Document:

First Amendment to Lease, dated as of May 1, 2005

 EXHIBIT 10.4 
  
 FIRST AMENDMENT TO LEASE 
  
 THIS FIRST AMENDMENT TO LEASE (“First Amendment” or “Amendment”) is executed on the dates set forth
below to be effective on the first day of the month following the month in which this Amendment is executed (the “Amendment Effective Date”) by and between DSM NUTRITIONAL PRODUCTS, INC. (“Tenant”) and
FALK US PROPERTY INCOME FUND, L.P. (“Landlord”). 
  
 WITNESSETH 
  
 WHEREAS,
Bellemead Development Corporation (“Original Landlord”) and Hoffman-LaRoche Inc. (“Original Tenant”) entered into that certain Standard Form of Net Office Lease, dated
November 6, 1996 (the “Lease”) whereby Original Landlord leased to Original Tenant a building (the “Building”) consisting of approximately 106,680 rentable
square feet located at 45 Waterview Boulevard, Parsippany, New Jersey (“Demised Premises”); and 
  
 WHEREAS, Original Tenant assigned its rights under the Lease to Roche Vitamins, Inc. (“Roche Vitamins”) by
assignment dated effective as of January 1, 1997; and 
  
 WHEREAS,
Landlord purchased the Demised Premises from Original Landlord, and Original Landlord assigned its rights under the Lease to Landlord by Assignment and Assumption Agreement, dated as of December 15, 1997; and 
  
 WHEREAS, Original Tenant, Roche Vitamins, and Tenant entered into a
Assignment and Assumption of Lease, effective as of September 30, 2003 whereby Roche Vitamins and Original Tenant assigned their rights under the Lease to Tenant, who purchased all or substantially all of Roche Vitamin’s assets and assumed the
obligations of Roche Vitamins and Original Tenant under the Lease; and 
  
 WHEREAS, the Initial Term of the Lease will expire as of the 31st day of August, 2007, but Landlord and
Tenant have agreed to extend the Initial Term for an additional ten (10) years, and amend the Lease as more particularly described below. 
  
 NOW THEREFORE, the parties hereto agree to modify the terms of the Lease as follows, to be effective as of the Amendment Effective Date: 
  
 1. This Amendment shall be subject at all times to all of the covenants,
agreements, terms, provisions and conditions of the Lease, and any amendments and supplements thereto, except as specifically set forth below. 

 2. Section (k) of the Basic Definitions captioned “Term of Lease” shall be amended by deleting
“10 years” therein and inserting in lieu thereof “through August 31, 2017”. 
  
 3. Section (m) of the Basic Definitions captioned “Minimum Rent” shall be amended by deleting any reference to the period 4/1/2005 through
8/31/2007 and adding the following: 
  

							
	 PERIOD

	  	ANNUAL
MINIMUM RENT

	  	MONTHLY
MINIMUM RENT

	 4/1/2005 to 3/31/2006
	  	$	1,781,556.00	  	$	148,463.00
	 4/1/2006 to 3/31/2007
	  	$	1,834,896.00	  	$	152,908.00
	 4/1/2007 to 3/31/2008
	  	$	1,888,236.00	  	$	157,353.00
	 4/1/2008 to 3/31/2009
	  	$	1,941,576.00	  	$	161,798.00
	 4/1/2009 to 3/31/2010
	  	$	1,994,916.00	  	$	166,243.00
	 4/1/2010 to 3/31/2011
	  	$	2,048,256.00	  	$	170,688.00
	 4/1/2011 to 3/31/2012
	  	$	2,101,596.00	  	$	175,133.00
	 4/1/2012 to 3/31/2013
	  	$	2,154,936.00	  	$	179,578.00
	 4/1/2013 to 3/31/2014
	  	$	2,208,276.00	  	$	184,023.00
	 4/1/2014 to 3/31/2015
	  	$	2,261,616.00	  	$	188,468.00
	 4/1/2015 to 3/31/2016
	  	$	2,314,956.00	  	$	192,913.00
	 4/1/2016 to 3/31/2016
	  	$	2,368,296.00	  	$	197,358.00
	 4/1/2017 to 8/31/2017
	  	$	2,378,964.00	  	$	198,247.00

  
 4. Section (p) of the
Basic Definitions captioned “Permitted Use” shall be amended by deleting the language therein and inserting the following in lieu thereof: “General office and other lawful purposes incidental to general office use, subject to the
express use limitations set forth in Section 9.2, Section 11 and elsewhere in this Lease”. 
  
 5. Section (r) of the Basic Definitions captioned “Broker” shall be amended by deleting the language therein and inserting the following in lieu
thereof: 
  
 CB Richard Ellis 
 Park 80 West, Plaza Two 
 6th Floor 
 Saddle
Brook, New Jersey 07663 
  
 6. Provided Tenant is not in default
under the Lease (beyond any applicable grace or cure period), Landlord shall pay to Tenant the sum of $853,440.00 (calculated on the basis of $8.00 per square foot of the Demised Premises) (“Renewal Allowance”)
not later than thirty (30) days after the date on which this Amendment is signed by Landlord. The Renewal Allowance shall be used by Tenant in its discretion for the design and construction of the Demised Premises, consultant fees and commissions
incurred by Tenant in connection with this First Amendment, and any additional design and construction within the Demised Premises. 
  

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 7. Section 6.2(c)(II)(1) of the Lease captioned “Taxes: Operating Costs: Reimbursements” shall
be amended by deleting “(as determined by Landlord)” and inserting in lieu thereof “(as reasonably determined by Landlord in accordance with generally accepted accounting principles consistently applied).” 
  
 8. Section 13 of the Lease captioned “Tenant’s Work and
Installations” shall be amended as follows: 
  
 (a) Section
13.1(b)(ii) shall not apply as long as Tenant leases 100% of the Building. 
  
 (b) Notwithstanding anything set forth in Section 13 to the contrary, in connection with Tenant’s performance of permitted alterations to the Demised Premises, (1) Landlord shall reasonably cooperate with Tenant
as reasonably necessary in order for Tenant to submit for and obtain all necessary permits, at no cost to Landlord, and (2) any plan review, construction management or construction supervisory fee (if any) charged by Landlord shall be competitive
with such reasonable fees typically charged by others for similar services for comparable office buildings in the Parsippany, New Jersey area. 
  
 9. Section 16 of the Lease captioned “Assignment and Subletting” shall be amended as follows: 
  
 (a) Section 16.5(c) and Section 16.5 (f) of the Lease shall not apply as
long as Tenant leases 100% of the Building; 
  
 (b) the sentence
following Section 16.5(f) shall not apply as long as Tenant leases 100% of the Building; and 
  
 (c) Section 16.6 shall be amended by deleting “sixty (60%) percent” therein and inserting in lieu thereof “fifty percent (50%)”, and by adding the following at the end of said section: “,
provided, any reasonable consideration attributable solely to, and received by Tenant from any sublessee or assignee for, personal property of Tenant shall not be included in determining the amount of consideration received by Tenant to be shared
between Landlord and Tenant as set forth herein”. 
  
 10.
Notwithstanding anything set forth in the Lease to the contrary, including, without limitation Section 23, Tenant may, in Tenant’s reasonable discretion, select any and all properly licensed contractors to complete any improvements to be
performed on the Demised Premises by or on behalf of Tenant, subject to Landlord’s prior written consent, such consent not to be unreasonably withheld, provided (i) such work performed is so done in accordance with all applicable laws, rules,
regulations, ordinances, and statutes, as well as plans and specifications reasonably approved by Landlord prior to the commencement of any such Tenant improvements, and (ii) Tenant receives all required permits and licenses in connection therewith.
In the event Tenant elects to have Landlord, including Landlord’s designated representative, as its construction manager, or, in the event Tenant selects another firm to acts as its construction 
  

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 manager, then Landlord’s construction management or supervisory fee, as applicable, shall be reasonably competitive
with such fees typically charged by others for similar construction management or supervisory work with respect to comparable buildings in the Parsippany, New Jersey area. 
  
 11. Section 34.1(b) of the Lease is hereby deleted in its entirety; provided, that, if Tenant (including its permitted
subtenants and its assignee) ceases to continuously conduct business in at least twenty-five percent (25%) of the Demised Premises for a period of more than sixty (60) continuous days for any reason other than a casualty or national emergency and
fails to resume operations in more than twenty-five percent (25%) of the Demised Premises within sixty (60) days after Tenant’s receipt of written notice from Landlord, then Landlord may terminate this Lease upon written notice to Tenant, to be
effective not later one hundred twenty (120) days from the date of Landlord’s termination notice but such failure to operate shall not constitute a default or Event of Default under this Lease as long as Tenant otherwise complies with the
Lease. 
  
 12. Section 45 of the Lease captioned “Managing
Agent” shall be amended as follows: 
  
 (a) Section 45.1 is
hereby deleted and the following shall be substituted in lieu thereof: “The Gale Company, formerly known as Gale & Wentworth, LLC (the “Current Property Manager”) has been managing the Demised
Premises since the date of Landlord’s purchase of the Demised Premises. 
  
 (b) Sections 45.2 and 45.3 are hereby deleted. 
  
 (c) A new Section 45.5 shall be added as follows: 
  
 45.5 Notwithstanding anything set forth therein to the contrary, as long as Tenant leases 100% of the Building, Tenant may elect to serve as “Managing Agent” by “self managing” the Demised Premises
as long as the following conditions and requirements are satisfied at all times: 
  
 (i) Tenant shall give to Landlord a written notice that Tenant desires to self-manage the Demised Premises, accompanied by (1) information to indicate that Tenant is prepared to assume and has on its staff qualified
and trained personnel to fulfill the responsibilities associated with managing the Building consistent with first class building standards in the Parsippany, New Jersey area (or intends to engage a qualified, experienced independent property
management company to perform the duties of the Managing Agent) (“Tenant’s Manager”), and (2) an Annual Business Plan (as defined below) for the then current calendar year (collectively, a
“Self Management Notice”); 
  
 (ii) Landlord shall approve the Self Management Notice (including the independent property management company, if applicable), such approval not to be unreasonably withheld; 
  

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 (iii) Within three (3) business days after Landlord’s approval of the Self Management Notice in all
respects, Landlord shall terminate its Property Management Agreement with the Current Property Manager without charge to Tenant, to be effective on the date (the “Self Management Effective Date”) that is sixty
(60) days after the Current Property Manager’s receipt of written notice of termination from Landlord; 
  
 (iv) Effective as of the Self Management Commencement Date, Landlord shall assign to Tenant, and Tenant shall assume Landlord’s obligations under,
all assignable service and supplier contracts relating to the Demised Premises; 
  
 (v) On and after the Self Management Commencement Date, Tenant shall (i) perform or cause to be performed all duties of Landlord relating to services provided by Landlord under the Lease and relating to the condition,
operation, maintenance and security of the Building, other than replacement of those portions of the Building described in Section 6.2(c)(I) of the Lease, and (ii) pay all Operating Costs directly, excluding Taxes and Landlord’s insurance
premiums that Landlord shall continue to pay and seek reimbursement from Tenant as provided in the Lease. Tenant shall discharge such duties under this Lease as Managing Agent with the care, skill, prudence and diligence customarily exercised by
reputable real estate managers and owners acting in a like capacity and with familiarity with such matters as would customarily be used in the conduct of an enterprise of a like character and with like aims for Class A office buildings in
Parsippany, New Jersey (the “Performance Standard”); 
  
 (vi) Tenant shall select, arrange for, monitor and replace independent contractors with respect to the Demised Premises as necessary or desirable to provide for the proper management, maintenance, repair and operation
of the Demised Premises pursuant to contracts (“Service Contracts”) containing such terms as are commercially reasonable for the operation and proper maintenance of the Demised Premises consistent
with the Performance Standard. Unless otherwise approved by Landlord, all new Service Contracts shall be terminable upon no less than thirty (30) days’ notice. Tenant shall use commercially reasonable efforts to cause all service providers to
adhere to the terms and conditions of their respective Service Contracts and shall report known material deviations to Landlord; 
  
 (vii) On or before December 1 of each calendar year after the Self Management Commencement Date (for the period January 1 - December 31 of the next
succeeding year, i.e., the Fiscal Year), prepare an annual business plan with respect to the Demised Premises for approval by Landlord (“Annual Business Plan”), such approval not to be 

 

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 unreasonably withheld, delayed or conditioned. The Annual Business Plan shall include (i)
recommendations with respect to operation, maintenance and repair of the Building and, as necessary, replacement of Building components, including capital items, if any, and (ii) an operating budget and capital budget for the Demised Premises.
Notwithstanding anything contained in the Lease to the contrary, Tenant shall make and implement all changes to the Annual Business Plan that may be reasonably requested by Landlord from time to time, including completion of capital improvements
reasonably required by Landlord, such capital improvements to be handled in accordance with Section 6.2(c)(II) of the Lease; 
  
 (viii) Tenant shall provide Landlord with (a) quarterly financial statements showing all expenditures by Tenant in performing the duties assumed by
Tenant in connection with self-management; and (b) annual reports with respect to the operation and performance of the Demised Premises, including a description of the operation of the Demised Premises, an analysis of any material variances from the
applicable Annual Business Plan, and any suggested modifications to the applicable Annual Business Plan (including the budgets comprising a part thereof); 
  
 (ix) At Landlord’s request, Tenant shall meet with Landlord at the Building to discuss the general operation of the Demised Premises and the reports
described above; 
  
 (x) Landlord shall have the right to
inspect the Building on a quarterly basis, by appointment upon at least forty-eight (48) hours prior written notice, except in the case of an emergency. After each inspection, Landlord shall notify Tenant in writing in the event Landlord observes
any failure to meet the Performance Standard and Tenant shall promptly correct any deficiency identified by Landlord; 
  
 (xi) Tenant shall, promptly after becoming aware of same, notify Landlord of any event, respecting the Demised Premises, which shall involve (a) material
damage to the Demised Premises, (b) criminal activity at the Demised Premises, (c) litigation against Landlord or Tenant relating to the ownership or management of the Demised Premises, and (d) an event adversely affecting the Demised Premises which
in Tenant’s opinion will result in material reduction or increase in aggregate expenditures relating to the operation, maintenance or repair of the Building; 
  
 (xii) Tenant shall maintain a complete and accurate set of files, books and records of all business activities and
operations conducted by Tenant in connection with Tenant’s performance as Managing Agent under the Lease. All such books and records shall be open to inspection and photocopying by Landlord and its designees at the office of the Tenant

  

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 during normal business hours at all times during the Term hereof and for a period of three (3) years
following the Termination. In addition, Tenant shall be afforded access to the books and records of the business activities and operations relating to Tenant’s serving as Managing Agent and such books and records shall be open to inspection and
photocopying by Tenant at the office of Landlord during normal business hours at all times during the term of the Lease and for a period of three (3) years following the termination of the Lease; 
  
 (xiii) Without limitation of other remedies available to Landlord under
Section 35 and 36 of this Lease, Landlord may terminate Tenant’s right to self-manage during the remainder of the term and any renewal term if Tenant shall fail to perform its obligations under this Section 45.5 and such failure is not cured
within the Cure Period (as defined in Section 34.2 of the Lease) including any extension of the Cure Period to which Tenant is entitled under said Section 34.2. On the effective date of termination, Tenant promptly shall deliver to Landlord a full
accounting showing all expenses paid on account of the Demised Premises. All books and records as pertain to the Demised Premises (other than confidential information or information or materials proprietary to Tenant) shall be delivered to Landlord
upon or within a reasonable period of time after the effective date of termination; 
  
 (xiv) In the performance of its duties as Managing Agent hereunder, Tenant shall be an independent contractor and not an employee, partner or joint venturer of Landlord. Tenant is, and shall remain at all times during
the term of the Lease with no power or authority to bind or contract for Landlord unless Landlord specifically grants such authority in writing; and 
  
 (xv) As an Operating Cost, Tenant currently reimburses Landlord for an annual asset management fee equal to one percent (1%) of the Minimum Rent and
Additional Rent paid by Tenant (the “Asset Management Fee”). If Tenant shall elect to self-manage in accordance with this Section 45.5, no Asset Management Fee shall be payable. 
  
 13. In accordance with Section 46 captioned “Broker”, Tenant
represents that only CB Richard Ellis, Inc. (“Tenant’s Broker”) has acted as its exclusive representative for this transaction. Tenant, at its sole cost and expense, shall pay Tenant’s Broker a
brokerage commission in connection with the negotiation and execution of this Amendment, and that the terms and conditions set forth in Section 46 shall be in effect as to the foregoing Tenant Broker. 
  

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 14. Tenant shall have two (2) successive options (each a “Renewal
Option”) to renew the term of the Lease for a period of five (5) years each in accordance with and subject to the conditions and requirements set forth in Section 51 of the Lease captioned “Renewal Option” except for
the following: 
  
 (a) The Minimum Rent applicable to each
renewal period shall be determined in accordance with Section 51.3, provided that Section 51.4(a) shall be deleted and the following shall be inserted in lieu thereof: “The Minimum Rent during each Renewal Term shall be the fair market rental
value of the Building prevailing six (6) months prior to the commencement of any such renewal term determined by reference to comparable office buildings of similar age, style and use within the Parsippany, New Jersey competitive market area”.

  
 (b) In Section 51.2(b), the phrase “and the Tenant named
in Section 1.1 hereof shall be in occupancy of the entire Demised Premises” shall be deleted. 
  
 (c) The text of Section 51.2(d) shall be deleted and the following shall be substituted in lieu thereof: “The Renewal Options shall inure to the
benefit of Tenant and its permitted successors and assigns in accordance with Section 16 of this Lease; provided, that the foregoing shall not be construed to grant to any subtenant or licensee the right to exercise any Renewal Option, it being
agreed that such right shall reside solely the person or entity that has direct privity of contract with Landlord and holds the rights of the Tenant under this Lease.” 
  
 15. The Lease shall be amended to add a new Section 54 as follows: 
  
 Section 54. Financial Reporting. If shares in Tenant or Koninklijke
DSM, N.V. (“Guarantor”) are publicly traded on a United States national stock exchange or on the Amsterdam stock exchange such that either Tenant or Guarantor is subject to securities disclosure and financial reporting requirements
pursuant to which quarterly and annual financial reports are available on line via EDGAR or via Tenant’s or Guarantor’s website, Tenant shall not be obligated to furnish financial statements to Landlord. If, however, neither Tenant nor
Guarantor is publicly traded such that financial reports are not available for review online, the following financial reporting requirements shall apply: 
  
 (i) On or before the 30th day of each calendar quarter during the term of the Lease, Tenant submit to Landlord a current financial statement indicating
Tenant’s current net worth and general financial condition, including balance sheets and statements of income and expenses for the preceding calendar quarter, certified as true and correct by Tenant’s chief financial officer. 

 

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 (ii) Within ninety (90) days following the expiration of Tenant’s fiscal year, and no less
frequently than once every twelve (12) calendar months, Tenant shall submit to Landlord annual financial statements prepared in accordance with generally accepted accounting principles consistently applied and certified as true and correct by
Tenant’s chief financial officer. 
  
 16. Nothing contained
herein shall be deemed to release Original Tenant or its subsidiary Roche Vitamins, Inc. from primary liability for payment and performance due with through the Initial Term that would have expired as of the 31st day of August, 2007. After August 31, 2007, Original Tenant and its subsidiary Roche Vitamins, Inc. shall be liable under the Lease only to the
extent the liability in question relates to obligations incurred or accruing on or before August 31, 2007. 
  
 17. Concurrent with the execution of the Amendment and as a condition to Landlord executing the Amendment, Tenant shall deliver to Landlord a Guaranty, in
the form attached hereto as Exhibit A, executed by Guarantor. Any default by Guarantor under such Guaranty that is not cured within any applicable Cure Period shall constitute and Event of Default under the Lease. 
  
 18. This Amendment may be executed in counterparts each of which shall
constitute an original and which together shall constitute one and the same instrument. 
  

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 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed and effective as of
the day and year first above written. 
  
 LANDLORD: 
  

					
	 FALK US PROPERTY INCOME FUND, L.P.

		
	By:	 	Falk U.S. Investments, Inc.
	 	 	General Partner
			
	 	 	By:	 	 /s/ John R. Haynes

	 	 	 	 	John R. Haynes
	 	 	 	 	Assistant Secretary

  

					
	WITNESS NO. 1:	 	 J. Greer Cummings, Jr.

	Printed Name of Witness:	 	J. Greer Cummings, Jr.
	Address of Witness:	 	1600 DIVISION ST. STE 700
	 	 	NASHVILLE, TN 37203
		
	WITNESS NO. 2:	 	  

	Printed Name of Witness:	 	  

	Address of Witness:	 	  

	 	 	  

	
	Executed on April 11, 2005 [ILLEGIBLE]

  

					
	TENANT:
	
	 DSM NUTRITIONAL PRODUCTS, INC.

		
	By:	 	 /s/ [ILLEGIBLE]

	 	 	[ILLEGIBLE]
	Title:	 	Chief Executive Officer, DSM Nutritional Products
	
	 DSM NUTRITIONAL PRODUCTS, INC.

		
	By:	 	 /s/ Patrick Weinberg

	 	 	Patrick Weinberg
	Title:	 	 Vice-President, Chief Financial Officer
 DSM Nutritional Products, Inc.

	
	Signature Received by Fax on April 5, 2005 [ILLEGIBLE]

  

 - 10 -Lease Guaranty, dated as of March 2005

 EXHIBIT 10.5 
  
 LEASE GUARANTY 
  
 THIS LEASE GUARANTY (the “Guaranty”) is made as of the          day of March, 2005, by
Koninklijke DSM, N.V., a Dutch corporation, whose mailing address is Post Bus 6500, 6401 JH Heerlen, The Netherlands (the “Guarantor”), in favor of FALK US PROPERTY INCOME FUND, L.P., whose
mailing address is c/o Falk of North America, Inc., 6 Adelaide Street East, Suite 310, Toronto, Ontario, Canada M5C 1H6 (the “Landlord”). 
  
 W I T N E S S E T H: 
  
 WHEREAS, Bellemead Development Corporation(“Original Landlord”) and Hoffman-LaRoche Inc.
(“Original Tenant”) 
 entered into that certain Standard Form of Net Office Lease, dated November 6, 1996 (the
“Lease”) whereby Original Landlord leased to Original Tenant a building consisting of approximately 106,680 rentable square feet located at 45 Waterview Boulevard, Parsippany, New Jersey; and 
  
 WHEREAS, Original Tenant assigned its rights under the Lease to Roche
Vitamins, Inc.(“Roche Vitamins”) by assignment dated effective as of January 1, 1997; 
  
 WHEREAS, Landlord purchased the Demised Premises from Original Landlord, and Original Landlord assigned its rights under the Lease to Landlord by
Assignment and Assumption Agreement, dated as of December 15, 1997; and 
  
 WHEREAS, Original Tenant, Roche Vitamins, and DSM Nutritional Products, Inc. (“Tenant”) entered into a Lease Assignment and Assumption effective as of September 30, 2003 whereby Roche Vitamins and Original Tenant
assigned their rights under the Lease to Tenant, who purchased all or substantially all of Roche Vitamin’s assets and assumed the obligations of Original Tenant and Roche under the Lease; and 
  
 WHEREAS, the Initial Term of the Lease will expire as of the 31st day of August, 2007, and Landlord and Tenant have agreed to extend the Initial Term for an additional ten (10) years, and
amend the Lease as more particularly described below; and 
  
 WHEREAS, the Guarantor desires to induce Landlord to enter into an amend to the Lease and to extend the term of the Lease through August 31, 2017; and 
  

WHEREAS, the entering into of the amendment to Lease by Landlord and Tenant will be of direct pecuniary advantage to Guarantor as the direct or
indirect owner of one hundred percent (100%) of the stock of Tenant; 

 NOW, THEREFORE, in consideration of One Dollar ($1.00) paid by Landlord to Guarantor and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Guarantor hereby covenants and agrees with the Landlord, as follows: 
  

1. Unconditional Guarantee. The Guarantor, as primary obligor, hereby (a) unconditionally guarantees the prompt, punctual and full payment of
the rent and all other sums due under the Lease in accordance with the terms and tenor thereof (including, but not limited to, any damages incurred by Landlord as a result of any payment, performance or other default by Tenant under the Lease to the
extent such damages are payable pursuant to the Lease) as completely and effectually as if such guarantee had been made by Guarantor on the face of the Lease; and (b) unconditionally covenants and agrees that in the event of default in payments
under any of the terms, covenants or conditions thereof, the Guarantor will promptly make or cause such payment to be made consistent with all such terms, covenants and conditions, notwithstanding the invalidity or lack of enforceability thereof due
to the lack or power or authority of Tenant (or the person executing the Lease on behalf of Tenant) to execute, deliver or perform this Lease or due to any other action or omission of Tenant or its agents, officers, employees or representatives.

  
 2. Nature of Guaranty. This Guaranty is and shall be
construed to be an unconditional, irrevocable, absolute, unlimited and continuing guaranty of payment and performance. 
  
 3. Primary Liability of Guarantor. The Landlord shall have the right to proceed against Guarantor immediately upon any default by the Tenant in
payment or performance of any obligation under the Lease, and Landlord shall not be required to take any action or proceedings of any kind against the Tenant or any other party liable for the Tenant’s debts or obligations or to look to any
other collateral Landlord may have for the obligations of Tenant under the Lease. Should Landlord desire to proceed against Guarantor and Tenant in the same action, Guarantor agrees that Guarantor may be joined in any such action against Tenant and
that recovery may be had against Guarantor to the extent of Guarantor’s liability in such action. 
  
 4. No Impairment. Guarantor’s liability hereunder shall not be prejudiced, impaired or affected by any of the following, whether with or
without Guarantor’s knowledge or consent: (a) any renewal or extension of the time of payment of the rent or other sums due under the Lease or of the time for performance by any party obligated under the Lease; (b) any indulgence, forbearance
or delay in enforcing the payment of the rent or other sums due under the Lease or enforcing the obligations of any party to the Lease; (c) any modification, addition or alteration of the terms, tenor or provisions of the Lease; (d) any assignment
of the Landlord’s or Tenant’s interest under the Lease; (e) the release of any other collateral Landlord may hold for the obligations of Tenant; (f) Landlord’s failure to file suit against Tenant (regardless of whether Tenant is
becoming insolvent, is believed to be about to leave the state or any other circumstance); (g) Landlord’s failure to give Guarantor notice of default by Tenant, (h) the availability to Tenant of any setoff, counterclaim or defense against
Landlord unless based solely upon Landlord’s failure to perform its obligations under the Lease after requisite notice of default and reasonable opportunity to cure as provided under the Lease; (i) Landlord’s failure to exercise diligence
in collection; (j) the merger, consolidation, cessation of business, dissolution or liquidation of Tenant, (k) the termination of any relationship of Guarantor with Tenant, or (l) Tenant’s change of name or use of any name other than the name
used to identify Tenant in this Guaranty. 
  

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 5. Financial Condition of Guarantor. If shares in Guarantor are publicly traded on a United States
national stock exchange or on the Amsterdam stock exchange such that Guarantor is subject to securities disclosure and financial reporting requirements pursuant to which quarterly and annual financial reports are available on line via EDGAR or via
Guarantor’s website, Guarantor shall not be obligated to furnish financial statements to Landlord. If, however, Guarantor is not publicly traded such that financial reports are not available for review online, the following financial reporting
requirements shall apply: 
  
 (i) On or before the 30th day of
each calendar quarter during the term of the Lease, Guarantor shall submit to Landlord a current financial statement indicating Guarantor’s current net worth and general financial condition, including balance sheets and statements of income and
expenses for the preceding calendar quarter, certified as true and correct by Guarantor’s chief financial officer. 
  
 (ii) Within ninety (90) days following the expiration of Guarantor’s fiscal year, and no less frequently than once every twelve (12) calendar
months, Guarantor shall submit to Landlord annual financial statements prepared in accordance with generally accepted accounting principles consistently applied and certified as true and correct by Guarantor’s chief financial officer.

  
 6. Compliance with Law. Guarantor represents and
warrants that Guarantor’s business activities are conducted in accordance with all applicable laws and regulations, and Guarantor covenants that such activities shall continue to be so conducted. 
  
 7. Amendment of Lease. Landlord may, without notice to or the joinder
of Guarantor and with affecting Guarantor’s liability hereunder, modify, extend, accelerate, reinstate, extend or renew the Lease (with or without the execution of new Lease) and grant any consent or indulgence with respect the Lease.

  
 8. Bankruptcy of Tenant. The liability of Guarantor
hereunder and Landlord’s right to pursue Guarantor shall not be affected, delayed, limited, impaired or discharged, in whole or in part, by reason of any stay, extension or discharge that may be granted to the Tenant by any court in proceedings
under the Bankruptcy Code, or any amendments thereof, or under any other state or other federal statutes. The Guarantor expressly waives the benefits of any extension or discharge granted to Tenant. This Guaranty shall survive notwithstanding the
expiration or termination of the Lease with respect to any sums previously received from Tenant or from Guarantor that Landlord may be required to repay in such proceeding. If proceedings are instituted by Tenant under any state insolvency law or
under any federal bankruptcy law, or if such proceedings are instituted against Tenant and are not dismissed within thirty (30) days, Landlord may, at its option, without notice, notwithstanding any limitation on Landlord’s ability to use such
proceedings as the basis of a default against Tenant, declare all sums due under the Lease to be presently due and payable by Guarantor. 
  

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 9. Recovery of Avoided Payments. If any amount applied by Landlord to the obligations of Tenant or
Guarantor is subsequently challenged by a bankruptcy trustee or debtor-in-possession as an avoidable transfer on the grounds that the payment constituted a preferential payment or a fraudulent conveyance under state law or the Bankruptcy Code or any
successor statute thereto or on any other grounds, Landlord may, at its option and in its sole discretion, elect whether to contest such challenge. If Landlord contests the avoidance action, all costs of the proceeding, including Landlord’s
attorneys fees, will become part of the obligations guaranteed by Guarantor. If the contested amount is successfully avoided, the avoided amount will become part of the obligations guaranteed by Guarantor. If Landlord elects not to contest the
avoidance action, Landlord may tender the amount subject to the avoidance action to the bankruptcy court, trustee or debtor-in-possession and the amount so advanced shall become part of the obligations guaranteed by Guarantor hereunder.
Guarantor’s obligation to reimburse Landlord for amounts due under this Section 9 shall survive the purported cancellation of this Guaranty. 
  
 10. Enforcement. If Landlord calls upon Guarantor to honor, pay or perform all or part of any obligation of the Tenant, and Guarantor fails to
honor such demand, the debt or obligation owed the Landlord pursuant to this Guaranty shall bear interest at the lesser of eighteen percent (18%) per annum or the highest rate permitted under applicable law. In case Guarantor fails or refuses to
honor this Guaranty, the Landlord is hereby authorized to utilize such legal means as Landlord deems proper to enforce this Guaranty, through the efforts of its employees, agents or attorneys, and Guarantor shall pay all costs of enforcement and
collection, including but not limited to court costs, reasonable attorneys’ fees, depositions and expert witnesses. 
  
 11. Assistance in Litigation. Guarantor covenants to, upon request, cooperatively participate in any proceeding in which Guarantor is not an
adverse party to Landlord and which concerns Landlord’s rights regarding the Lease or the obligations guaranteed hereby. 
  
 12. Solvency of Guarantor. Guarantor represents and warrants to Landlord that Guarantor is not insolvent and that Guarantor’s execution hereof
does not render Guarantor insolvent. 
  
 13. Subordination.
Guarantor agrees that any existing or future loan made by Guarantor to Tenant and any other existing or future obligation of Tenant to Guarantor shall be subordinate to the obligations evidenced by the Lease and this Guaranty as to both payment and
collection. 
  
 14. Authority of Guarantor. The Guarantor
represents and warrants that execution and delivery hereof and the assumption of liability hereunder have been in all respects authorized and approved by proper action on the part of the Guarantor, that the Guarantor has full authority and power to
execute this Guaranty. 
  

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 15. No Burdensome Agreements. Guarantor represents and warrants that the execution and performance
of this Guaranty will not cause a default under any other contract or agreement to which Guarantor or any property of Guarantor is subject. 
  
 16. Legal and Binding Agreement. Guarantor represents and warrants that the execution and performance of this Guaranty will not violate any
judicial or administrative order or governmental law or regulation, and that this Guaranty is valid and binding in every respect according to its terms. 
  
 17. No Consent Required. Guarantor represents and warrants that Guarantor’s execution and performance of this Guaranty do not require the
consent of or the giving of notice to any third party including, but not limited to, any other lender, governmental body or regulatory authority. 
  
 18. Not Partners; No Third Party Beneficiaries. Nothing contained herein or in any related document shall be deemed to render Landlord a partner of
Tenant or Guarantor for any purpose. This Guaranty has been executed for the sole benefit of Landlord as an inducement to cause Landlord to purchase the property subject to the Lease and to enter into the Lease with Tenant, and neither Guarantor nor
any other third party is authorized to rely upon Landlord’s rights hereunder or to rely upon an assumption that Landlord has or will exercise its rights under any document. 
  
 19. Successors and Assigns. The Guaranty shall be binding upon and inure to the benefit of the heirs, personal and
legal representatives, successors and assigns of Guarantor and the Landlord. The Landlord shall have the right to assign and transfer this Guaranty to any assignee of the Lease (including assignments for collateral purposes). Landlord shall notify
Guarantor upon any assignment or transfer of this Guaranty, but Landlord’s failure to so notify Guarantor shall not affect Guarantor’s obligations under this Guaranty or impair Landlord’s rights under this Guaranty. Notwithstanding
the foregoing, Landlord shall, upon receipt of written request by Guarantor, advise Guarantor in writing of the name and address of any party to whom this Guaranty has been assigned. The Landlord’s successors and assigns shall have the rights,
elections, remedies, and privileges, discretions and powers granted hereunder to the Landlord and shall have the right to rely upon this Guaranty and to enter into and continue other and additional transactions with the Tenant in reliance hereon, in
the same manner and with the same force and effect as if they were specifically named as the Landlord herein. 
  
 20. Statute of Limitations. Guarantor acknowledges that the statute of limitation applicable to this Guaranty shall begin to run only upon
Landlord’s accrual of a cause of action against Guarantor hereunder caused by Guarantor’s refusal to honor a demand for performance hereunder made by Landlord in writing; provided, however, if, subsequent to the demand upon Guarantor,
Landlord reaches an agreement with Tenant on any terms causing Landlord to forbear in the enforcement of its demand upon Guarantor, the statute of limitation shall be reinstated for its full duration until Landlord subsequently again makes demand
upon Guarantor. 
  

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 21. Governing Law. This Guaranty shall constitute a New Jersey contract, and be governed by the
laws of the State of New Jersey. The undersigned hereby voluntarily submits to the jurisdiction of any court in the State of New Jersey having jurisdiction over the subject matter of this instrument, and hereby constitutes the Secretary of State of
New Jersey as its agent for service of process in connection with any suit or proceeding arising hereunder. 
  
 22. No Waiver. Failure of the Landlord to insist in any one or more instances upon strict performance of any one or more of the provisions of this
Guaranty or to take advantage of any of its rights hereunder shall not be construed as a waiver of any such provisions or the relinquishment of any such rights, but the same shall continue and remain in full force and effect. 
  
 23. Action Against Tenant. The Landlord shall have the right, without
affecting Guarantor’s obligations hereunder, and without demand or notice, to collect first from the Tenant, and to exercise its rights of setoff against any asset of the Tenant, and to otherwise pursue and collect from the Tenant any other
indebtedness of the Tenant to the Landlord not covered by this Guaranty, and any sums received from the Tenant, whether by voluntary payment, offset, or collection efforts, may be applied by the Landlord as it sees fit, including the application of
all such amounts to other debts not guaranteed by Guarantor. 
  
 24. Subrogation. Subrogation rights or any other rights of any kind of Guarantor against the Tenant, if any, shall not become available until all indebtednesses and obligations of the Tenant to the Landlord under the Lease are paid
and satisfied in full. 
  
 25. Survival. This Guaranty
shall survive the expiration or termination of the Lease to the extent the obligations of the Tenant thereunder likewise survive and to the extent set forth in Section 12 of this Guaranty. 
  
 26. Entire Agreement. This Guaranty contains the final, complete and
entire agreement of the parties hereto with respect to the matters contained herein, and no prior agreement or understanding pertaining to any of the matters connected with this transaction shall be effective for any purpose. Any prior oral
statements or agreements are deemed merged herein. Without limiting the foregoing, Guarantor acknowledges Landlord’s intention to enforce this Guaranty to the fullest extent possible, and Guarantor acknowledges that Landlord has made no oral
statements to Guarantor that could be construed as a waiver of Landlord’s right to enforce this Guaranty by all available legal means. 
  
 27. Further Assurances. Guarantor agrees to execute and deliver to Landlord such further documents or instruments as may be reasonable and
necessary in furtherance of the performance of the terms, covenants and conditions of this Guaranty. 
  
 28. Cumulative Remedies. The remedies provided Landlord in this Guaranty are not exclusive of any other remedies that may be available to Landlord
under any other document or at law or equity. 
  

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 29. Amendment and Waiver in Writing. No provision of this Guaranty can be amended or waived,
except by a statement in writing signed by the party against which enforcement of the amendment or waiver is sought. 
  
 30. Interpretation. Time is of the essence in the performance of this Guaranty. The titles, captions and paragraph headings are inserted for
convenience only and are in no way intended to interpret, define, limit or expand the scope or content of this Guaranty or any provision hereof. This Guaranty shall be construed without regard to any presumption or other rule requiring construction
against the party causing this Guaranty to be drafted. If any words or phrases in this Guaranty shall have been stricken out or otherwise eliminated, whether or not any other words or phrases have been added, this Guaranty shall be construed as if
the words or phrases so stricken out or otherwise eliminated were never included in this Guaranty and no implication or inference shall be drawn from the fact that said words or phrases were so stricken out or otherwise eliminated. 
  
 31. Severability. This Guaranty is intended to be performed in
accordance with and only to the extent permitted by applicable law. If any provisions of this Guaranty or the application thereof to any person or circumstance shall, for any reason and to any extent, be invalid or unenforceable, but the extent of
the invalidity or unenforceability does not destroy the basis of the bargain between the parties as contained herein, the remainder of this Guaranty and the application of such provision to other persons or circumstances shall not be affected
thereby, but rather shall be enforced to the greatest extent permitted by law. 
  

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 32. Waiver of Jury Trial. GUARANTOR HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY
CLAIM, DEMAND, ACTION OR CAUSE OF ACTION ARISING UNDER THIS GUARANTY OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH, OR IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO GUARANTOR’S DEALINGS WITH
LANDLORD RESPECT TO THIS GUARANTY OR ANY OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN
CONTRACT OR TORT OR OTHERWISE; AND GUARANTOR HEREBY AGREES AND CONSENTS THAT, AT LANDLORD’S ELECTION, ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY, AND THAT LANDLORD MAY FILE AN ORIGINAL
COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE GUARANTOR TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY. 
  
 [REMAINDER OF PAGE INTENTIONALLY BLANK] 
 [SIGNATURE ON FOLLOWING PAGE] 
  

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 IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the day and year first set forth above.

  
 GUARANTOR: 
 KONINKLIJKE DSM N.V. 
  

			
	By:	 	 /s/ [ILLEGIBLE]

	 	 	[ILLEGIBLE]

  

			
	
	 WITNESS: /s/ [ILLEGIBLE]

	Printed Name of Witness:	 	[ILLEGIBLE]
	Address of Witness:	 	Het Overloon 1, Heerlen 0411 TE, Netherlands
	
	 ACKNOWLEDGED BY:

	
	 TENANT:

	
	 DSM NUTRITIONAL PRODUCTS, INC.

  

			
	By:	 	 /s/ Patrick Weinberg

	 	 	Patrick Weinberg
	Title:	 	Vice-President, Chief Financial Officer

  

			
	 WITNESS: /s/ Hugh C.Welsh

	Printed Name of Witness:	 	Hugh C.Welsh
	Address of Witness:	 	45 Waterview Blvd., Parsippany, New Jersey, 07054.

  

 - 9 - 

			
	 WITNESS NO. 1: /s/ [ILLEGIBLE]

	Printed Name of Witness:	 	 [ILLEGIBLE]
 Het Overloon 1, Heerlen 641ITE,
Netherlands

	
	 WITNESS NO. 2: /s/ Hugh C. Welsh,

	Printed Name of Witness:	 	 Hugh C. Welsh,
 45 Waterview Blvd., Parsippany, New
Jersey, 07054

  

 - 10 -

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