Document:

exv10w21

Exhibit 10.21

FIRST AMENDMENT TO DEED OF LEASE

     THIS
FIRST AMENDMENT TO DEED OF LEASE (this “First
Amendment”) is made this 30th day of
November, 2006 (the “Effective Date”), by and between ACP/2300 CORPORATE PARK OWNER, LLC, a
Delaware limited liability company (“Landlord”), and K12 INC., a Delaware corporation (“Tenant”).

W I T N E S S E T H:

     WHEREAS, pursuant to that certain Deed of Lease dated December 7, 2005 (the “Original
Lease”), ACP/2300 Corporate Park Drive, LLC (“Original Landlord”) leased to Tenant, and Tenant
leased from Original Landlord, approximately 35,740 rentable square feet of office space (the
“Original Premises”) comprising a portion of the first (1st) floor and the entire
second (2nd) floor of the building located at 2300 Corporate Park Drive, Herndon,
Virginia (the “Building”);

     WHEREAS, Landlord has purchased the Building from Original Landlord and has succeeded to the
interest of Original Landlord under the Original Lease; and

     WHEREAS, Landlord and Tenant desire to amend the Original Lease to provide for the demise to
Tenant of the Expansion Space (hereinafter defined), upon the terms and conditions set forth in
this First Amendment.

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration and of the mutual agreements hereinafter set forth, it is hereby mutually agreed as
follows:

     1. Incorporation of Recitals. The foregoing recitals are hereby incorporated in this First
Amendment and made a part hereof by this reference.

     2. Definitions. All capitalized terms used in this First Amendment shall have the meanings
ascribed thereto in the Original Lease, unless otherwise defined herein. As used herein and in
the Original Lease: (a) the term “Lease” shall mean the Original Lease, as amended by this First
Amendment; and (b) from and after the Expansion Space Commencement Date (hereinafter defined), the
term “Premises” shall mean the Original Premises together with the Expansion Space.

     3. Expansion Space. Subject to the terms and conditions set forth herein, Landlord hereby
leases to Tenant, and Tenant hereby leases from Landlord, for a term beginning on the Expansion
Space Commencement Date and ending on April 30, 2013 (i.e. the “Lease Expiration Date” under the
Original Lease), 6,930 rentable square feet of office space located on the fourth (4th)
floor of the Building, as shown on the attached Exhibit A (the “Expansion Space”). As of
the Expansion Space Commencement Date, the aggregate number of rentable square feet demised to
Tenant under the Lease (consisting of the Original Premises and the Expansion Space) shall be
42,670.

     4. Improvements to the Expansion Space.

          A. Landlord shall deliver the Expansion Space to Tenant in its “as-is” condition (broom clean
and free of all furniture and work stations) and Landlord shall have no obligation to perform, or,
except as expressly set forth in this Paragraph 4, pay for, any work, improvements or alterations
in or to the Expansion Space in connection with this First Amendment or otherwise. Notwithstanding
the foregoing, and provided that Tenant is not then in default under the Lease, Landlord shall
provide Tenant with a refurbishment allowance of Fifty-One Thousand Nine Hundred Seventy-Five
Dollars ($51,975.00) (or Seven and 50/100 Dollars ($7.50) per rentable square foot of the Expansion
Space) (the “Refurbishment Allowance”) to pay for costs and expenses incurred by Tenant in
connection with the design and construction of improvements which Tenant desires to undertake in
and to the Expansion Space (the “Expansion Space Improvements”), which costs and expenses shall
include the

	 	 	 
	 

	 	HOLLAND & KNIGHT LLP

 

 

costs of all space planning, architectural and engineering work related thereto, all governmental
and quasi-governmental approvals and permits required therefor, any costs incurred by Landlord
because of changes to the base Building or the base Building systems, all construction costs,
contractors’ overhead and profit, Tenant’s construction management fees, insurance and other
requirements, the cost of Tenant’s telecommunications cabling and wiring installed in the Expansion
Space, the cost of Tenant’s initial furniture, fixtures and equipment installed in the Expansion
Space, and all other costs and expenses incurred in connection with the Expansion Space
Improvements. Disbursements of the Refurbishment Allowance by Landlord (“Partial Payments”) shall
be made on a monthly basis, if requested in writing by Tenant, or, if not so requested, paid out by
Landlord upon completion of the Expansion Space Improvements, and the satisfaction of the
conditions set forth below, including the receipt by Landlord of final lien waivers from all
general contractors, subcontractors and material suppliers who perform work or provide materials in
connection therewith. Each of Tenant’s requests for a Partial Payment (the “Draw Requests”) shall
be accompanied by (a) the general contractor’s application for payment (including, if applicable,
an architect’s certification thereof) setting forth a detailed description of the work completed
(including the percentage of the total job which the work with respect to which the contractor
seeks payment represents) and the total cost of such work; (b) invoices for design, architectural
or permit costs incurred by Tenant; (c) a written approval by Tenant and its architect of the
contractor’s application of payment and the work performed by the contractor(s); and (d) partial
lien waivers (or, with respect to the final Draw Request, final lien waivers) and releases of
mechanic’s and materialmen’s liens from the general contractor, subcontractors and material
suppliers providing work or services in or to the Expansion Space. The Landlord shall make Partial
Payments of the Refurbishment Allowance within thirty (30) days after receipt of a Draw Request
from Tenant, provided that such Draw Request is accompanied by all applicable information and
documentation set forth in (a)-(d), above. The Tenant’s final Draw Request shall include a
certificate of substantial completion prepared by Tenant’s architect and shall also include all
applicable final lien waivers. Prior to undertaking any Expansion Space Improvements in the
Expansion Space, Tenant shall submit to Landlord for its approval full working drawings (the
“Working Drawings”) depicting all Expansion Space Improvements which Tenant desires to install in
the Expansion Space, which Working Drawings shall satisfy the requirements set forth for the
“Tenant’s Plans” pursuant to Exhibit B attached to the Original Lease (captioned, “Work
Agreement”). All Working Drawings depicting the Expansion Space Improvements to be constructed in
or to the Expansion Space shall be subject to approval by Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed, except if Landlord determines that any proposed
Expansion Space Improvement depicted therein will alter or affect the structural elements of the
Building or any of the systems therein, in which event Landlord’s approval may be withheld in its
sole discretion with respect to such improvements. The Expansion Space Improvements shall be
constructed (1) in a good and workmanlike manner, (2) in strict accordance with the terms and
conditions of the Original Lease, including but not limited to the terms and conditions of Section
8 thereof and (3) by licensed contractor(s) approved in writing by Landlord, which approval shall
not be unreasonably withheld, conditioned or delayed. Any portion of the Refurbishment Allowance
with respect to which Tenant fails to submit to Landlord a Draw Request within six (6) months after
the Expansion Space Rent Commencement Date (hereinafter defined) shall be retained by Landlord.

          B. In the event that Tenant notifies Landlord in writing, on or before the date which is
thirty (30) days prior to the Expansion Space Rent Commencement Date, that Tenant wishes to
increase the Refurbishment Allowance, and Tenant specifies in such notice the amount of such
proposed increase, which increase shall not exceed the Maximum Increase Amount (hereinafter
defined), and evidences to Landlord’s reasonable satisfaction that the cost of undertaking the
Expansion Space Improvements exceeds the Refurbishment Allowance by the approximate amount of the
Excess Cost Allowance (hereinafter defined) requested by Tenant, then Landlord shall make
available to Tenant an additional tenant improvement allowance (the “Excess Cost Allowance”) in
the amount requested by Tenant, provided that the Excess Cost Allowance shall not exceed the
Maximum Increase Amount. As used herein, the term “Maximum Increase Amount” means the sum of
Fifty-One Thousand Nine Hundred Seventy-Five Dollars ($51,975.00) (or Seven and 50/100 Dollars
($7.50) per rentable square foot of the Expansion Space). The Excess Cost Allowance shall be paid
out by the Landlord in accordance with the

HOLLAND
& KNIGHT LLP

Page 2

 

provisions of Paragraph 4(A), above. Tenant shall repay to Landlord the amount of the Excess Cost
Allowance over the Expansion Space Term (hereinafter defined), beginning on the Expansion Space
Rent Commencement Date, in equal monthly installments in the amount necessary to fully repay to
Landlord the Excess Cost Allowance, with interest at the rate of nine percent (9%) per annum,
compounded monthly on a constant collection basis, on the outstanding amount thereof, as though
the Excess Cost Allowance were a loan made by Landlord to Tenant on the Expansion Space Rent
Commencement Date. Such equal monthly installments shall be considered Additional Rent under the
Lease and shall be paid together with, and in the same manner as, Expansion Space Annual Base Rent
(hereinafter defined) payable by Tenant pursuant to Paragraph 6, below, provided that such
installments shall not be subject to the annual escalations applicable to Expansion Space Annual
Base Rent. Upon any termination of the Lease, Tenant shall be immediately obligated to repay to
Landlord the entire amount of the Excess Cost Allowance that has not previously been repaid, plus
any accrued and unpaid interest thereon, and such obligation shall survive any such termination.
As an example of the foregoing, assuming that the Excess Cost Allowance were $10,000.00, the
monthly amortized amount of Additional Rent payable by Tenant with respect thereto would be
approximately $176.58.

     5. Expansion Space Term.

          A. The Term with respect to the demise of the Expansion Space to Tenant (the “Expansion Space
Term”) shall commence on the Expansion Space Commencement Date and shall expire on April 30, 2013,
unless earlier terminated in accordance with the terms and provisions of the Lease. As used herein,
the term “Expansion Space Commencement Date” shall mean the date on which Landlord delivers the
Expansion Space to Tenant, which date is currently anticipated to occur on or about January 1,
2007. From and after the Expansion Space Commencement Date, and provided that Tenant is in
compliance with all of Tenant’s insurance requirements with respect to the Expansion Space as set
forth in the Lease, Tenant shall have access to the Expansion Space and Tenant may use the
Expansion Space for the use set forth in Section 6.a of the Original Lease. Notwithstanding
anything to the contrary contained herein, in the event that the Expansion Space Commencement Date
has not occurred on or before July 1, 2007, subject to a day-for-day extension for matters of Force
Majeure, Tenant shall have the right, but not the obligation, to terminate this First Amendment
upon ten (10) business days prior written notice to Landlord, in which event this First Amendment
shall be null and void and of no further force or effect; provided that if Landlord delivers the
Expansion Space to Tenant during such ten (10) business day period, this First Amendment shall not
terminate and shall continue in full force and effect in accordance with its terms.

          B. Reference is made to the form of Declaration of Expansion Space Commencement Date (the
“Declaration”) attached hereto as 

Exhibit B. After the Expansion Space Commencement Date,
Landlord shall complete the Declaration and deliver the completed Declaration to Tenant. Within
ten (10) days after Tenant receives the completed Declaration from Landlord, Tenant shall execute
and return the Declaration to Landlord to confirm the Expansion Space Commencement Date, the
Expansion Space Rent Commencement Date (hereinafter defined) and the actual number of rentable
square feet in the Expansion Space. Failure to execute the Declaration shall not affect the
commencement or expiration of the Expansion Space Term. As used herein, the term “Expansion Space
Rent Commencement Date” shall mean the date that is ninety (90) days after the Expansion Space
Commencement Date (i.e. if the Expansion Space Commencement Date occurs on January 1, 2007, the
Expansion Space Rent Commencement Date shall occur on April 1, 2007).

     6. Expansion Space Annual Base Rent. Commencing on the Expansion Space Rent Commencement Date,
and thereafter on the first day of each and every calendar month during the Expansion Space Term,
Tenant shall pay Landlord Annual Base Rent for the Expansion Space only (“Expansion Space Annual
Base Rent”) in the following amounts, in equal monthly installments (“Expansion Space Monthly Base
Rent”), in advance, as follows:

HOLLAND & KNIGHT LLP

Page 3

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Expansion Space	 	 	 	 	 	Expansion Space
	 	 	Annual Base Rent Per	 	Expansion Space	 	Monthly Base
	Period	 	Square Foot	 	Annual Base Rent	 	Rent
	Expansion Space Rent
Commencement Date
-4/30/08
	 	$	31.50	 	 	$	218,295.00	*	 	$	18,191.25	 
	5/1/08-4/30/09
	 	$	32.29	 	 	$	223,769.76	 	 	$	18,647.48	 
	5/1/09-4/30/10
	 	$	33.09	 	 	$	229,313.76	 	 	$	19,109.48	 
	5/1/10-4/30/11
	 	$	33.92	 	 	$	235,065.60	 	 	$	19,588.80	 
	5/1/11-4/30/12
	 	$	34.77	 	 	$	240,956.16	 	 	$	20,079.68	 
	5/1/12-4/30/13
	 	$	35.64	 	 	$	246,985.20	 	 	$	20,582.10	 

 

			
	* 	 	[on an annualized basis]

Tenant shall pay Landlord Expansion Space Annual Base Rent in accordance with the terms and
conditions of Section 4 of the Original Lease (captioned, “Rent”). Tenant hereby expressly
acknowledges and agrees that any delay by Tenant in completing the Expansion Space Improvements
shall not delay or otherwise affect the Expansion Space Rent Commencement Date or Tenant’s
obligation to pay Landlord Expansion Space Annual Base Rent from and after such date.

     7. Additional Rent Attributable to Expansion Space.

          A. Commencing on January 1, 2008, for each calendar year during the Expansion Space Term in
which the amount of Operating Expenses exceeds the amount of Operating Expenses for the E.S. Base
Year (hereinafter defined), Tenant shall pay Landlord Tenant’s E.S. Pro Rata Share (Operating
Expenses) (hereinafter defined) of the amount by which the amount of Operating Expenses for such
calendar year exceeds the amount of Operating Expenses incurred by Landlord in the E.S. Base Year,
in accordance with the terms and conditions of Section 4 of the Original Lease.

          B. Commencing on January 1, 2008, for each calendar year during the Expansion Space Term in
which the amount of Real Estate Taxes exceeds the amount of Real Estate Taxes for the E.S. Base
Year, Tenant shall pay Landlord Tenant’s E.S. Pro Rata Share (Real Estate Taxes) (hereinafter
defined) of the amount by which the amount of Real Estate Taxes for such calendar year exceeds the
amount of Real Estate Taxes incurred by Landlord in the E.S. Base Year, in accordance with the
terms and conditions of Section 4 of the Original Lease.

          C. Landlord and Tenant hereby acknowledge and agree that: (i) “Tenant’s E.S. Pro Rata Share
(Operating Expenses)” shall be 4.36%; (2) “Tenant’s E.S. Pro Rata Share (Real Estate Taxes)” shall
be 4.36%; and (3) the “E.S. Base Year” shall be calendar year 2007.

     8. Tenant’s Continuing Obligations with Respect to the Original Premises. Between the
Effective Date and the Lease Expiration Date, Tenant shall continue to pay Landlord: (i) all
Annual Base Rent for the Original Premises in accordance with the terms and conditions of Section 4
of the Original Lease; (ii) Tenant’s Pro Rata Share (Operating Expenses) of increases in Operating
Expenses which are attributable to the Original Premises in accordance with the term and conditions
of Section 4 of the Original Lease; and (iii) Tenant’s Pro Rata Share (Real Estate Taxes) of
increases in Real Estate Taxes which are attributable to the Original Premises in accordance with
the terms and conditions of Section 4 of the Original Lease.

     9. Parking. From and after the Expansion Space Rent Commencement Date, Tenant shall be
provided, without charge during the Expansion Space Term, an additional twenty-eight (28)
unreserved parking spaces located on Surface Lot and/or the Parking Structure, as determined by
Landlord in its sole discretion (the “E.S. Additional Parking Spaces”). Tenant hereby expressly

HOLLAND & KNIGHT LLP

Page 4

 

acknowledges and agrees that the terms of Section 26 of the Original Lease (captioned, “Parking”)
shall govern Tenant’s use of the E.S. Additional Parking Spaces.

     10. Brokers. Landlord and Tenant recognize ACP Mid-Atlantic LLC, as Landlord’s agent, and The
Staubach Company — Northeast, Inc., as Tenant’s agent, as the sole brokers (the “Brokers”) with
respect to this First Amendment. Landlord agrees to be responsible for the payment of any leasing
commissions owed to the Brokers in accordance with the terms of separate commission agreements
entered into between Landlord and each of the Brokers. Landlord and Tenant each represent and
warrant to the other that no other broker has been employed in carrying on any negotiations
relating to this First Amendment and shall each indemnify and hold harmless the other from any
claim for brokerage or other commission arising from or out of any breach of the foregoing
representation and warranty.

     11. Additional Modification. As of the Expansion Space Commencement Date, Section 34(d) of
the Original Lease shall be deleted in its entirety and the following language shall be inserted in
lieu thereof as new Section 34(d) of the Original Lease:

“d. From and after the Must-Take Space Commencement Date: (i) the aggregate number of
rentable square feet demised under the Lease shall be 70,422; (ii) wherever the term
“Premises” appears in the Lease, it is hereby deemed to mean the entire 70,422
rentable square feet demised to Tenant; and (iii) Tenant’s Pro Rata Share (Operating
Expenses) and Tenant’s Pro Rata Share (Real Estate Taxes) as set
forth in Section 1.g,
above, shall each be increased to thirty-nine and ninety-six hundredths percent
(39.96%). Tenant hereby acknowledges and agrees that the Base Year with respect to the
Must-Take Space shall be calendar year 2006.”

     12. Counterpart Copies. This First Amendment may be executed in two (2) or more counterpart
copies, all of which counterparts shall have the same force and effect as if all parties hereto had
executed a single copy of this First Amendment.

     13. Miscellaneous. This First Amendment (a) shall be binding upon and inure to the benefit of
the parties hereto and their respective representatives, transferees, successors and assigns and
(b) shall be governed by and construed in accordance with the laws of the Commonwealth of Virginia.

     14. Ratification. Except as expressly amended by this First Amendment, all other terms,
conditions and provisions of the Lease are hereby ratified and confirmed and shall continue in full
force and effect.

[signatures appear on the following page]

HOLLAND & KNIGHT LLP

Page 5

 

     IN WITNESS WHEREOF, the parties hereto have executed this First Amendment to Deed of Lease
under seal as of the day and year first hereinabove written.

	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	ACP/2300 CORPORATE PARK OWNER, LLC, a

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/AEW Woodland Park JV, LLC, a

Delaware limited liability company, its sole

member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP-BP Woodland Park Investor, LLC, a 
Delaware
limited liability company, its operating member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/Woodland Park Investor, LLC, a

Delaware limited liability company, its manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	/s/ Douglas Fleit	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name: Douglas Fleit	 	 
	 

	 	 	 	Title: Manager	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	K12 INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	/s/ John Baule	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name: John Baule	 	 
	 

	 	 	 	Title: CFO	 	 

HOLLAND & KNIGHT LLP

Page 6

 

EXHIBIT A

FLOOR PLAN OF EXPANSION SPACE

	 	 	 
	

	 	HOLLAND & KNIGHT LLP

 

EXHIBIT B

DECLARATION OF EXPANSION SPACE COMMENCEMENT DATE

     This Declaration of Expansion Space Commencement Date is made as of                     ,
200_, by ACP/2300 CORPORATE PARK OWNER, LLC, a Delaware limited liability company (“Landlord”),
and K12 INC., a Delaware corporation (“Tenant”), who agree as follows:

     1. Landlord and Tenant entered into that certain First Amendment to Deed of Lease dated
                    , 2006, (the “First Amendment”) in which Landlord leased to Tenant, and Tenant leased from
Landlord, certain premises described therein and located at 2300 Corporate Park Drive, Herndon,
Virginia. All capitalized terms herein are as defined in the First Amendment.

     2. Pursuant to the First Amendment, Landlord and Tenant agreed to and do hereby confirm
the following matters as of the Expansion Space Commencement Date:

	 	a.	 	the Expansion Space Commencement Date is                    , 200_;
	 
	 	b.	 	the Expansion Space Rent Commencement Date is                     , 200_;
	 
	 	c.	 	the Lease Expiration Date is April 30, 2013;
	 
	 	d.	 	the number of rentable square feet comprising the Expansion Space is 6,930;
	 
	 	e.	 	the number of rentable square feet of office space in the Building is 158,897;
	 
	 	f.	 	“Tenant’s E.S. Pro Rata Share (Operating Expenses)” shall be 4.36%; and
	 
	 	g.	 	“Tenant’s E.S. Pro Rata Share (Real Estate Taxes)” shall be 4.36%.

     3. Tenant confirms that:

          a. it has accepted possession of the Expansion Space as provided in the First
Amendment;

          b. Landlord has fulfilled all its obligations to be provided to Tenant as of the date
hereof;

          c. the Lease is in full force and effect and has not been modified, altered, or amended,
except, as follows:                                        ; and

          d. there are no set-offs or credits against Rent, and no security deposit or prepaid rent
has been paid, except as follows:                           .

[signatures appear on the following page]

HOLLAND & KNIGHT LLP

Page 2

 

     The provisions of this Declaration of Expansion Space Commencement Date shall inure to the
benefit of, or bind, as the case may require, the parties and their respective successors and
assigns, subject to the restrictions on assignment and subleasing contained in the Lease, and are
hereby attached to and made a part of the Lease.

	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	ACP/2300 CORPORATE PARK OWNER, LLC, a

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/AEW Woodland Park JV, LLC, a

Delaware limited liability company, its sole

member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP-BP Woodland Park Investor, LLC, a 
Delaware
limited liability company, its operating member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/Woodland Park Investor, LLC, a	 	 
	 

	 	 	 	Delaware limited liability company, its manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	Title:	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	K12 INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	Title:	 	 
	 
	 	 	 	 	 	 
	
	 	 	 	 	 	 

	 	 	 
	 

	 	HOLLAND & KNIGHT LLPexv10w22

Exhibit 10.22

SECOND AMENDMENT TO DEED OF LEASE

     THIS SECOND AMENDMENT TO DEED OF LEASE (this “Second Amendment”) is made
this 26th day of March, 2007 (the “Effective Date”), by and between ACP/2300 CORPORATE PARK
OWNER, LLC, a Delaware limited liability company (“Landlord”), and K12 INC., a Delaware corporation
(“Tenant”).

W I T N E S S E T H:

     WHEREAS, pursuant to that certain Deed of Lease dated December 7, 2005 (the “Original
Lease”), ACP/2300 Corporate Park Drive, LLC (“Original Landlord”) leased to Tenant, and Tenant
leased from Original Landlord, approximately 35,740 rentable square feet of office space (the
“Original Premises”) comprising a portion of the first (1st) floor and the entire
second (2nd) floor of the building located at 2300 Corporate Park Drive, Herndon,
Virginia (the “Building”);

     WHEREAS, Landlord has purchased the Building from Original Landlord and has succeeded to the
interest of Original Landlord under the Original Lease;

     WHEREAS, pursuant to that certain First Amendment to Deed of Lease dated November 30, 2006
(the “First Amendment”), Landlord and Tenant amended the Original Lease to provide for the demise
to Tenant of the Expansion Space (as more particularly described in the First Amendment), upon the
terms and conditions set forth in the First Amendment; and

     WHEREAS, Landlord and Tenant desire to amend the Original Lease, as amended, to provide for
the demise to Tenant of the Second Expansion Space (hereinafter defined), upon the terms and
conditions set forth in this Second Amendment.

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration and of the mutual agreements hereinafter set forth, it is hereby mutually agreed as
follows:

     1. Incorporation of Recitals. The foregoing recitals are hereby incorporated in this Second
Amendment and made a part hereof by this reference.

     2. Definitions. All capitalized terms used in this Second Amendment shall have the
meanings ascribed thereto in the Original Lease, unless otherwise defined herein. As used herein
and in the Original Lease: (a) the term “Lease” shall mean the Original Lease, as amended by the
First Amendment and this Second Amendment; and (b) from and after the Second Expansion Space
Commencement Date (hereinafter defined), the term “Premises” shall mean the Original Premises
together with the Expansion Space and the Second Expansion Space. Notwithstanding the foregoing, in
the event the Must-Take Space Commencement Date occurs prior to the Second Expansion Space
Commencement Date, then, as of the Second Expansion Space Commencement Date, the term “Premises”
shall mean the Original Premises together with the Expansion Space, the Second Expansion Space and
the Must-Take Space.

     3. Second Expansion Space. Subject to the terms and conditions set forth herein, Landlord
hereby leases to Tenant, and Tenant hereby leases from Landlord, for a term beginning on the Second
Expansion Space Commencement Date and ending on April 30, 2013 (i.e. the “Lease Expiration Date”
under the Original Lease), 27,752 rentable square feet of office space consisting of the entire
sixth (6th) floor of the Building, as shown on the attached Exhibit A (the
“Second Expansion Space”). As of the Second Expansion Space Commencement Date, the aggregate
number of rentable square feet demised to Tenant under the Lease (consisting of the Original
Premises, the Expansion Space and the Second Expansion Space) shall be 70,422. Notwithstanding
the foregoing, in the event the Must-Take Space Commencement Date occurs prior to the Second
Expansion Space Commencement Date, then, as of the Second Expansion Space Commencement Date, the
aggregate number of rentable square feet demised to

HOLLAND & KNIGHT LLP

 

 

Tenant under the Lease (consisting of the Original Premises, the Expansion Space, the Second
Expansion Space and the Must-Take Space) shall be 98,174.

     4. Improvements to the Second Expansion Space. Landlord shall deliver the Second
Expansion Space to Tenant in its “as-is” condition (broom clean and free of all furniture and work
stations, except for the Second Expansion Space Existing Furniture (hereinafter defined)) and
Landlord shall have no obligation to perform, or, except as expressly set forth in this Paragraph
4, pay for, any work, improvements or alterations in or to the Second Expansion Space in connection
with this Second Amendment or otherwise. Notwithstanding the foregoing, and provided that Tenant is
not then in default under the Lease, Landlord shall provide Tenant with a refurbishment allowance
(the “Refurbishment Allowance”) of Two Hundred Twenty-Two Thousand Sixteen Dollars ($222,016.00)
(or Eight Dollars ($8.00) per rentable square foot of the Second Expansion Space) to pay for costs
and expenses incurred by Tenant in connection with the design and construction of improvements
which Tenant desires to undertake in and to the Second Expansion Space (the “Second Expansion Space
Improvements”), which costs and expenses shall include the costs of all space planning,
architectural and engineering work related thereto, all governmental and quasi-governmental
approvals and permits required therefor, any costs incurred by Landlord because of changes to the
base Building or the base Building systems, all construction costs, contractors’ overhead and
profit, Tenant’s construction management fees, insurance and other requirements, the cost of
Tenant’s telecommunications cabling and wiring installed in the Second Expansion Space, the cost of
Tenant’s initial furniture, fixtures and equipment installed in the Second Expansion Space, and all
other costs and expenses incurred in connection with the Second Expansion Space Improvements.
Disbursements of the Refurbishment Allowance by Landlord (“Partial Payments”) shall be made on a
monthly basis, if requested in writing by Tenant, or, if not so requested, paid out by Landlord
upon completion of the Second Expansion Space Improvements, and the satisfaction of the conditions
set forth below, including the receipt by Landlord of final lien waivers from all general
contractors, subcontractors and material suppliers who perform work or provide materials in
connection therewith. Each of Tenant’s requests for a Partial Payment (the “Draw Requests”) shall
be accompanied by (a) the general contractor’s application for payment (including, if applicable,
an architect’s certification thereof) setting forth a detailed description of the work completed
(including the percentage of the total job which the work with respect to which the contractor
seeks payment represents) and the total cost of such work; (b) invoices for design, architectural
or permit costs incurred by Tenant; (c) a written approval by Tenant and its architect of the
contractor’s application of payment and the work performed by the contractor(s); and (d) partial
lien waivers (or, with respect to the final Draw Request, final lien waivers) and releases of
mechanic’s and materialmen’s liens from the general contractor, subcontractors and material
suppliers providing work or services in or to the Second Expansion Space. The Landlord shall make
Partial Payments of the Refurbishment Allowance within thirty (30) days after receipt of a Draw
Request from Tenant, provided that such Draw Request is accompanied by all applicable information
and documentation set forth in (a)-(d), above. The Tenant’s final Draw Request shall include a
certificate of substantial completion prepared by Tenant’s architect and shall also include all
applicable final lien waivers. Prior to undertaking any Second Expansion Space Improvements in the
Second Expansion Space, Tenant shall submit to Landlord for its approval full working drawings (the
“Working Drawings”) depicting all Second Expansion Space Improvements which Tenant desires to
install in the Second Expansion Space, which Working Drawings shall satisfy the requirements set
forth for the “Tenant’s Plans” pursuant to Exhibit B attached to the Original Lease (captioned,
“Work Agreement”). All Working Drawings depicting the Second Expansion Space Improvements to be
constructed in or to the Second Expansion Space shall be subject to approval by Landlord, which
approval shall not be unreasonably withheld, conditioned or delayed, except if Landlord determines
that any proposed Second Expansion Space Improvement depicted therein will alter or affect the
structural elements of the Building or any of the systems therein, in which event Landlord’s
approval may be withheld in its sole discretion with respect to such improvements. The Second
Expansion Space Improvements shall be constructed (1) in a good and workmanlike manner, (2) in
strict accordance with the terms and conditions of the Original Lease, including but not limited to
the terms and conditions of Section 8 thereof (captioned, “Improvements and Fixtures”) and (3) by
licensed contractor(s) approved in writing by Landlord, which approval shall not be unreasonably
withheld, conditioned or delayed. Any portion of the Refurbishment

HOLLAND & KNIGHT LLP

Page 2

 

Allowance with respect to which Tenant fails to submit to Landlord a Draw Request within six (6)
months after the Second Expansion Space Rent Commencement Date (hereinafter defined) shall be
retained by Landlord.

     5. Second Expansion Space Term.

          A. The Term with respect to the demise of the Second Expansion Space to Tenant (the “Second
Expansion Space Term”) shall commence on the Second Expansion Space Commencement Date and shall
expire on April 30, 2013, unless earlier terminated in accordance with the terms and provisions of
the Lease. As used herein, the term “Second Expansion Space Commencement Date” shall mean the date
on which Landlord delivers the Expansion Space to Tenant, which date is currently anticipated to
occur on or about October 1, 2009. As used herein, the term “S.E.S. Lease Year” shall mean each
consecutive twelve-month period during the Second Expansion Space Term, beginning with the Second
Expansion Space Rent Commencement Date, except that if the Second Expansion Space Rent
Commencement Date does not occur on the first day of a calendar month, the first S.E.S. Lease Year
shall commence on the Second Expansion Space Rent Commencement Date and terminate on the last day
of the twelfth (12th) full calendar month after the Second Expansion Space Rent
Commencement Date, and (b) each successive period of twelve (12) calendar months thereafter during
the Second Expansion Space Term. From and after the Second Expansion Space Commencement Date, and
provided that Tenant is in compliance with all of Tenant’s insurance requirements with respect to
the Second Expansion Space as set forth in the Lease, Tenant shall have access to the Second
Expansion Space and Tenant may use the Second Expansion Space for the use set forth in Section 6.a
of the Original Lease. Notwithstanding anything to the contrary contained herein, in the event
that the Second Expansion Space Commencement Date has not occurred on or before April 1, 2010,
subject to a day-for-day extension for matters of Force Majeure, Tenant shall have the right, but
not the obligation, to terminate this Second Amendment upon ten (10) business days prior written
notice to Landlord, in which event this Second Amendment shall be null and void and of no further
force or effect; provided that if Landlord delivers the Second Expansion Space to Tenant during
such ten (10) business day period, this Second Amendment shall not terminate and shall continue in
full force and effect in accordance with its terms.

          B. Reference is made to the form of Declaration of Second Expansion Space Commencement Date
(the “Declaration”) attached hereto as
Exhibit B. After the Second Expansion Space
Commencement Date, Landlord shall complete the Declaration and deliver the completed Declaration
to Tenant. Within ten (10) days after Tenant receives the completed Declaration from Landlord,
Tenant shall execute and return the Declaration to Landlord to confirm the Second Expansion Space
Commencement Date, the Second Expansion Space Rent Commencement Date and the actual number of
rentable square feet in the Second Expansion Space. Failure to execute the Declaration shall not
affect the commencement or expiration of the Second Expansion Space Term. As used herein, the
term “Second Expansion Space Rent Commencement Date” shall mean the date that is sixty (60) days
after the Second Expansion Space Commencement Date (i.e. if the Second Expansion Space
Commencement Date occurs on October 1, 2009, the Second Expansion Space Rent Commencement Date
shall occur on December 1, 2009).

     6. Second Expansion Space Annual Base Rent. Commencing on the Second Expansion Space Rent
Commencement Date, and thereafter on the first day of each and every calendar month during the
Second Expansion Space Term, Tenant shall pay Landlord Annual Base Rent for the Second Expansion
Space only (“Second Expansion Space Annual Base Rent”) in the following amounts, in equal monthly
installments (“Second Expansion Space Monthly Base Rent”), in advance, as follows:

HOLLAND & KNIGHT LLP

Page 3

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Second Expansion	 	Second Expansion	 	Second Expansion
	 	 	Space Annual Base	 	Space Annual Base	 	Space Monthly
	S.E.S. Lease Year	 	Rent Per Square Foot	 	Rent	 	Base Rent
	1
	 	$	34.50	 	 	$	957,444.00	 	 	$	79,787.00	 
	2
	 	$	35.36	 	 	$	981,310.68	 	 	$	81,775.89	 
	3
	 	$	36.25	 	 	$	1,006,010.04	 	 	$	83,834.17	 
	4
	 	$	37.15	 	 	$	1,030,986.84	*	 	$	85,915.57	 

 

			
	* 	 	[on an annualized basis]

Tenant shall pay Landlord Second Expansion Space Annual Base Rent in accordance with the terms and
conditions of Section 4 of the Original Lease (captioned, “Rent”). Tenant hereby expressly
acknowledges and agrees that any delay by Tenant in completing the Second Expansion Space
Improvements shall not delay or otherwise affect the Second Expansion Space Rent Commencement Date
or Tenant’s obligation to pay Landlord Second Expansion Space Annual Base Rent from and after such
date.

     7. Additional Rent Attributable to Second Expansion Space.

          A. Commencing on January 1, 2011, for each calendar year during the Second Expansion Space
Term in which the amount of Operating Expenses exceeds the amount of Operating Expenses for the
S.E.S. Base Year (hereinafter defined), Tenant shall pay Landlord Tenant’s S.E.S. Pro Rata Share
(Operating Expenses) (hereinafter defined) of the amount by which the amount of Operating Expenses
for such calendar year exceeds the amount of Operating Expenses incurred by Landlord in the S.E.S.
Base Year, in accordance with the terms and conditions of Section 4 of the Original Lease.

          B. Commencing on January 1, 2011, for each calendar year during the Second Expansion Space
Term in which the amount of Real Estate Taxes exceeds the amount of Real Estate Taxes for the
S.E.S. Base Year, Tenant shall pay Landlord Tenant’s S.E.S. Pro Rata Share (Real Estate Taxes)
(hereinafter defined) of the amount by which the amount of Real Estate Taxes for such calendar
year exceeds the amount of Real Estate Taxes incurred by Landlord in the S.E.S. Base Year, in
accordance with the terms and conditions of Section 4 of the Original Lease.

          C. Landlord and Tenant hereby acknowledge and agree that: (i) “Tenant’s S.E.S. Pro Rata Share
(Operating Expenses)” shall be 17.47%; (2) “Tenant’s S.E.S. Pro Rata Share (Real Estate Taxes)”
shall be 17.47%; and (3) the “S.E.S. Base Year” shall be calendar year 2009.

     8. Tenant’s Continuing Obligations with Respect to the Original Premises and the Expansion
Space.

          A. Between the Effective Date and the Lease Expiration Date, Tenant shall continue to pay
Landlord: (i) all Annual Base Rent for the Original Premises in accordance with the terms and
conditions of Section 4 of the Original Lease; (ii) Tenant’s Pro Rata Share (Operating Expenses) of
increases in Operating Expenses which are attributable to the Original Premises in accordance with
the term and conditions of Section 4 of the Original Lease; and (iii) Tenant’s Pro Rata Share
(Real Estate Taxes) of increases in Real Estate Taxes which are attributable to the Original
Premises in accordance with the terms and conditions of Section 4 of the Original Lease.

          B. Between the Effective Date and the Lease Expiration Date, Tenant shall continue to pay
Landlord: (i) all Expansion Space Annual Base Rent for the Expansion Space in accordance with the
terms and conditions of Paragraph 6 of the First Amendment (captioned, “Expansion Space Annual
Base Rent”); (ii) Tenant’s E.S. Pro Rata Share (Operating Expenses) of increases in Operating
Expenses which are attributable to the Expansion Space in accordance with the term and conditions
of Paragraph 7 of the First Amendment (captioned, “Additional Rent Attributable to the Expansion
Space”); and (iii) Tenant’s E.S. Pro Rata Share (Real Estate Taxes) of increases in Real Estate
Taxes which are attributable

HOLLAND & KNIGHT LLP

Page 4

 

to the Expansion Space in accordance with the terms and conditions of Paragraph 7 of the First
Amendment.

     9. Parking. From and after the Second Expansion Space Rent Commencement Date, Tenant shall
be provided, without charge during the Second Expansion Space Term, an additional one hundred ten
(110) unreserved parking spaces located on Surface Lot and/or the Parking Structure, as determined
by Landlord in its sole discretion (the “S.E.S. Additional Parking Spaces”). Tenant hereby
expressly acknowledges and agrees that the terms of Section 26 of the Original Lease (captioned,
“Parking”) shall govern Tenant’s use of the S.E.S. Additional Parking Spaces.

     10. Brokers. Landlord and Tenant recognize ACP Mid-Atlantic LLC, as Landlord’s agent, and
The Staubach Company — Northeast, Inc., as Tenant’s agent, as the sole brokers (the “Brokers”) with
respect to this Second Amendment. Landlord agrees to be responsible for the payment of any
leasing commissions owed to the Brokers in accordance with the terms of separate commission
agreements entered into between Landlord and each of the Brokers. Landlord and Tenant each
represent and warrant to the other that no other broker has been employed in carrying on any
negotiations relating to this Second Amendment and shall each indemnify and hold harmless the
other from any claim for brokerage or other commission arising from or out of any breach of the
foregoing representation and warranty.

     11. Second Expansion Space Existing Furniture. In connection with the leasing of the Second
Expansion Space by Tenant and pursuant to the Bill of Sale attached hereto and made a part hereof
as Exhibit C, effective as of the Second Expansion Space Commencement Date, Landlord
hereby conveys to Tenant, free of charge, all of its right, title and interest in and to any and
all furniture, equipment and furnishings in the Second Expansion Space as of the Second Expansion
Space Commencement Date (collectively, the “Second Expansion Space Existing Furniture”).
Landlord makes no representations or warranties with respect to the condition of the Second
Expansion Space Existing Furniture and Tenant shall accept the Second Expansion Space Existing
Furniture in its as-is, where-is condition as of the Second Expansion Space Commencement Date.

     12. Additional Modification. If the Second Expansion Space Commencement Date occurs prior to
the Must-Take Space Commencement Date, then, as of the Second Expansion Space Commencement
Date, Section 34(d) of the Original Lease, as amended pursuant to the terms of Paragraph 11 of the
First Amendment (captioned, “Additional Modification”), shall be deleted in its entirety and the
following language shall be inserted in lieu thereof as new Section 34(d) of the Original Lease:

“d. From and after the Must-Take Space Commencement Date: (i) the aggregate number
of rentable square feet demised under the Lease shall be 98,174; (ii) wherever the
term “Premises” appears in the Lease, it is hereby deemed to mean the entire 98,174
rentable square feet demised to Tenant; and (iii) Tenant’s Pro Rata Share (Operating
Expenses) and Tenant’s Pro Rata Share (Real Estate Taxes) as set forth in Section
1.g, above, shall each be increased to thirty-nine and ninety-six hundredths percent
(39.96%). Tenant hereby acknowledges and agrees that the Base Year with respect to
the Must-Take Space shall be calendar year 2006.”

     13. Counterpart Copies. This Second Amendment may be executed in two (2) or more
counterpart copies, all of which counterparts shall have the same force and effect as if all
parties hereto had executed a single copy of this Second Amendment.

     14. Miscellaneous. This Second Amendment (a) shall be binding upon and inure to the benefit
of the parties hereto and their respective representatives, transferees, successors and assigns and
(b) shall be governed by and construed in accordance with the laws of the Commonwealth of
Virginia.

HOLLAND & KNIGHT LLP

Page 5

 

     15. Ratification. Except as expressly amended by this Second Amendment, all other terms,
conditions and provisions of the Lease are hereby ratified and confirmed and shall continue in full
force and effect.

[signatures appear on the following page]

HOLLAND & KNIGHT LLP

Page 6

 

     IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment to Deed of Lease
under seal as of the day and year first hereinabove written.

	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	ACP/2300 CORPORATE PARK OWNER, LLC, a

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/AEW Woodland Park JV, LLC, a	 	 
	 

	 	 	 	Delaware limited liability company, its sole

 member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP-BP Woodland Park Investor, LLC,
a 
Delaware limited liability company, its

operating member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/Woodland Park Investor, LLC, a

Delaware limited liability company, its manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	/s/ Douglas Fleit	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name: Douglas Fleit	 	 
	 

	 	 	 	Title: Manager	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	K12 INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	/s/ John Baule	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name: John Baule	 	 
	 

	 	 	 	Title: Exec VP of Operations and CFO	 	 

HOLLAND & KNIGHT LLP

Page 7

 

EXHIBIT A

FLOOR PLAN OF SECOND EXPANSION SPACE

HOLLAND & KNIGHT LLP

 

 

EXHIBIT B

DECLARATION OF SECOND EXPANSION SPACE COMMENCEMENT DATE

     This Declaration of Second Expansion Space Commencement Date is made as
of                                         , 200_, by ACP/2300 CORPORATE PARK OWNER, LLC, a Delaware limited
liability company (“Landlord”), and K12 INC., a Delaware corporation (“Tenant”), who agree as
follows:

     1. Landlord and Tenant entered into that certain Second Amendment to Deed of Lease dated
                    , 2007, (the “Second Amendment”) in which Landlord leased to Tenant, and Tenant leased
from Landlord, certain premises described therein and located at 2300 Corporate Park Drive,
Herndon, Virginia. All capitalized terms herein are as defined in the Second Amendment.

     2. Pursuant to the Second Amendment, Landlord and Tenant agreed to and do hereby
confirm the following matters as of the Second Expansion Space Commencement Date:

	 	a.	 	the Second Expansion Space Commencement Date is                     , 200_;
	 
	 	b.	 	the Second Expansion Space Rent Commencement Date is                     , 200_;
	 
	 	c.	 	the Lease Expiration Date is April 30, 2013;
	 
	 	d.	 	the number of rentable square feet comprising the Second
Expansion Space is 27,752;
	 
	 	e.	 	the number of rentable square feet of office space in the Building is 158,897;
	 
	 	f.	 	“Tenant’s S.E.S. Pro Rata Share (Operating Expenses)” shall be 17.47%; and
	 
	 	g.	 	“Tenant’s S.E.S. Pro Rata Share (Real Estate Taxes)” shall be 17.47%.

     3. Tenant confirms that:

          a. it has accepted possession of the Second Expansion Space as provided in the Second
Amendment;

          b. Landlord has fulfilled all its obligations to be provided to Tenant as of the date
hereof;

          c. the Lease is in full force and effect and has not been further modified, altered, or
amended, except, as follows:                     ; and

          d. there are no set-offs or credits against Rent, and no security deposit or prepaid rent
has been paid, except as follows:                     .

[signatures appear on the following page]

HOLLAND & KNIGHT LLP

 

 

     The provisions of this Declaration of Second Expansion Space Commencement Date shall inure to
the benefit of, or bind, as the case may require, the parties and their respective successors and
assigns, subject to the restrictions on assignment and subleasing contained in the Lease, and are
hereby attached to and made a part of the Lease.

	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	ACP/2300 CORPORATE PARK OWNER, LLC, a

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/AEW Woodland Park JV, LLC, a

Delaware limited liability company, its

sole member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP-BP Woodland Park Investor, LLC,
a 
Delaware limited liability company, its

operating member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/Woodland Park Investor, LLC, a

Delaware limited liability company, its manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	Title:	 	 
	 
	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	K12 INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 
	 

	 	 	 	Title:	 	 

	 	 	 
	 

	 	HOLLAND & KNIGHT LLP

 

 

EXHIBIT C

BILL OF SALE

     ACP/2300 CORPORATE PARK OWNER, LLC, a Delaware limited liability company (“Grantor”), for good
and valuable consideration received by K12 INC., a Delaware corporation (“Grantee”), by these
presents does QUITCLAIM, BARGAIN, SELL and DELIVER unto Grantee its entire right, title and
interest in the Second Expansion Space Existing Furniture (as such term is defined in that certain
Second Amendment to Deed of Lease dated of even date herewith (the “Second Amendment”) by and
between Grantor, as landlord, and Grantee, as tenant).

     GRANTOR HEREBY WARRANTS TO GRANTEE THAT GRANTOR IS THE LAWFUL OWNER OF THE SECOND EXPANSION
SPACE EXISTING FURNITURE AND THAT THE SECOND EXPANSION SPACE EXISTING FURNITURE IS FREE FROM THE
RIGHTS AND CLAIMS OF OTHERS, INCLUDING ANY LEASES AND FINANCING AGREEMENTS.

     TO HAVE AND TO HOLD the Second Expansion Space Existing Furniture unto Grantee, its
successors and assigns forever.

     This instrument shall be governed by and construed in accordance with the laws of the
Commonwealth of Virginia.

     THIS BILL OF SALE SHALL BE EFFECTIVE as of the Second Expansion Space Commencement Date (as
such term is defined in the Second Amendment).

	 	 	 	 	 	 	 
	 	 	GRANTOR:	 	 
	 
	 	 	 	 	 	 
	 	 	ACP/2300 CORPORATE PARK OWNER, LLC, a

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/AEW Woodland Park JV, LLC, a

Delaware limited liability company, its sole

 member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP-BP Woodland Park Investor, LLC,
a 
Delaware limited liability company, its

operating member	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	ACP/Woodland Park Investor, LLC, a

Delaware limited liability company, its manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	/s/ Douglas Fleit	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	Name: Douglas Fleit	 	 
	 

	 	 	 	Title: Manager	 	 
	 
	 	 	 	 	 	 

HOLLAND & KNIGHT LLP

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00147-of-00352.parquet"}]]