Document:

Omnibus Amendment to Loan Documents dated July 14, 2011

 Exhibit 10.1 
  

			
	 Upon recordation, return to:
	  	 Authorization I.D. # AAA-7182
 Investment I.D. # 000453201
 90 Hudson Street

 Logan Grady LLC 
 1233 Silas Deane
Hwy 
 Wethersfield, CT 06109 
  

 
 Omnibus Amendment to Loan Documents

  
  

 
  

			
	 Date:
	 	 July 14, 2011

		
	 Location of Property:
	 	 90 Hudson Street

		 	 Jersey City, New Jersey 07302

		 	 Block 6, Lot 15

  
 1 

 OMNIBUS AMENDMENT TO LOAN DOCUMENTS 

THIS OMNIBUS AMENDMENT TO LOAN DOCUMENTS (this “Agreement”) is made and entered into as of July 14, 2011 by and
between RT 90 HUDSON, LLC, a Delaware limited liability company, having its principal place of business at c/o CB Richard Ellis Realty Trust, 47 Hulfish Street, Suite 210, Princeton, New Jersey 08542, Attention: Jack A. Cuneo
(“Borrower”) and TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, having an address at 730 Third Avenue, New York, New York 10017 (together with its successors and assigns,
“Lender”). 
 Recitals 
 All capitalized terms not defined herein are defined on the attached and incorporated Exhibit A. 
 A.    Lender made a loan to 90 Hudson Street, L.L.C. (“Original Borrower”) in the initial principal amount of Seventy Million and NO/100 Dollars ($70,000,000.00).

 B.    Lender and Original Borrower subsequently modified said loan by, inter alia, increasing the principal
amount thereof to One Hundred Twenty-Two Million Five Hundred Thousand and NO/100 Dollars ($122,500,000.00) (such loan, as modified, the “Existing Loan”). 

C.    Original Borrower subsequently transferred the Property (as defined below) to Borrower and in connection therewith
Borrower assumed the Existing Loan in accordance with, inter alia, the terms of that certain Loan Assumption and Modification Agreement dated as of April 11, 2011 (the “LAMA”), by and among, inter alia, Borrower,
Original Borrower and Lender, recorded in the Register of Deeds of Hudson County, New Jersey (the “Recorder’s Office”) in Book 660, at Page 391. 
 D.    The Existing Loan is evidenced and secured by, inter alia, (i) that certain Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing Statement, dated
January 14, 2000, granted by Original Borrower to Lender, recorded in the Recorder’s Office in Book 7331 at Page 79, as modified by that certain Spreader and First Amendment to Mortgage, Assignment of Leases and Rents, Security Agreement
and Fixture Filing Statement, dated as of April 7, 2006 by and between Original Borrower and Lender, recorded in the Recorder’s Office in Book 571 at Page 13, as further modified by the LAMA (as modified, the “Existing
Mortgage”), granting Lender a security interest in , inter alia, certain property and the improvements located thereon as more particularly described on Exhibit B attached hereto and commonly known as 90 Hudson Street, Jersey City, New
Jersey (such property, the “Property”) and (ii) the other Existing Loan Documents (as defined on Exhibit A attached hereto). Capitalized terms used herein and not otherwise defined shall have the meanings set forth in
the Existing Mortgage. 
 E.    Borrower leases the Property to its affiliate RT 90 Hudson Urban Renewal, LLC
(“Tenant”) pursuant to the terms of a certain lease (the “Urban Renewal Lease”) by and between Borrower and Tenant, and Tenant subleases the Property back to Borrower pursuant to the terms of a certain
sublease by and between Tenant and Borrower. 
 F.    Borrower and Lender have agreed to modify the Existing Loan and
the Existing Loan Documents in accordance with the terms of this Agreement and that certain Amended and Restated Promissory Note dated as of the date hereof (the “Note” and together with this Agreement and the Existing Loan
Documents (as modified hereby), each a “Loan Document” and collectively, the “Loan Documents”), which terms provide, inter alia, for (i) the extension of the term of the Existing Loan from
May 1, 2016 to May 1, 2019, (ii) the reduction of the outstanding principal balance of the Loan to an amount equal to $108,500,000.00 (which reduction shall take place in connection with a prepayment of a portion of the outstanding
principal balance of the Existing Loan together with interest accrued thereon through the date hereof, such prepayment, the “Prepayment”) and (iii) the reamortization of the Loan (as defined in the following sentence).
The Existing Loan as amended hereby and by the terms of the Note, shall hereafter be referred to as the Loan. 
 Statement of Agreement

 In consideration of the mutual covenants and agreements set forth herein, the parties hereto hereby agree as follows: 

1.    Representations, Warranties, and Covenants of Borrower. 

(a)    Borrower is a limited liability company duly organized and validly existing under the laws of the State of Delaware, and
is qualified to do business in the State of New Jersey. Borrower’s registered office is as set forth in its Certificate of Formation or most recent amendment thereto. 

  
 2 

 (b)    Borrower has the requisite power and authority under its organizational
documents to execute and deliver this Agreement and the Note, to perform its obligations under this Agreement, the Note and the other Loan Documents and to consummate the transactions contemplated hereby and Borrower has taken any and all necessary
action to authorize the execution and delivery of this Agreement and the Note, the performance of Borrower’s obligations under this Agreement and the consummation of the transactions contemplated herein and Borrower is otherwise in compliance
with all applicable laws and regulations. 
 (c)    This Agreement, the Note and the other Loan Documents constitute
legal, valid and binding obligations of Borrower, enforceable in accordance with their respective terms, except to the extent that such enforcement may be limited by applicable bankruptcy, insolvency, reorganization or other similar laws affecting
the rights of creditors generally or general principles of equity. Neither the entry into nor the performance of and compliance with this Agreement, the Note or any of the Loan Documents has resulted or will result in any violation of, or a conflict
with or a default under, any judgment, decree, order, mortgage, indenture, contract, agreement or lease by which Borrower or any property of Borrower is bound or any statute, rule or regulation applicable to Borrower. 

(d)    Neither the execution of this Agreement nor the Note has resulted or will result in any violation of, or a conflict with
or a default under, any judgment, decree, order, mortgage, indenture, contract, agreement or lease by which Borrower or any property of Borrower is bound or any statute, rule or regulation applicable to Borrower. 

(e)    There is no action, proceeding or investigation pending or, to the best of Borrower’s knowledge, threatened, which
questions, directly or indirectly, the validity or enforceability of this Agreement or any of the other Loan Documents, or any action taken or to be taken pursuant hereto or thereto, or which might result in any material adverse change in the
condition (financial or otherwise) or business of Borrower. 
 (f)    There has been no legislative action, regulatory
change, revocation of license or right to do business, fire, explosion, flood, drought, windstorm, earthquake, accident, other casualty or act of God, labor trouble, riot, civil commotion, condemnation or other action or event which has had any
material adverse effect on the business or condition (financial or otherwise) of Borrower or the Property, whether insured against or not, since Borrower submitted to Lender its request to modify the Existing Loan in accordance with the terms
hereof. 
 (g)    The financial statements and other data and information supplied by Borrower in connection with
Borrower’s request to so modify the Existing Loan or otherwise supplied by Borrower in contemplation of such modification (including, without limitation, all information so supplied regarding the Property, Borrower and CBRE Operating
Partnership, L.P. (“Indemnitor”) were in all material respects true and correct as of the dates specified therein, and since such dates no Material Adverse Change has occurred. As used herein a “Material Adverse
Change” shall mean the occurrence of one or more events, conditions or circumstances that in and of itself and/or in conjunction with any other events, conditions or circumstances results in a material adverse effect on (i) the
use, value or condition of the Property, or (ii) the legal or financial status or business operations of Borrower or Indemnitor. 

(h)    There is not any pending or, to the best of Borrower’s knowledge, threatened in writing, litigation or proceedings
which might impair to a material extent the business or financial condition of Borrower or Indemnitor. 
 (i)    To
the best of Borrower’s knowledge, there exists no default under the Financial Agreement. 
 (j)    To the best of
Borrower’s knowledge, neither Borrower nor Affiliates are in violation of any Laws relating to terrorism, acts of war or money laundering (any and all of such Laws, collectively, the “Anti-Terrorism Laws”), including
Executive Order No. 13224 on Terrorist Financing (effective September 24, 2001) (the “Executive Order”), and the United and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct
Terrorism Act of 2001 (Public Law 107-56, the “Patriot Act”). As used in the clause (j) and in clauses (k) and (l) below references to the word “Affiliates” shall mean any person or entity that
controls, is under common control with, or is controlled by Borrower (with the term “control” (1) meaning the power to direct or cause the direction of the management and policies of the applicable entity through ownership of voting
securities or other beneficial interests, or by contract or otherwise, and (2) being deemed to include any person or entity that is a general partner, managing member, manager or executive officer of the applicable entity and/or a direct or
indirect holder of a ten percent (10%) or greater ownership interest in Borrower, Indemnitor or any other applicable entity). 

(k)    None of Borrower or its Affiliates is or will be a “Prohibited Person” which is defined as
follows: 
  

	(i)	 a person or entity that is listed in the Annex to, or is otherwise subject to the provisions of, the Executive Order; 

 

	(ii)	 a person or entity owned or controlled by, or acting for or on behalf of, any person or entity that is listed in the Annex to, or is otherwise subject to the
provisions of, the Executive Order; 

  
 3 

	(iii)	 a person or entity with whom Lender is prohibited from dealing or otherwise engaging in any transaction by any terrorism or money laundering law, including,
without limitation, the Executive Order and the Patriot Act; 

  

	(iv)	 a person or entity who commits, threatens or conspires to commit or supports “terrorism” as defined in the Executive Order;

  

	(v)	 a person or entity that is named as a “specially designated national and blocked person” on the most current list published by the U.S. Treasury
Department Office of Foreign Asset Control at its official website, http://www.treas.gov/ofac/tllsdn.pdf or at any replacement website or other replacement official publication of such list; and/or 

 

	(vi)	 a person or entity who is affiliated with a person or entity listed above; 

provided that the representations and warranties set forth in this clause (k) do not apply to the holders of any common shares of beneficial
interests sold in a public offering of CB Richard Ellis Realty Trust, and with respect to such holders Borrower hereby represents and warrants to Lender that in conducting its business (including, without limitation, the offering and sale of shares
therein) CB Richard Ellis Realty Trust complies with all applicable laws and regulations relating to foreign and domestic terrorism and/or money laundering. 
 (l)    None of Borrower or its Affiliates will knowingly (i) conduct any business or engage in any transaction or dealing with any Prohibited Person, including the making or receiving or
any contribution of funds, goods or services to or for the benefit of any Prohibited Person, (ii) deal in, otherwise engage in any transaction relating to, any property or interest in property blocked pursuant to the Executive Order; or
(iii) engage in or conspire to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or attempts to violate any of the prohibitions set forth in the Executive Order or the Patriot Act. 

(m)    Borrower covenants and agrees to deliver to Lender any certification or other evidence reasonably requested from time to
time by Lender in its reasonable discretion, confirming Borrower’s compliance with all Anti-Terrorism Laws. Borrower further agrees that the representations and warranties set forth in clauses (j), (k) and (l) above shall be deemed
repeated and reaffirmed by Borrower on each date that Borrower makes a payment to Lender under the Loan Documents or receives any payment from Lender. 
 (n)    No Event of Default or condition or circumstance that with the giving of notice or passage of time (or both) would constitute an Event of Default exists under the Loan Documents.

 (o)    Borrower is not an “employee benefit plan” as defined in Section 3(3) of the Employee
Retirement Income Security Act of 1974 (“ERISA”) that is subject to Title I of ERISA or a “plan” as defined in Section 4975(e)(1) of the Internal Revenue Code of 1986, as amended, and the related Treasury Regulations
(the “Code” ) that is subject to Section 4975 of the Code, and the assets of Borrower do not constitute “plan assets” or one or more of such plans for purposes of Title I of ERISA or Section 4975 of the Code.

 (p)    Borrower is not a “government plan” within the meaning of Section 3(32) of ERISA and
transactions by or with Borrower are not subject to any laws regulating investments of and fiduciary obligations with respect to governmental plans. 
 No representation, warranty or covenant of Borrower made in this Agreement contains any untrue statement of material fact or omits to state a material fact necessary in order to make such representations and
warranties not misleading in light of the circumstances under which they are made. 
 Borrower understands and intends that Lender shall
rely on the representations, warranties and covenants contained herein. 
 3.    Acknowledgment of Indebtedness and
Loan Status. The parties acknowledge and agree that, as of the date of this Agreement (and after giving effect to the Prepayment made in connection with the execution of this Agreement), (i) the principal balance of the Note is
$108,500,000.00, (ii) Borrower is making a payment of interest only on the date hereof in the amount set forth in the Note and (iii) the next installment of principal and interest is due on September 1, 2011 in the amount set forth in
the Note. Borrower acknowledges and agrees that the Loan, as modified hereby and by the Note is a valid and existing indebtedness payable by Borrower to Lender. 
 4.    Modifications of the Loan Documents. The Existing Loan Documents are hereby modified as follows: 
 (a)    Any and all references to the “Loan” as set forth in any of the Existing Loan Documents shall hereafter refer to that certain mortgage loan evidenced by the Note (as such Note
is defined in Section 4(c) of this Agreement). 
 (b)    Any and all references to the “Loan Documents”
or a particular Loan Document as set forth in any of the Existing Loan Documents shall mean, other than in the instance of the Note, the applicable Loan Document, as modified hereby, and in the instance of the Note, shall mean the “Note”
as defined in Section 4(d) of this Agreement. 

  
 4 

 (c)    Any and all references to the “Maturity Date” as set forth in any
of the Existing Loan Documents shall hereafter refer to May 1, 2019. Without limiting the foregoing, the reference to “May 1, 2016” as set forth in Recital B to the Existing Mortgage and the Existing Assignment is hereby deleted in
its entirety and the following is substituted in lieu thereof: “May 1, 2019”. 
 (d)    Any and all
references to the “Note” as set forth in any of the Existing Loan Documents is hereby modified to refer to that certain Amended and Restated Promissory Note dated as of July 14, 2011, executed by RT 90 Hudson, LLC in favor of Teachers
Insurance and Annuity Association of America evidencing a mortgage loan in the principal amount of $108,500,000.00. 

(e)    Any and all references to the “Principal” as set forth in the Existing Mortgage and the Existing Assignment
shall hereafter refer to “the principal amount of One Hundred Eight Million Five Hundred Thousand and No/100 Dollars ($108,500,000.00) evidenced by the Note (or so much thereof as is outstanding from time to time under the terms of the
Note)”. 
 (f)    The references to “the” or “a” “Real Estate Tax and Rollover Reserve
Escrow and Security Agreement dated the date of this Mortgage among Borrower, Lender and the Accumulations Depository” in Section 6.2(e) and Section 6.4 of the Existing Mortgage shall hereafter refer to the Existing Reserve Agreement
as modified by this Agreement. 
 (g)    The reference to “Poole Financial Services, LLC” as set forth in
Section 7.5(f) of the Existing Mortgage is hereby deleted in its entirety and the following is substituted in lieu thereof: “Northmarq Capital, LLC”. 
 (h)    The reference to “12.25%” set forth in the definition of “Default Interest Rate” in Exhibit B to the Existing Mortgage is hereby deleted in its entirety and the
following is substituted in lieu thereof: “10.66%”. 
 (i)    The reference to “7.25%” set forth
in the definition of “Fixed Interest Rate” in Exhibit B to the Existing Mortgage is hereby deleted in its entirety and the following is substituted in lieu thereof: “5.66%”. 

5.    Conditions Precedent. This Agreement shall be of no force and effect until each of the following conditions has
been met to the reasonable satisfaction of Lender: 
 (a)    Prepayment of Existing Loan. Borrower shall have
made the Prepayment. 
 (b)    Satisfaction of Conditions set forth in the Application. All other conditions
precedent to the closing of the transaction evidenced hereby as set forth in the Application and/or otherwise required by Lender shall have been satisfied. 
 6.    Incorporation of Recitals. Each of the Recitals set forth above in this Agreement are incorporated herein and made a part hereof. 

7.    Property Remains as Security for Lender. All of the Property as described and defined in the Mortgage, as amended
hereby, shall remain in all respects subject to the lien, charge or encumbrance of the Mortgage, and, except as expressly set forth herein, nothing herein contained and nothing done pursuant hereto shall affect or be construed to release or affect
the liability of any party or parties who may now or hereafter be liable under or on account of the Note or the Mortgage, or any of the Loan Documents, nor shall anything herein contained or done in pursuance hereof affect or be construed to affect
any other security for the Note, if any, held by Lender. 
 8    No Waiver by Lender. Except as otherwise
expressly provided herein, nothing contained herein shall be deemed a waiver of any of Lender’s rights or remedies under the Note or any of the other Loan Documents. 
 9.    Brokerage Fees. Borrower warrants and represents that it has not dealt with any broker or agent in connection with this Agreement except for CBRE Capital Markets. In the event any
broker or agent (including CBRE Capital Markets) claims any compensation, commissions or charges in connection with the transactions contemplated herein, Borrower shall be solely responsible for the payment of the same and Borrower shall indemnify
and hold Lender harmless from any cost, expense or liability (including cost of suit and reasonable attorneys’ fees) for any such compensation, commissions or charges. 
 10.    Relationship with Loan Documents. To the extent that this Agreement is inconsistent with the Loan Documents, this Agreement will control and the Loan Documents will be deemed to be
amended hereby. Except as amended hereby or as set forth in the Note, the Existing Loan Documents shall remain unchanged and in full force and effect. 
 11.    Captions. The headings to the Sections of this Agreement have been inserted for convenience of reference only and shall in no way modify or restrict any provisions hereof or be
used to construe any such provisions. 

  
 5 

 12.    Partial Invalidity. If any provision of this Agreement is held to be
illegal, invalid or unenforceable under present or future laws, such provision shall be fully severable, and this Agreement shall be construed and enforced as if such illegal, invalid or unenforceable provision had never comprised a part of this
Agreement. 
 13.    Entire Agreement. This Agreement and the documents contemplated to be executed herewith
constitutes the entire agreement among the parties hereto with respect to the transactions contemplated herein and shall not be amended unless such amendment is in writing and executed by all of the parties hereto. This Agreement supersedes all
prior negotiations regarding the subject matter hereof. 
 14.    Binding Effect. This Agreement and the
documents contemplated to be executed in connection herewith shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns; provided, however, that the foregoing provisions of this Section shall not
be deemed to be a consent by Lender to any further sale, conveyance, assignment or transfer of the Property by Borrower. 

15.    Multiple Counterparts. This Agreement may be executed in multiple counterparts, each of which will be an
original, but any of which, taken together, will constitute one and the same Agreement. 
 16    Governing Law.
This Agreement shall be governed by and construed in accordance with the laws of the State of New Jersey. 

17.    Effective Date. This Agreement shall be effective as of the date of its execution by the parties hereto and
thereupon is incorporated into the terms of the Loan Documents. 
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 

  
 6 

 IN WITNESS WHEREOF, and intending to be legally bound, the parties hereto have executed this Agreement
to be effective as of the date first aforesaid. 
  

			
	BORROWER:
	
	RT 90 HUDSON, LLC, a Delaware limited liability company
		
	 By:
	 	 /s/ Philip L. Kianka

		 	 Name: Philip L. Kianka

		 	 Title:   Vice President

  

					
	 STATE OF NEW JERSEY
	 	 )
	 	
		 	 )
	 	ss.:
	COUNTY OF SOMERSET	 	)	 	

 On the 11th day of July, 2011 before me, the undersigned, a notary in and for said state, personally appeared
Philip L. Kianka , personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity and that
by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	 /S/ Josephine Cocjin Loranzo

	Notary Public

 [Borrower’s Signature Page to Omnibus Amendment to Loan Documents] 

  
 7 

 
			
	LENDER:
	
	TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA
		
	 By:
	 	 /s/ Matthew T. Murphy

		 	 Name: Matthew T. Murphy

		 	 Title:   Director

  

					
	 STATE OF NORTH CAROLINA
	 	 )
	 	
		 	 )
	 	ss.:
	COUNTY OF MECKLENBURG	 	)	 	

 On the 7th day of July, 2011 before me, the undersigned, a notary in and for said state, personally appeared above,
personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity and that by his/her
signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	 /s/ Lorraine M. Patterson

	Notary Public

 [Lender’s Signature Page to Omnibus Amendment to Loan Documents] 

  
 8 

 JOINDER OF TENANT 

RT 90 Hudson Urban Renewal, LLC, a New Jersey limited liability company, hereby joins in the execution of this Agreement to confirm that its
interest as the tenant under the Urban Renewal Lease is subject and subordinate to the lien of the Mortgage and that Lender may, at Lender’s election, terminate the Urban Renewal Lease upon any foreclosure or conveyance in lieu of foreclosure
thereof. 
 Dated this 11th day of July, 2011 

 

			
	RT 90 HUDSON URBAN RENEWAL, LLC
		
	 By:
	 	 /s/ Philip L. Kianka

		 	Name: Philip L. Kianka
		 	Title:   Vice President

  

					
	 STATE OF NEW JERSEY
	 	 )
	 	
		 	 )
	 	ss.:
	COUNTY OF SOMERSET	 	)	 	

 On the 11th day of July, 2011 before me, the undersigned, a notary in and for said state, personally appeared
Philip L. Kianka, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity and that
by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	 /s/ Josephine Cocjin Loranzo

	Notary Public

 [New Tenant’s Joinder to Omnibus Amendment to Loan Documents] 

  
 9 

 JOINDER OF NORTHMARQ CAPITAL, LLC 

Northmarq Capital, LLC, a Minnesota limited liability company, formerly known as Northmarq Capital, Inc., hereby joins in the execution of this
Agreement to acknowledge and agree to the modifications set forth herein as and to the extent the same relate to the Existing Reserve Agreement as amended by this Agreement. 
 Dated this 7th day of July, 2011 
  

			
	 NORTHMARQ CAPITAL, LLC., a Minnesota
 limited liability company

		
	 By:
	 	 /s/ Michael J. Myers

		 	 Name:  Michael J. Myers

		 	 Title:     Executive Vice President

  

					
	 STATE OF MINNESOTA
	 	 )
	 	
		 	 )
	 	ss.:
	COUNTY OF HENNEPIN	 	)	 	

 On the 7th day of July, 2011 before me, the undersigned, a notary in and for said state, personally appeared
Michael Myers, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity and that by
his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	 /s/ Brandon Michael Geis

	Notary Public

 [Northmarq’s Joinder to Omnibus Amendment to Loan Documents] 

  
 10 

 EXHIBIT A 
 Existing Loan Documents 
  

	(1)	 Promissory Note dated April 7, 2006, payable by Original Borrower to Lender in the original principal amount of One Hundred Twenty-Two Million Five
Hundred Thousand and NO/100 Dollars ($122,500,000.00), the obligations of Original Borrower thereunder having been assigned to Borrower as evidenced by the LAMA and that certain Allonge to Note dated as of April 11, 2011.

  

	(2)	 the Existing Mortgage. 

  

	(3)	 Assignment of Leases and Rents, dated January 14, 2000, granted by Original Borrower to Lender, recorded in the Recorder’s Office in Book 7331 at
Page 146, as amended by the LAMA (the “Existing Assignment”). 

  

	(4)	 Guaranty of Recourse Obligations of Borrower dated as of April 7, 2006, executed by Hartz Mountain Industries, Inc. (“Original
Indemnitor”) in favor of Lender, as amended by that certain Substitution of Indemnitor and Assumption of Obligations of Indemnitor dated as of the date hereof (the “Substitution of Indemnitor”) by and among
Indemnitor, Borrower, Original Indemnitor and Lender. 

  

	(5)	 Environmental Indemnity dated as of January 14, 2000, executed by Original Indemnitor in favor of Lender, as re-affirmed by that certain Affirmation of
Environmental Indemnity dated as of April 7, 2006, executed by Original Indemnitor in favor of Lender, as amended by the Substitution of Indemnitor. 

 

	(6)	 Real Estate Tax and Rollover Reserve Escrow and Security Agreement dated as of April 7, 2006 by and among Original Borrower, Lender and Northmarq
Capital, Inc. (now known as Northmarq Capital, LLC), as amended by the LAMA (the “Existing Reserve Agreement”). 

  

	(7)	 UCC-1 Financing Statement naming Borrower, as debtor, and Lender, as secured party, to be filed in the Recorder’s Office. 

 

	(8)	 UCC-1 Financing Statement naming Borrower, as debtor, and Lender, as secured party, to be filed with the Delaware Secretary of State’s Office.

  
 11 

 EXHIBIT B - Legal Description of Real Property 

ALL THAT CERTAIN tract, parcel and lot of land, lying and being situate in the City of Jersey City, County of Hudson and State of New
Jersey, being more particularly described as follows: 
 Tract I: (Deed Book 5312 Page 141) 

COMMENCING at the intersection of the easterly ROW line of Greene Street and the Southerly ROW line of York Street and running along the Southerly
ROW line of York Street South 81 degrees 47 minutes 01 seconds East a distance of 470.00 feet to a point of beginning; thence: 
 1. Along
the southerly ROW line of York Street South 81 degrees 47 minutes 01 seconds East a distance of 250.00 feet to a point; thence 
 2. South
8 degrees 12 minutes 59 seconds West a distance of 200.42 feet to a point; thence 
 3. Along the northerly ROW line of the former Grand
Street North 81 degrees 47 minutes 01 seconds West a distance of 250.00 feet to a point lying on the Easterly ROW line of the former Hudson Street; thence 
 4. Along the easterly ROW line of the former Hudson Street North 8 degrees 12 minutes 59 seconds East a distance of 200.42 feet to the point of BEGINNING. 

Tract II (Deed Book 5948 Page 293): 

Commencing and beginning at the intersection of the Easterly terminus of York Street and the Southerly line of York Street; thence 

1. South 81 degrees 47 minutes 01 seconds East, a distance of 30.00 feet; thence 

2. South 8 degrees 12 minutes 59 seconds West, a distance of 200.42 feet; thence 

3. North 81 degrees 47 minutes 01 seconds West, a distance of 30.00 feet; thence 

4. North 8 degrees 12 minutes 59 seconds East, a distance of 200.42 feet to the point of BEGINNING. 

The above two tracts being jointly described as follows: 
 BEGINNING at the point of intersection of the Northerly line of Grand Street (80’ feet wide) and the Easterly line of Hudson Street (70’ wide) and running; thence 

1. Along the said Easterly line of Hudson Street North 8 degrees 12 minutes 59 seconds East a distance of 200.42 feet to a point and corner, said
corner being the intersection of the aforesaid Hudson Street with the Southerly line of York Street (60’ wide); thence 
 2. Along
the aforesaid York Street, South 81 degrees 47 minutes 01 seconds East, a distance of 280.00 feet to a point and corner, said corner being the intersection of the aforesaid York Street with the Westerly Line of N//F Marginal Highway (Block 8 Lot 2);
thence 
 3. Along the aforesaid marginal highway, South 8 degrees 12 minutes 59 seconds West, a distance of 200.42 feet to a point and
corner, said corner being the intersection of the aforesaid marginal highway and the Northerly line of the first mentioned Grand Street; thence 
 3. Along the said Northerly line of Grand Street North 81 degrees 47 minutes 01 seconds West, a distance of 280.00 feet to the point and place of BEGINNING. 

Being also known as: Lot 15, Block 6, on the Official Tax Map of the City of Jersey City, County of Hudson, State of New Jersey 

  
 12Amended and Restated Promissory Note dated July 14, 2011

 Exhibit 10.2 
 TIAA Authorization #AAA-7182 
 Investment ID # 000453201 

AMENDED AND RESTATED PROMISSORY NOTE 
  

			
	$108,500,000.00	  	 New York, New York
 Dated as of July 14, 2011

 FOR VALUE RECEIVED, RT 90 HUDSON, LLC, a Delaware limited liability company (“Borrower”),
having its principal place of business at c/o CB Richard Ellis Realty Trust, 47 Hulfish Street, Suite 210, Princeton, New Jersey 08542, promises to pay to TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation
(“Lender”), or order, at Lender’s offices at 730 Third Avenue, New York, New York 10017 or at such other place as Lender designates in writing, the principal sum of ONE HUNDRED EIGHT MILLION FIVE HUNDRED THOUSAND AND
NO/100 DOLLARS ($108,500,000.00) (the principal sum or so much of the principal sum as may be advanced and outstanding from time to time, the “Principal”), in lawful money of the United States of America, with interest on the
Principal from the date of this Amended and Restated Promissory Note (this “Promissory Note”) through and including May 1, 2019 (the “Maturity Date”) at the fixed interest rate of five and
sixty-six one hundredths percent (5.66%) per annum (the “Fixed Interest Rate”). 
 This Promissory Note
(a) evidences a loan (the “Loan”) in the maximum principal amount of ONE HUNDRED EIGHT MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($108,500,000.00) made by Lender to Borrower and (b) amends and restates in its
entirety that certain Promissory Note dated as of April 7, 2006 executed by 90 Hudson Street L.L.C. (“Original Borrower”) in favor of Lender, the obligations of Original Borrower under which were subsequently assumed by
Borrower as evidenced by, inter alia, that certain Allonge to Note dated as of April 11, 2011 (such prior promissory note and allonge, collectively, the “Prior Note”), which in turn replaced and superceded that certain
Promissory Note dated as of January 14, 2000 executed by Original Borrower in favor of Lender. 
 This Promissory Note is secured by,
among other things, that certain Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing Statement made by Original Borrower to Lender, dated as of January 14, 2000, recorded January 18, 2000 in the Hudson County
Recorder’s Office in Mortgage Book 7331, at Page 79, as amended by (a) that certain Spreader and First Amendment of Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing Statement, dated as of April 7, 2006,
made by Original Borrower and Lender and recorded in the Hudson County Recorder’s Office in Book 571, at Page 13, (b) that certain Loan Assumption and Modification Agreement dated as of April 11, 2011 (the
“LAMA”) by and among, inter alia, Borrower, Original Borrower and Lender and recorded in the Hudson County Recorder’s Office in Book 660, at Page 391 and (c) that certain Omnibus Amendment to Loan Documents dated as
of the date hereof (the “Omnibus Amendment” and together with the LAMA, collectively, the “Modification Agreements”), by and among, inter alia, Borrower and Lender to be recorded in the Hudson
County Recorder’s Office (collectively the “Mortgage”). The Mortgage encumbers property known as 90 Hudson Street located in the City of Jersey City, County of Hudson, State of New Jersey, as more particularly described
in the Mortgage and defined in the Mortgage as the “Property”. All capitalized terms not expressly defined in this Promissory Note will have the definitions set forth in the Mortgage. 

Section 1. Payments of Principal and Fixed Interest. 

(a) Borrower will make monthly installment payments (“Debt Service Payments”) as follows:

 (i) On the date hereof, an interest only payment representing interest accrued on the outstanding
principal balance of the Prior Note through but not including the date hereof and interest accrued on the Principal evidenced hereby from and including the date hereof through and including July 31, 2011; and 

(ii) On September 1, 2011 and on the first day of each succeeding calendar month through and including
April 1, 2019, payments in the amount of Six Hundred Twenty-Six Thousand Nine Hundred Eighty-Six and 88/100 Dollars ($626,986.88), each of which payments will be applied first to accrued interest on the Principal at the Fixed Interest Rate and
then to the Principal. 
 (b) On the Maturity Date, Borrower will pay the Principal in full together with
accrued interest at the Fixed Interest Rate and all other amounts due under the Loan Documents. 

  
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 Section 2. Prepayment Provisions. 

(a) The following definitions shall apply in connection with any prepayment identified below: 

“Discount Rate” means the yield to maturity on a U.S. Treasury issue plus fifty
(50) basis points selected by Lender (or such other commonly used benchmark as Lender selects in its reasonable discretion, if Lender determines that U.S. Treasury issues are not commonly used benchmarks on the date of calculation), as reported
in Bloomberg.com (or in any similar national financial newspaper, periodical or website designated by Lender if Bloomberg.com is not available), on a trading day that is two weeks prior to the date of prepayment, having a maturity date corresponding
(or most closely corresponding, if not identical) to the Maturity Date, and, if applicable, a coupon rate corresponding (or most closely corresponding, if not identical) to the Fixed Interest Rate. 

“Default Discount Rate” means the Discount Rate less 300 basis points. 

“Discounted Value” means the Discounted Value of a Note Payment based on the following
formula: 
 NP 

(1 + R/12)n = Discounted Value 
 NP = Amount of Note Payment 
 R = Discount Rate or Default Discount
Rate as the case may be. 
 n = The number of months between the date of prepayment and the scheduled date
of the Note Payment being discounted rounded to the nearest integer. 
 “Note
Payments” means (i) the scheduled Debt Service Payments for the period from the date of prepayment through the Maturity Date and (ii) the scheduled repayment of Principal, if any, on the Maturity Date. 

“Prepayment Date Principal” means the Principal on the date of prepayment. 

(b) This Promissory Note may not be prepaid in full or in part before August 1, 2014. Commencing on
August 1, 2014, provided there is no Event of Default, Borrower may prepay this Promissory Note in full, but not in part, on the first day of any calendar month, upon 60 days prior notice to Lender and upon payment in full of the Debt which
will include a payment (the “Prepayment Premium”) equal to the greater of (i) an amount equal to the product of 1% times the Prepayment Date Principal and (ii) the amount by which the sum of the Discounted Values of
Note Payments, calculated at the Discount Rate, exceeds the Prepayment Date Principal. Provided there is no Event of Default, this Promissory Note may be prepaid in full without payment of the Prepayment Premium during the last 90 days of the Term.
This Promissory Note may not be prepaid without simultaneous prepayment in full of any other notes secured by the Loan Documents. Notwithstanding the foregoing, no Prepayment Premium will be due in the event Lender applies Proceeds from a Casualty
or Condemnation as a credit against any portion of the Debt. 
 (c) After an Acceleration or upon any other
prepayment not permitted by the Loan Documents, any tender of payment of the amount necessary to satisfy the Debt accelerated, any judgment of foreclosure, any statement of the amount due at the time of foreclosure and any tender of payment made
during any redemption period after foreclosure, will include, in lieu of any Prepayment Premium, a payment (the “Evasion Premium”) equal to the greater of (i) an amount equal to the product of 1% plus 300 basis points
times the Prepayment Date Principal, and (ii) the amount by which the sum of the Discounted Values of the Note Payments, calculated at the Default Discount Rate, exceeds the Prepayment Date Principal. Notwithstanding the foregoing, during any
period the Loan is open for prepayment, the Prepayment Premium will be in lieu of any Evasion Premium. 

(d) Borrower acknowledges that at any time an Evasion Premium is due hereunder: 

(i) a prepayment after an Event of Default will cause damage to Lender; 

(ii) the Evasion Premium is intended to compensate Lender for the loss of its investment and the expense incurred
and time and effort associated with making the Loan, which will not be fully repaid if the Loan is prepaid; 
 (iii) it will be extremely difficult and impractical to ascertain the extent of Lenders damages caused by a prepayment after an Event of Default or any other prepayment not permitted by the Loan Documents; and

 (iv) the Evasion Premium represents Lender’s and Borrower’s reasonable estimate of
Lender’s damages for the prepayment and is not a penalty. 

  
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 Section 3. Events of Default. 

(a) It is an “Event of Default” under this Promissory Note: 

(i) if Borrower fails to pay a regularly scheduled escrow amount due under the Real Estate Tax and Rollover Reserve
Escrow and Security Agreement dated as of April 7, 2006 as amended by the Modification Agreements (as amended, the “Reserve Agreement”), or Debt Service Payment due, as and when required, under this Promissory Note or
any other Loan Document and the failure continues for a period of 5 days; 
 (ii) if Borrower fails to pay
any amount due (other than a Debt Service Payment or a regularly scheduled escrow amount under the Reserve Agreement), as and when required, under this Promissory Note or any other Loan Document and the failure continues for a period of 10 days; or

 (iii) if an Event of Default occurs under any other Loan Document. 

(b) If an Event of Default occurs, Lender may declare all or any portion of the Debt immediately due and payable
(“Acceleration”) and exercise any of the other Remedies. 
 Section 4. Default Rate. Interest on the
Principal will accrue at the Default Interest Rate from the date an Event of Default occurs. 
 Section 5. Late Charges.

 (a) If Borrower fails to pay any Debt Service Payment when due or fails to pay any amount due under the
Loan Documents on the Maturity Date (in either event. without giving consideration to any grace period contained in the Loan Documents), Borrower agrees to pay to Lender an amount (a “Late Charge’”) equal to five cents
($.05) for each one dollar ($1.00) of the delinquent payment. 
 (b) Borrower acknowledges that:

 (i) a delinquent payment will cause damage to Lender; 

(ii) the Late Charge is intended to compensate Lender for loss of use of the delinquent payment and the expense
incurred and time and effort associated with recovering the delinquent payment; 
 (iii) it will be
extremely difficult and impractical to ascertain the extent of Lender’s damages caused by the delinquency; and 
 (iv) the Late Charge represents Lender and Borrower’s reasonable estimate of Lender’s damages from the delinquency and is not a penalty. 

Section 6. Limitation of Liability. This Promissory Note is subject to the limitations on liability set forth in the Article of the
Mortgage entitled “Limitation of Liability”. 
 Section 7. WAIVERS. IN ADDITION TO THE WAIVERS SET
FORTH IN THE ARTICLE OF THE MORTGAGE ENTITLED “WAIVERS”, BORROWER WAIVES PRESENTMENT FOR PAYMENT, DEMAND, DISHONOR AND, EXCEPT AS EXPRESSLY SET FORTH IN THE LOAN DOCUMENTS, NOTICE OF ANY OF THE FOREGOING. BORROWER FURTHER WAIVES ANY
PROTEST, LACK OF DILIGENCE OR DELAY IN COLLECTION OF THE DEBT OR ENFORCEMENT OF THE LOAN DOCUMENTS. BORROWER AND ALL INDORSERS, SURETIES AND GUARANTORS OF THE OBLIGATIONS CONSENT TO ANY EXTENSIONS OF TIME, RENEWALS, WAIVERS AND MODIFICATIONS THAT
LENDER MAY GRANT WITH RESPECT TO THE OBLIGATIONS AND TO THE RELEASE OF ANY SECURITY FOR THIS PROMISSORY NOTE AND AGREE THAT ADDITIONAL MAKERS MAY BECOME PARTIES TO THIS PROMISSORY NOTE AND ADDITIONAL INDORSERS, GUARANTORS OR SURETIES MAY BE ADDED
WITHOUT NOTICE AND WITHOUT AFFECTING THE LIABILITY OF THE ORIGINAL MAKER OR ANY ORIGINAL INDORSER, SURETY OR GUARANTOR. 
 Section 8.
Commercial Loan. The Loan is made for the purpose of carrying on a business or commercial activity or acquiring real or personal property as an investment or carrying on an investment activity and not for personal or household purposes.

 Section 9. Usury Limitations. Borrower and Lender intend to comply with all Laws with respect to the charging and receiving
of interest. Any amounts charged or received by Lender for the use or forbearance of the Principal to the extent permitted by Law, will be amortized and spread throughout the Term until payment in full so that the rate or amount of interest charged
or received by Lender on account the Principal does not exceed the Maximum Interest Rate. If any amount charged or received under the Loan Documents that is deemed to be interest is determined to be in excess of the amount permitted to be charged or
received at the Maximum Interest Rate, the interest payments will be reduced to the extent necessary so that Lender will not receive interest at a rate in excess of the Maximum Interest Rate. In such event, the excess will be deemed to be a
prepayment of Principal when paid, without premium, and 

  
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any portion of the excess not capable of being so applied will be refunded to Borrower. If during the Term the Maximum Interest Rate, if any, is eliminated, then for purposes of the Loan, there
will be no Maximum Interest Rate. 
 Section 10. Applicable Law. This Promissory Note shall be governed by and construed in
accordance with the Laws of the State of New Jersey without regard to conflict of law provisions. Borrower irrevocably and unconditionally consents to the jurisdiction of the courts of the State of New Jersey in any Proceedings arising out of or in
connection with this Promissory Note (although this covenant shall not preclude an action on this Promissory Note by Lender in any other appropriate jurisdiction). 
 Section 11. Time of the Essence. Time is of the essence with respect to the payment and performance of the Obligations. 
 Section 12. Cross-Default. A default under any other note now or hereafter secured by the Loan Documents or under any loan document related to such other note constitutes a default under this Promissory
Note and under the other Loan Documents. When the default under the other note constitutes an Event of Default under that other note or the related loan document, an Event of Default also will exist under this Promissory Note and the other Loan
Documents. 
 Section 13. Construction. Unless expressly provided otherwise in this Promissory Note, this Promissory Note will
be construed in accordance with the Exhibit attached to the Mortgage entitled “Rules of Construction”. 

Section 14. Mortgage Provisions Incorporated. To the extent not otherwise set forth in this Promissory Note, the provisions of the
Articles of the Mortgage entitled “Expenses and Duty to Defend”, “Waivers”, “Notices”, and “Miscellaneous” are applicable to this Promissory Note and
deemed incorporated by reference as if set forth at length in this Promissory Note. 
 Section 15. Joint and Several Liability;
Successors and Assigns. If Borrower consists of more than one entity, the obligations and liabilities of each such entity will be joint and several. This Promissory Note binds Borrower and its successors, assigns, heirs, administrators,
executors, agents and representatives and inures to the benefit of Lender and its successors, assigns, heirs, administrators, executors, agents and representatives. 
 Section 16. Absolute Obligation. Except for the Section of this Promissory Note entitled “Limitation of Liability”, no reference in this Promissory Note to the other Loan
Documents and no other provision of this Promissory Note or of the other Loan Documents will impair or alter the obligation of Borrower, which is absolute and unconditional, to pay the Principal, interest at the Fixed Interest Rate and any other
amounts due and payable under this Promissory Note, as and when required. 
 [Remainder of Page Left Intentionally Blank] 

  
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 IN WITNESS WHEREOF, Borrower has executed and delivered this Promissory Note effective as of the date
first set forth above. 
  

			
	RT 90 HUDSON, LLC, a Delaware limited liability company
		
	 By:
	 	 /s/ Philip L. Kianka

		 	Name: Philip L. Kianka
		 	Title:    Vice President

 [Signature Page to Amended and Restated Promissory Note] 

  
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