Document:

EX-10.1

 Exhibit 10.1 

FIRST AMENDMENT TO PURCHASE AGREEMENT 

THIS FIRST AMENDMENT TO PURCHASE AGREEMENT (the “First Amendment”) is made and entered into as of October 16, 2015
(“Effective Date”), by HAMERON PROPERTIES I, LLC, a Kentucky limited liability company, whose address is 1500 S Pope Lick Rd, Louisville, KY 40299 (hereinafter referred to as “Seller”), and CAFEPRESS INC., a Delaware corporation,
whose address is 6901A Riverport Dr, Louisville, KY 40258 (hereinafter referred to as “Purchaser”). 
 RECITALS: 

 

	 	A.	Pursuant to that certain Purchase Agreement dated October 9, 2015, between Seller and Purchaser (the “Original Contract”), Seller has agreed to sell, convey, transfer and assign to Purchaser, and
Purchaser has agreed to purchase and acquire from Seller, the Property and Post-Closing Parcel, as such terms are defined in the Original Contract, upon the terms and conditions set forth in the Original Contract. As used herein, the Original
Contract as modified by this First Amendment is herein referred to as the Contract. 

  

	 	B.	The Seller and Purchaser desire to delete the Seller Contingency set forth in Section 29 of the Original Contract, and in connection therewith, to add a new Right of First Refusal to lease to be granted by
Purchaser to Center for Comprehensive Services, Inc. d/b/a Neurorestorative Kentucky, upon the terms and conditions set forth herein. 

  

	 	C.	Each capitalized term used in this First Amendment, unless otherwise expressly defined herein, shall have the meaning set forth in the Original Contract. 

A G R E E M E N T: 

NOW, THEREFORE, in consideration of the mutual covenants and agreements set forth herein and in the Original Contract, and for other good and
valuable consideration, the mutuality, receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser hereby amend the Original Contract in the manner set forth in this First Amendment: 

 

	 	1.	Section 29 of the Original Contract is hereby deleted in its entirety and replaced with the following: 

29. Right of First Refusal. If after the Closing but prior to January 31, 2021 (the “ROFR Period”), Purchaser receives a written
bona-fide offer of intent from a prospective tenant, who is not an Affiliate of Purchaser, to lease all or a portion of the Property which Purchaser desires to accept (an “Offer”), Purchaser shall give written notice of the material terms
of the Offer to the Center for Comprehensive Services, Inc. d/ b/a Neurorestorative Kentucky (“Neurorestorative”) at 11901 Shelbyville Road, Louisville, Kentucky and also to Neurorestorative at 6600 France Avenue South, Suite 500, Edina
Minnesota 55435 (the “Offer Notice”). Neurorestorative shall have the right to lease all or a portion of the Property as described in the Offer from Purchaser for a minimum five (5) year term upon the same economic terms and
conditions as set forth in paragraph 38 of the Lease dated March 20, 2015 between Seller and Neurorestorative, which right may be exercised by Neurorestorative by giving written notice to Purchaser within fifteen (15) days of receipt of
the Offer Notice. Provided however, if Neurorestorative exercises such right and enters into a lease agreement with Purchaser, 

  
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Seller shall pay to Purchaser, monthly for the first sixty (60) months of such lease term, a sum equal to the difference between the monthly rental rate (exclusive of common area
maintenance, real estate taxes, insurance or similar other charges) paid pursuant to the lease with Neurorestorative and the monthly rental rate (exclusive of common area maintenance, real estate taxes, insurance or similar other charges) required
to be paid pursuant to the terms set forth in the Offer. If Neurorestorative fails to exercise such right through written notice to Purchaser within fifteen (15) days of receipt of the Offer Notice, Purchaser shall be free to lease the Property
according to the terms and conditions of a written lease with such prospective tenant, which lease may include terms and conditions that are not inconsistent with, or more favorable than, the terms and conditions of the Offer. If Purchaser fails to
consummate a lease with such prospective tenant, Neurorestorative shall continue to have a right of first refusal to lease all or a portion of the Property for the remainder of the ROFR Period As used herein “Affiliate” shall mean an
entity that controls, is controlled by or is under common control with Purchaser. The provisions of this Section 29 shall survive the Closing and conveyance of the Property to Purchaser. 

 

	 	2.	Remainder of Original Contract. Except to the extent expressly amended or modified pursuant to this First Amendment, Seller and Purchaser hereby expressly ratify and reaffirm their respective covenants,
agreements, obligations, representations and warranties set forth in the Original Contract. Purchaser and Seller hereby acknowledge that this First Amendment shall be binding on Purchaser and Seller upon execution and delivery of a signed
counterpart signed by each pursuant to email transmission or hand delivery on or before the Effective Date. 

  

	 	3.	Governing Law. This First Amendment shall be governed by and construed in accordance with the laws of the Commonwealth of Kentucky. 

 

	 	4.	Binding Effect. This First Amendment shall be binding upon and shall inure to the benefit of Seller and Purchaser and their permitted successors and assigns. 

  
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 IN WITNESS WHEREOF, Seller and Purchaser have executed and delivered this First Amendment to the
Original Contract as of the Effective Date, but actually executed by each on the date set out below. 
  

			
	PURCHASER
	
	CafePress Inc., a Delaware corporation
		
	By:	 	/s/ Garett Jackson 
		 	  

	Name:	 	 Garett Jackson

	Title:	 	 Chief Financial Officer

		
	Date:	 	 10/16/15

	
	SELLER
	
	Hameron Properties I LLC, a Kentucky limited liability company
		
	By:	 	 /s/ RJ HAMERON

	Name:	 	RJ HAMERON / HAMERON PROPERTIES I, LLC
	Title:	 	  

MEMBER

		
	Date:	 	 10-16-15

  
 3EX-10.1

 Exhibit 10.1 

EXECUTION VERSION 

ASSIGNMENT AND ASSUMPTION OF THROUGHPUT AGREEMENTS 

THIS ASSIGNMENT AND ASSUMPTION OF THROUGHPUT AGREEMENTS (this “Assignment”) is made and entered into on this 16th day of
October, 2015 to be effective as of 12:01 a.m. Central Time on January 1, 2015 (the “Effective Time”), by and among HOLLY ENERGY PARTNERS-OPERATING, L.P. (“Assignee”), on the one hand, and HOLLY ENERGY
STORAGE-LOVINGTON LLC, a Delaware limited liability company (“HEP Lovington”), HEP TULSA LLC, a Delaware limited liability company (“HEP Tulsa”), CHEYENNE LOGISTICS LLC, a Delaware limited liability company
(“Cheyenne Logistics”), and EL DORADO LOGISTICS LLC a Delaware limited liability company (“El Dorado Logistics”; with HEP Lovington, HEP Tulsa and Cheyenne Logistics, collectively, the “Assignors”),
on the other hand, with reference to the following facts: 
 Recitals: 

A. In connection with that certain Loading Rack Throughput Agreement (Lovington), dated as of March 31, 2010 (the “Lovington
Agreement”), between Navajo Refining Company, L.L.C. (“Navajo”) and HEP Lovington, HEP Lovington agreed, among other things, to provide certain loading services for Navajo with respect to a certain Loading Rack, as defined
therein. 
 B. In connection with that Second Amended and Restated Pipelines, Tankage and Loading Rack Throughput Agreement (Tulsa East),
dated as of August 31, 2011 (the “Tulsa East Agreement”), among Holly Refining and Marketing-Tula LLC (“HRM-Tulsa”) and HEP Tulsa, HEP Tulsa agreed, among other things, to provide certain transportation,
storage and loading services to HRM-Tulsa with respect to certain Group 1 Assets, Group 2 Assets and Interconnecting Pipelines, as defined therein. 

C. In connection with that certain First Amended and Restated Tankage, Loading Rack and Crude Oil Receiving Throughput Agreement (Cheyenne),
dated as of January 11, 2012 (the “Cheyenne Agreement”) between Frontier Refining LLC (“Frontier Refining”) and Cheyenne Logistics, Cheyenne Logistics agreed, among other things, to provide certain storage and
loading services to Frontier Refining with respect to the Cheyenne Assets, as defined therein. 
 D. In connection with that certain Second
Amended and Restated Pipeline Delivery, Tankage and Loading Rack Throughput Agreement (El Dorado), dated as of January 7, 2014 (the “El Dorado Agreement”) between Frontier El Dorado Refining LLC (“Frontier El Dorado
Refining”) and El Dorado Logistics, El Dorado Logistics agreed, among other things, to provide certain transportation, storage and loading services to Frontier El Dorado Refining with respect to the El Dorado Assets, as defined therein.

 E. As used herein, the term “Agreements” means the Lovington Agreement, Tulsa East Agreement, Cheyenne Agreement and the
El Dorado Agreement. 
 F. Each of the Assignors desire to assign to Assignee, as of the Effective Time, all of their respective right,
title and interest in, to and under the Agreements, and Assignee desires to receive from Assignors such assignment and to assume each and all of the obligations of Assignors under the Agreement to be performed following the Effective Time. 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Assignors and Assignee
hereby agree as follows: 
 1. Recitals. The Recitals set forth above are hereby incorporated herein and made a part of this
Agreement by reference. 

 2. Assignment. Assignors hereby assign and transfer to Assignee all of their respective
right, title and interest in, to and under the Agreements, effective as of the Effective Time. 
 3. Assumption. Assignee hereby
accepts such assignment, and assumes and agrees to be solely responsible for the payment, performance and discharge when due of all liabilities and obligations of Assignors arising under the Agreements from and after the Effective Time. 

4. Guaranties by HEP. Holly Energy Partners, L.P. (“HEP”) hereby acknowledges and agrees that for purposes of
(a) Sections 8(b) and 13 of the Lovington Agreement, (b) Sections 9(b) and 15 of the Tulsa East Agreement, (c) Sections 9(d) and 15 of the Cheyenne Agreement, and (d) Sections 9(b) and 15 of the El Dorado Agreement,
HEP’s obligations will continue after Effective Time and following the Effective Time such guarantee shall apply to and include the obligations assigned hereunder to and assumed hereunder by Assignee. 

5. Further Assurances. Each party hereto covenants and agrees that, subsequent to the execution and delivery of this Agreement and
without any additional consideration, each party hereto will execute and deliver any further legal instruments and perform any acts that are or may become necessary to effectuate the purposes of this Agreement. 

6. Binding Effect. This Agreement is binding upon and shall inure to the benefit of the parties hereto and their respective
successors and assigns. 
 7. Governing Law. This Agreement shall be governed by, and construed in accordance with, the laws of
the State of Texas, without reference to the principles of conflicts of laws or any other principle that could result in the application of the laws of any other jurisdiction. 

8. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original but all of
which together will constitute one and the same instrument. 
 9. Captions. The captions section numbers in this Agreement are
for convenience only and shall not be considered a part of or affect the construction or interpretation of any provision of this Agreement. 

[Signatures to follow] 

  
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 IN WITNESS WHEREOF, the foregoing parties have caused this Assignment to be executed by their
duly authorized representatives to be effective as of the Effective Time. 
  

					
	ASSIGNORS:
		
		 	HOLLY ENERGY STORAGE – LOVINGTON LLC
		 	HEP TULSA LLC
		 	CHEYENNE LOGISTICS LLC
		 	EL DORADO LOGISTICS LLC
			
		 	By:	 	 /s/ Bruce R. Shaw

		 	Name:	 	Bruce R. Shaw
		 	Title:	 	President
	
	ASSIGNEE:
		
		 	HOLLY ENERGY PARTNERS – OPERATING, L.P.
			
		 	By:	 	 /s/ Mark T. Cunningham

		 	Name:	 	Mark T. Cunningham
		 	Its:	 	Senior Vice President, Operations

  

			
	ACKNOWLEDGED AND AGREED
	FOR PURPOSES OF SECTION 4:
	
	HOLLY ENERGY PARTNERS, L.P.
	BY: HEP LOGISTICS HOLDINGS, L.P.
	BY: HOLLY LOGISTIC SERVICES, L.L.C.
		
	By:	 	 /s/ Bruce R. Shaw

	Name:	 	Bruce R. Shaw
	Its:	 	President

  
 [Signature
Page to Assignment and Assumption Agreement]

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