Document:

EX-10.1

 Exhibit 10.1 

AMENDMENT #11 TO A LEASE AGREEMENT 

BETWEEN DOMINO’S FARMS OFFICE PARK LLC 

(LANDLORD) AND DOMINO’S PIZZA LLC (TENANT) 

THIS AMENDMENT #11 TO A LEASE AGREEMENT is made as of July 17, 2018 (the “Effective Date”) by and between DOMINO’S FARMS OFFICE PARK LLC,
a Michigan Limited Liability Company, f/k/a Domino’s Farms Office Park Limited Partnership (Landlord) and DOMINO’S PIZZA LLC (Tenant). 
 WHEREAS,
Landlord entered into a Lease Agreement (the Lease) for a portion of the office building known as Domino’s Farms Prairie House located at 30 Frank Lloyd Wright Drive, Ann Arbor, Michigan 48106 with Domino’s Pizza, Inc., whose successor in
interest is Domino’s Pizza LLC (Tenant), for a term of five (5) years commencing as of December 21, 1998; and 
 WHEREAS, via a First
Amendment to Lease dated August 8, 2002, Landlord and Tenant extended the term of the Lease Agreement, included additional space as a part of the Premises, and incorporated additional provisions; and 

WHEREAS, via a Second Amendment to Lease dated May 5, 2004, Landlord and Tenant amended the Lease by replacing Section B (Premises) of the First Amended
Standard Lease Summary; and 
 WHEREAS, via a Third Amendment to Lease dated November 18, 2009, Landlord and Tenant amended the Lease to clarify actual
size of the warehouse and to add an additional 4,790 usable square feet of space, and 
 WHEREAS, via a “Fourth Amendment to Lease” dated April,
2010, Landlord and Tenant amended the Lease for the temporary lease of additional space, and 
 WHEREAS, via a further amendment mistakenly captioned as the
“Fourth Amendment to Lease” dated August 28, 2012, Landlord and Tenant amended the Lease to expand the primary Premises and extend the Term of the Lease through December 31, 2022, and 

WHEREAS, via a Fifth Amendment to Lease dated February 2015, Landlord and Tenant amended the Lease for the temporary lease of additional space, and 

WHEREAS, via a Sixth Amendment to Lease, Landlord and Tenant amended the Lease in February 2015 to expand the primary Premises, and 

WHEREAS, via a Seventh Amendment to Lease dated April 2016, Tenant absorbed an additional 6,448 rentable square feet (5,607 usable square feet) located at
Lobby H on Level 3, and 

  
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 WHEREAS, via an Eighth Amendment to Lease dated November 4, 2016 Tenant absorbed an additional 15,700
rentable square feet (13,652 usable square feet) located at Lobby D on Level 3, and 
 WHEREAS, via a Ninth Amendment to Lease dated February 16,
2017, Tenant absorbed an additional 9,343 rentable square feet (8,124 usable square feet) located at Lobby K on Level 1, and 
 WHEREAS, via a
Tenth Amendment to Lease dated October 2017, Tenant expanded to the south of Premises on the third level into the space formerly occupied by IBM equal to 8,188 rentable square feet (7,120 usable square feet), and 

WHEREAS, Tenant desires to extend the Term for the Lease; 
 NOW,
THEREFORE, Landlord and Tenant agree to the following: 
 PREMISES 

The Premises covered by this Lease are as follows: 

Office space, lab space, and conference center: 262,781 rentable square feet 

Warehouse: 5,019 usable square feet 

Office space (temporary) per the Fifth Amendment: 2,669 rentable square feet 

Locations: Highlighted areas as shown on the attached Rider A. 

TERM 
 The Initial Term of this Lease
shall expire at midnight on the last day of the month 120 months (i.e. 10 years) after the date of receipt by Tenant from Landlord of a copy of the Certificate of Occupancy from Ann Arbor Township Building inspector for the Annex Building (see
subsequent Amendment #12), except for the office spaces identified in the Fifth and Ninth Amendments as Suite J-1050 located on Level 1 of the building at Lobby J, and Suite K-1100 located on Level 1 of the building at Lobby K, respectively, which terms shall remain and expire as set forth in the respective Fifth and Ninth Amendments. 

RENT 
 The rent for the Premises will
remain at the current rate through December 31, 2018, as shown on Schedule 1 attached to this 11th Amendment. Commencing January 1, 2019 and through the end of the Lease, the rental
rate shall be adjusted annually (to be effective on January 1 of each calendar year) in accordance with the following: 
 2019 – 2021: The base
annual rent set forth on Schedule 1 shall increase each year to reflect the cost of living increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by two and one-quarter percent (2.25%), whichever is less, provided however, in no event shall the base rent as adjusted be reduced from the previous year. 

  
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 2022 and 2023: The base annual rent shall increase each year to reflect the cost of living increase in
accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by two and one-half percent (2.50%), whichever is less, provided however,
in no event shall the base rent as adjusted be reduced from the previous year. 
 2024 – 2029: The base annual rent shall increase each year to reflect
the cost of living increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by three percent (3.0%), whichever is less, provided however, in no event shall the
base rent as adjusted be reduced from the previous year. 
 TENANT IMPROVEMENT ALLOWANCE 

The Landlord shall contribute an additional $2,500,000 towards the renovation of the space occupied by the Tenant. It shall be payable by separate payment
from Landlord to the Tenant in ten (10) installments of $250,000 each due on the first (1st) business day of each calendar year for years 2019 through 2028. This is in addition to the annual
installments of $102,500 for years 2019 through 2022 provided for in the Fourth Amendment. In the event these amounts are not paid by Landlord to Tenant within thirty (30) days after written notice from Tenant that such amounts are due, Tenant may
set off the unpaid amount together with interest at the amount specified in Section 5.02 of the Lease against the installments of base annual rent next coming due until the total amount due from Landlord is recaptured by Tenant. 

OPTION TO RENEW 
 Upon expiration of the
Initial Term as modified by this Amendment #11 to Lease, provided that Tenant is not then in default beyond the expiration of any applicable grace and cure period after notice, Tenant may extend the term of this Lease for an additional term of five
(5) years (the First Extended Term) and Tenant may extend the term of this Lease for an additional term consisting of five (5) years (the Second Extended Term) upon the expiration of the First Extended Term, provided that the Tenant has
exercised its option for the First Extended Term and is not then in default beyond the expiration of any applicable grace and cure period after notice. The Tenant shall exercise the option(s) by notifying the

  
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Landlord in writing at least three hundred sixty (360) days before the then existing Term expires. The base annual rent for each Extended Term shall increase to reflect the cost of living
increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by three percent (3.0%), whichever is less, provided however, in no event shall the annual rent as
adjusted be reduced from the previous year. 
 If the Tenant exercises an option to extend the Lease term for the First Extended Term or the Second Extended
Term, the Landlord shall agree to contribute $1.50 per usable square foot of office space per year, during the extended term(s), for the purpose of refurbishment of the Premises. Tenant may retain any amount unspent during any calendar year for use
in future years. In the event these amounts are not paid by Landlord to Tenant within thirty (30) days after written notice from Tenant that such amounts are due, Tenant may set off the unpaid amount together with interest at the amount
specified in Section 5.02 of the Lease against the installments of base annual rent next coming due until the total amount due from Landlord is recaptured by Tenant. 

RIGHT OF FIRST OFFER 
 Tenant shall have a
Right of First Offer for an expansion into additional suites that are contiguous to the Premises currently occupied by the Tenant. Specifically, this Right of First Offer shall apply to the suites currently occupied by and known as: 

U of M Sleep Clinic (Lobby L on Level 1) - 7,483 usable sf / 8,605 rentable sf 

PSED (Lobby D on Level 2) - 4,960 usable sf / 5,704 rentable sf 

Financial Concepts (Lobby H on Level 3) -1,776 usable sf / 2,042 rentable sf 

Speyside Equity (Lobby H on Level 3) - 1,588 usable sf / 1,826 rentable sf 

U of M NETT (Lobby H on Level 3) - 6,611 usable sf / 7,603 rentable sf 

VA – OI+T (Lobby J on Level 3) - 5,945 usable sf / 6,837 rentable sf 

Hylant (Lobby H on Level 4) - 17,155 usable sf / 19,728 rentable sf 

The Landlord will notify Tenant at such time that Landlord learns that said suite(s) will become available, on the terms and conditions that Landlord is
willing to lease such space, except that the terms shall be coterminous with the Term of this Lease, and Tenant shall have thirty (30) days to commit to or release the suite(s), on the same terms, or such smaller portion as Landlord shall
approve. 
 If Tenant exercises the Right of First Offer to expand into one of these additional spaces as they become available, this Right of First Offer
will extend to space contiguous to the new space being occupied by Tenant. If Tenant fails to exercise the Right of First Offer, but Landlord fails, within 180 days of the offer notice, to consummate the lease of such space, Tenant’s Right of
First Offer shall revive and again apply to such space. 

  
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 SURVIVAL OF LEASE 

Except as set forth in this Amendment, all other terms and conditions of the Lease shall remain the same and unchanged in full force and effect. 

IN WITNESS WHEREOF, the parties have hereunto executed this AMENDMENT #11 TO LEASE AGREEMENT as of the day and year first above written. 

 

			
	TENANT:	  	LANDLORD:
	DOMINO’S PIZZA LLC	  	DOMINO’S FARMS OFFICE PARK LLC
	(a Michigan limited liability company)	  	(a Michigan limited liability company)

  

									
					
	By:	 	/s/ Richard Allison	 		 	By:	 	/s/ Paul R. Roney
		 	Richard Allison	 		 		 	Paul R. Roney
	Its:	 	Chief Executive Officer	 		 		 	Its: Manager

  
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 Rider A 

Areas of Premises Highlighted 

[Drawing attached] 

  
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 Schedule 1 – Current Rent (7/2018 —12/2018) 

 

									
	Space	  	Square Footage	  	 Rent per

Square Foot
	  	 Monthly Rent
	  	 Annual Rent

	Office space, lab space and conference center	  	 262,781
 (rentable square feet)
	  	$29.77	  	$651,915.86	  	$7,822,990.32
	Warehouse	  	 5,019
 (usable square feet)
	  	$14.25	  	$5,960.06	  	$71,520.72
	Office Suite (temporary)	  	 2,669
 (rentable square feet)
	  	$21.79	  	$4,846.46	  	$58,157.52

  
 7EX-10.2

 Exhibit 10.2 

AMENDMENT #12 TO A LEASE AGREEMENT 

BETWEEN DOMINO’S FARMS OFFICE PARK LLC 

(LANDLORD) AND DOMINO’S PIZZA LLC (TENANT) 

THIS AMENDMENT #12 TO A LEASE AGREEMENT is made as of July 17, 2018 by and between DOMINO’S FARMS OFFICE PARK LLC, a Michigan Limited Liability
Company, f/k/a Domino’s Farms Office Park Limited Partnership (Landlord) and DOMINO’S PIZZA LLC (Tenant). 
 WHEREAS, Landlord entered into a
Lease Agreement (the Lease) for a portion of the office building known as Domino’s Farms Prairie House located at 30 Frank Lloyd Wright Drive, Ann Arbor, Michigan 48106 with Domino’s Pizza, Inc., whose successor in interest is
Domino’s Pizza LLC (Tenant), for a term of five (5) years commencing as of December 21, 1998; and 
 WHEREAS, via a First Amendment to Lease
dated August 8, 2002, Landlord and Tenant extended the term of the Lease Agreement, included additional space as a part of the Premises, and incorporated additional provisions; and 

WHEREAS, via a Second Amendment to Lease dated May 5, 2004, Landlord and Tenant amended the Lease by replacing Section B (Premises) of the First Amended
Standard Lease Summary; and 
 WHEREAS, via a Third Amendment to Lease dated November 18, 2009, Landlord and Tenant amended the Lease to clarify actual
size of the warehouse and to add an additional 4,790 usable square feet of space, and 
 WHEREAS, via a Fourth Amendment to Lease dated April, 2010,
Landlord and Tenant amended the Lease for the temporary lease of additional space, and 
 WHEREAS, via a further amendment mistakenly captioned as the
“Fourth Amendment to Lease” dated August 28, 2012, Landlord and Tenant amended the Lease to expand the primary Premises and extend the Term of the Lease, and 

WHEREAS, via a Fifth Amendment to Lease dated February 2015, Landlord and Tenant amended the Lease for the temporary lease of additional space, and 

WHEREAS, via a Sixth Amendment to Lease, Landlord and Tenant amended the Lease in February 2015 to expand the primary Premises, and 

WHEREAS, via a Seventh Amendment to Lease dated April 2016, Tenant absorbed an additional 6,448 rentable square feet (5,607 usable square feet) located at
Lobby H on Level 3, and 

  
 1 

 WHEREAS, via an Eighth Amendment to Lease dated November 4, 2016 Tenant absorbed an additional 15,700
rentable square feet (13,652 usable square feet) located at Lobby D on Level 3, and 
 WHEREAS, via a Ninth Amendment to Lease dated
February 16, 2017, Tenant absorbed an additional 9,343 rentable square feet (8,124 usable square feet) located at Lobby K on Level 1, and 

WHEREAS, via a Tenth Amendment to Lease dated October 2017, Tenant expanded to the south of Premises on the third level into the space formerly occupied by
IBM equal to 8,188 rentable square feet (7,120 usable square feet), and 
 WHEREAS, via Amendment #11 to Lease dated July 17, 2018, Tenant extended the
Term for the Lease to be concurrent with this Amendment #12, and 
 WHEREAS, Tenant desires to lease additional space, and Tenant initiated contact with
Landlord regarding the construction and subsequent leasing of a new 33,000 square foot building with dedicated parking on approximately 4 acres of property owned by Landlord on the northwest side of the Prairie House, the final design and layout of
which shall be subject to Tenant’s approval and which shall be set forth in an exhibit attached to this Amendment #12, and 
 WHEREAS, Landlord is
agreeable to construct such a building, to be called “the Annex” for use by Tenant, and which shall be leased as a single-user building. 
 NOW,
THEREFORE, Landlord and Tenant agree to the following: 
 PREMISES 

Except as otherwise specified herein, Landlord shall construct the “Annex”, a free-standing building, on a build-to-suit basis, with all building
systems, that is approximately 33,000 square feet along with a dedicated, paved parking lot consisting of 130 parking spaces which shall be exclusively used by Tenant, to be leased by Tenant in its entirety. Landlord and Tenant shall review and
approve plans and specifications for the Annex, and also the final construction budget. Landlord shall cause the Annex to be constructed in accordance with the final approved plans and specifications, in a good and workmanlike manner and in
accordance with good construction practices, in compliance will all applicable laws, and in a manner that minimizes disruption to Tenant’s and other occupants current business operations. Landlord shall obtain and make Tenant an express third
party beneficiary of any warranties obtained from Landlord’s general contractor, and shall also have Tenant included as an additional insured, on a primary, non-contributory basis, of the builder’s
risk and liability insurance obtained by Landlord’s general contractor. Upon completion and following delivery to the Tenant, the Annex will be included in the definition of the Premises, the use and occupancy of which shall be subject to the
Lease as previously amended. 

  
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 TERM 

The initial term (the “Initial Term”) of the lease for the Annex building shall begin on the date of receipt by Tenant from Landlord of a copy of
the Certificate of Occupancy from the Ann Arbor Township Building Inspector, and shall end at midnight on the last day of the month 120 months (i.e. 10 years) later. Landlord shall use commercially reasonable efforts to deliver the Annex to Tenant
on or before April 30, 2019 (the Delivery Date). 
 PROJECT COST 

Landlord shall contribute the actual land upon which the Annex shall be constructed and $7,800,000 towards the total project cost. Tenant shall contribute the
necessary remaining funds to complete the construction of the building and tenant improvements. Landlord shall enter into the general construction contract to construct the Annex. Expressly excluded from Tenant’s obligation shall be any change
orders to the original agreed upon construction agreements with contractors that are not approved by Tenant or caused by any changes to the plans and specifications in any material respect not approved by Tenant. Tenant shall incrementally reimburse
Landlord for its portion of the project costs within thirty (30) days of receipt of invoice(s) from Landlord that are supported by invoices that Landlord has received from the general contractor performing the construction. 

BASE RENT 
 The base rent for the Annex,
which includes all CAMS excluding utilities, shall be as follows: 
 Year 1     Tenant agrees to pay $915,750.00 per year, payable in
monthly installments equal to $76,312.50 per month. 
 Years 2 and 3     The base annual rent shall increase each year to reflect the
cost of living increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by two and one-quarter percent (2.25%),
whichever is less, provided however, in no event shall the base rent as adjusted be reduced from the previous year. 
 Years 4 and 5
    The base annual rent shall increase each year to reflect the cost of living increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by
two and one-half percent (2.5%), whichever is less, provided however, in no event shall the base rent as adjusted be reduced from the previous year. 

  
 3 

 Years 6 – 10     The base annual rent shall increase each year to reflect the cost
of living increase in accordance with any increase in the Consumers Price Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by three percent (3.0%), whichever is less, provided however, in no event shall the base
rent as adjusted be reduced from the previous year. 
 ADDITIONAL RENT 

In addition to Base Rent, Tenant shall be responsible for payment of the following sums as “Additional Rent, the actual electric, gas, and water utility
costs for the Annex, and there shall be no mark-up by the Landlord. Landlord shall install sub-meters for electric, gas and water to measure Tenant’s actual usage.
The Landlord will submit an invoice to the Tenant as they are received from the utility providers, and payment shall be made by the Tenant to the Landlord within thirty (30) days of receipt of the invoice. 

OPTION TO RENEW 
 Upon expiration of the
initial term as stated in this Amendment #12 to Lease, provided that Tenant is not then in default beyond the expiration of any applicable grace and cure period after notice, Tenant may extend the term of this Lease with respect to the Annex for an
additional term of five (5) years (the First Extended Term), and Tenant may extend the term of this Lease for an additional term consisting of five (5) years (the Second Extended Term) upon the expiration of the First Extended Term,
provided that the Tenant has exercised its option for the First Extended Term and is not then in default beyond the expiration of any applicable grace and cure period after notice. The Tenant shall exercise the options(s) by notifying the Landlord
in writing at least three hundred sixty (360) days before the then existing Term expires. The base annual rent for each Extended Term shall increase to reflect the cost of living increase in accordance with any increase in the Consumers Price
Index of the Bureau of Labor Statistics all items indexed for Detroit, Michigan or by three percent (3%), whichever is less, provided however, in no event shall the annual rent as adjusted be reduced from the previous year. 

If the Tenant exercises an option to extend the Lease term for the First Extended Term or the Second Extended Term, the Landlord shall agree to contribute
$1.50 per usable square foot of office space per year during the extended term(s) for the purpose of refurbishment of the Premises. This is in addition to the annual rental credit installments specified in the Eleventh Amendment, and the amounts due
and payable for such purposes under the Twelfth Amendment shall be due and payable to Tenant whether or not spent by Tenant during a current or prior year. Tenant may retain any amount unspent during any calendar year for use in future years. In the
event these amounts are not paid by Landlord to Tenant within thirty (30) days after written notice from Tenant that such amounts are due, Tenant may set off the unpaid amount together with interest at the amount specified in Section 5.02
of the Lease against the installments of base annual rent next coming due until the total amount due from Landlord is recaptured by Tenant. 

  
 4 

 SURVIVAL OF LEASE 

Except as set forth in this Amendment, all other terms and conditions of the Lease shall remain the same and unchanged in full force and effect. 

IN WITNESS WHEREOF, the parties have hereunto executed this AMENDMENT #12 TO LEASE AGREEMENT as of the day and year first above written. 

 

			
	TENANT:	  	LANDLORD:
	DOMINO’S PIZZA LLC	  	DOMINO’S FARMS OFFICE PARK LLC
	(a Michigan limited liability company)	  	(a Michigan limited liability company)

  

									
					
	By:	 	/s/ Richard Allison	 		 	By:	 	/s/ Paul R. Roney
		 	Richard Allison	 		 		 	Paul R. Roney
	Its:	 	Chief Executive Officer	 		 	Its:	 	Manager

  
 5

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