or on the first business day after having been deposited with the courier service: 
  

			
	 If to Landlord:
	  	 Carlyle/FR Investors, L.L.C.
 c/o FR Op Fund
Management, LLC
 311 South Wicker Drive, Suite 4000
 Chicago,
Illinois 60606
 Attn: Vice President - Portfolio Management

		
	 With a copy to:
	  	 First Industrial Realty Trust, Inc.
 425 Sadler Circle
West Drive
 Indianapolis, Indiana 47201
 Attn: Tim
Donohue

		
	 with a copy to:
	  	 Barack Ferrazzano Kirschbaum Perlman & Nagelberg
 333 West Wacker Drive
 Suite 2700
 Chicago, IIlinios
60606
 Attn: Suzanne Bessette-Smith

  

 13 

			
	 If to Tenant:
	  	 Quality Director
 Southcorp Packaging
 6O47N Guion Road
 Indianapolis, Indiana 46254

		
	 With a copy to:
	  	 Sauthcorp Packaging
 100 Galleria Parkway

Suite 950
 Atlanta, Georgia 30339
 Attn: Chief Financial Officer

  
 24.3.
Non-Waiver. The failure of either party to insist, in any one or more instances, upon the strict performance of any one or more of the obligations of this Lease, or to exercise any election herein contained, shall not be construed as a waiver
or relinquishment for the future of the performance of such one or more obligations of this Lease or of the right to exercise such election, but the Lease shall continue and remain in full force and effect with respect to any subsequent breach, act
or omission. The receipt and acceptance by Landlord or Agent of Base Rent or Additional Rent with knowledge of breach by Tenant of any obligation of this Lease shall not be deemed a waiver of such breach. 
  
 24.4. Legal Costs. Any party in breach or default
under this Lease (the “Defaulting party” shall reimburse the other party (the “Nondefaulting Party”) upon demand for any legal fees and court (or other administrative proceeding) costs or expenses that the Nondefaulting Party
incurs in connection with the breach or default, regardless whether suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore,
in the event of litigation, the court in such action shall award to the party in whose favor a judgment is entered a reasonable sum as attorneys’ fees and costs, which sum shall be paid by the losing party. Tenant shall pay Landlord’s
attorneys’ reasonable fees incurred in connection with Tenant’s request for Landlord’s consent under provisions of this Lease governing assignment and subletting (with the exception of a sublet or assignment to a Tenant affiliate), or
in connection with any other act which Tenant proposes to do and which requires Landlord’s consent. 
  
 24.5. Parties Bound. Except as otherwise expressly provided for in this Lease, this Lease shall be binding upon, and inure to the
benefit of, the successors and assignees of the parties hereto. Tenant hereby releases Landlord named herein from any obligations of Landlord for any period subsequent to the conveyance and transfer of Landlord’s ownership interest in the
Premises. In the event of such conveyance and transfer. Landlord’s obligations shall thereafter be binding upon each transferee (whether Successor Landlord or otherwise). No obligation of Landlord shall arise under this Lease until the
instrument is signed by, and delivered to, both Landlord and Tenant. 
  
 24.6. Recordation of Lease. Tenant shall not record or file this Lease (or any memorandum hereof) in the public records of any count/ or state. 
  
 24.7. Survival of Obligations. Upon the expiration or other termination of this Lease, neither party
shall have any further obligation nor liability to the other except as otherwise expressly provided in this Lease and except for such obligation as, by their nature or under the circumstances, can only be, or by the provisions of this Lease, may be
performed after such expiration or other termination. 
  
 24.8. Governing Law Construction. This Lease shall be governed by and construed in accordance with the laws of the state in which the Premises are located. If any provision of this Lease shall be invalid or unenforceable, the
remainder of this Lease shall not be affected but shall be enforced to the extent permitted by Law. The captions, headings and titles in this Lease are solely for convenience of reference and shall not affect its interpretation. This Lease shall be
construed without regard to any presumption or other rule requiring construction against the party causing this Lease to be drafted. Each covenant, agreement, obligation, or other provision of this Lease to be performed by Tenant, shall be construed
as a separate and independent covenant of Tenant, not dependent on any other provision of this Lease. All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be deemed to include any other number and
any other gender as the context may require. This Lease may be executed in counterpart and, when all counterpart documents are executed, the counterparts shall constitute a single binding instrument. 
  
 24.9. Time. Time is of the essence of this Lease. If
the time for performance hereunder falls on a Saturday, Sunday or a day that is recognized as a holiday in the state in which the Premises are located, then such time shall be deemed extended to the next day that is not a Saturday, Sunday or holiday
in said state. 
  
 24.10. Authority of
Tenant. If Tenant is a corporation, partnership, limited liability company, association or any other entity, is shall deliver to Landlord, concurrently with the delivery to Landlord of an executed Lease certified resolutions of Tenant’s
directors or other governing person or body (i) authorizing execution and delivery of this Lease and the performance by Tenant of its obligations hereunder and (ii) certifying the authority of the party executing the Lease as having been duly
authorized to do so. 
  

 14 

 24.11. INTENTIONALLY DELETED. 
  
 24.12. Submission of Lease. Submission of this Lease
to Tenant for signature does not constitute a reservation of space or an option to lease. This Lease is not effective until execution by and delivery to both Landlord and Tenant. 
  
 24.13. Joint and Several Liability. All parties signing this Lease as Tenant shall be jointly and
severally liable for all obligations of Tenant hereunder. 
  
 24.14. Riders. All Riders and Exhibits attached hereto and executed (or initialed) both by Landlord and Tenant shall be deemed to be a part hereof and hereby incorporated herein. 
  
 IN WITNESS WHEREOF Landlord and Tenant have duly executed this Lease as of
the day and year first above written. 
  

			
	LANDLORD:
	
	CARLYLE/FR INVESTORS, L.L.C., a Delaware limited liability company
		
	By:	 	FR OP Fund Management, LLC
		
	By:	 	/s/ Illegible
	Its:	 	Portfolio Manager
	
	TENANT:
	
	SOUTHCORP PACKAGING USA, INC.
		
	By:	 	/s/ Illegible
	Its:	 	President

  

 15

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00076-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00076-of-00352.parquet"}]]