Document:

LEASE AMENDMENTS

 Exhibit 10.14 
 LEASE AMENDMENT #2 
  

			
	The Parties:	  	Advanced Input Devices, Inc., hereafter called the LESSEE, and Glacier 600, LLC, hereafter called the LESSOR.
		
	The Lease:	  	The lease dated 2/27/98, and Amendment #1 dated 11/2/98.
		
	The Premises:	  	Approximately 13 acres of real property, including a building and improvements built by Lessor of approximately 85,000 square feet situated at W. 600 Wilbur Avenue, Coeur
d’Alene, Idaho.
		
	The Amendment:	  	This Amendment modifies Exhibit A (Legal Description) and Exhibit G (Cross Use Easement) and adds a Fire Protection/No-Build Easement.
		
	The Changes:	  	 1)     The legal description in Exhibit A is replaced by the new one attached.

		
		  	 2)     The cross use easement in Exhibit G is hereby extinguished and no longer
exists.

		
		  	 3)     An approximate 28 foot no-build easement is added on a portion of the east side of the
property.

 All other terms and conditions of the lease remain the same. 
  

									
	For the LESSEE	 		 	for the LESSOR:
	Advanced Input Devices, Inc.	 		 	Glacier 600, LLC
			
	/s/ JOHN
LOWELL                             7/2/02	 		 	/s/ STEPHEN F.
MEYER                             6/28/02
	By:	 	John Lowell                          date	 		 	Stephen F.
Meyer                                   date
	Its:	 	Vice President	 		 	Member
		 		 		 	 (or)

				
		 		 		 	___________________________________
		 		 		 	Charles R.
Nipp                                      date
		 		 		 	Member

 EXHIBIT A 
 modified 6/28/02 
 Lot 1, Block 1 of GLACIER WILBUR 400 ADDITION situated in
Section 26, Township 51 North, Range 4 West, Boise Meridian, Kootenai County, Idaho. 

 TERMINATION OF CROSS USE EASEMENT AGREEMENT 
 The undersigned do hereby terminate and extinguish the CROSS USE EASEMENT AGREEMENT dated October 30, 1998, recorded November 2, 1998 as
Instrument 1561672, records of Kootenai County, Idaho, including any and all easements and obligations created and resulting therefrom. 
 The
real property is described in Schedule “I” and Schedule “II” attached hereto and incorporated herein. 
  

			
	DATED:	 	6/26/02

 /s/ STEPHEN F.
MEYER                 Member 
 GLACIER 400
WILBUR LLC, 
 An Idaho Limited Liability Company 
 /s/ STEPHEN F. MEYER                 Member 
 GLACIER 600 LLC 
 An Idaho Limited Liability Company

  

			
	State of Idaho	  	)
		  	) ss.
	County of Kootenai	  	)

 On this 26 day of June, 2002, before me, the undersigned, a notary public in and for
said State, personally appeared Stephen F. Meyer known or identified to me to be a member or designated agent in the Glacier 400 Wilbur LLC, an Idaho Limited Liability Company that executed the instrument, or the person who executed the instrument
on behalf of said Limited Liability Company and acknowledged to me that such Limited Liability Company executed the same. 
 IN
WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. 
 /s/
PEGGY
LEONARD                                       
  
 Notary Public 
 Residing at Dalton Gardens 
 Commission Expires: 4/3/08 

			
	State of Idaho	  	)
		  	) ss.
	County of Kootenai	  	)

 On this 26 day of June, 2002, before me, the undersigned, a notary public in and for
said State, personally appeared Stephen F. Meyer known or identified to me to be a member or designated agent in the Glacier 600 LLC, an Idaho Limited Liability Company that executed the instrument, or the person who executed the instrument on
behalf of said Limited Liability Company and acknowledged to me that such Limited Liability Company executed the same. 
 IN
WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. 
 /s/
PEGGY
LEONARD                                       
  
 Notary Public 
 Residing at Dalton Gardens 
 Commission Expires: 4/3/08 

 1561672 
 Schedule I 
 Legal Description 
 (Grantor’s Property) 
 That portion of the Southeast  1/4 of
Section 26, Township 51 North, Range 4 West, Boise Meridian, Kootenai County, Idaho described as follows: 
 Commencing at the
Center  1/4 Corner of said Section 26 (from
which the East  1/4 Corner bears South
88°49'45'' East 2658.41 feet); thence along the westerly line of the East  1/2 of the Southeast  1/4 of said Section 26 South 00°43'40'' West 30.00 feet to a point on the southerly line of Wilbur Avenue; thence leaving said westerly line along said southerly line South
88°49'45'' East 534.32 to a point, said point being the REAL POINT OF BEGINNING. 
 thence South
88°49'45'' East 527.72 feet to a point on the westerly line of U. S. Highway 95; 
 thence leaving said southerly line along
said westerly line, southerly 907.82 feet along the arc of a non-tangent circular curve concave to the southeast, said curve having a radius of 28,757.90 feet, a central angle of 01°48'31'' and a long chord the bears South
00°45'51'' West 907.78 feet; 
 thence leaving said westerly line along the northerly line of SILVER PARK (Book G of Plats,
Page 23, records of Kootenai County, Idaho) the following courses and distances: 
 North 88°52'35'' West 403.39 feet;

 thence northerly 17.99 feet along the arc of a non-tangent circular curve concave to the northwest, said curve having a radius of 1530.00
feet, a central angle of 00°40'26'' and a long chord that bears North 00°37'17'' East 17.99 feet; 
 thence
North 88°50'56'' West 30.00 feet; 
 thence leaving said northerly line North 00°16'02'' East 107.47 feet;

 thence North 29°08'16'' East 317.58 feet; 
 thence North 34°26'27'' West 423.52 feet; 
 thence North
00°43'40'' East 157.81 feet to the REAL POINT OF BEGINNING. 

 1561672 
 Schedule II 
 Legal Description 
 (Grantee’s Property) 
 That portion of the Southeast Quarter of Section 26, Township 51 North, Range 4 West Boise Meridian, Kootenai County, Idaho. 
 COMMENCING at the Center Quarter corner of said Section 26 (from which the East Quarter corner bears South 88°49'45'' East 2,658.41 feet); thence 
 along the Westerly line of the East half of the Southeast Quarter of said Section 26, South 00°43'40'' West 30.00 feet to a point on the Southerly line of Wilbur Avenue, said point
being the REAL POINT OF BEGINNING; thence 
 leaving said Westerly line along said Southerly line South 88°49'45'' East,
534.32 feet; thence 
 leaving said Southerly line South 00°43'40'' West, 157.81 feet; thence 
 South 34°26'27'' East, 423.52 feet; thence 
 South 29°08'16'' West, 317.58 feet; thence 
 South
00°16'02'' West, 107.47 feet to a point on the Northerly line of the plat of Silver Park (a recorded subdivision on fiel in Book “G” of Plats at Page 23, records of Kootenai County, Idaho.); thence 
 along said Northerly line North 88°50'56'' West, 628.03 feet to a point on the Westerly line of the East half of the Southeast Quarter of
said Section 26; thence 
 leaving said Northerly line along said Westerly line North 00°43'40'' East, 890.35 feet to
the REAL POINT OF BEGINNING. 
 EXCEPTING THEREFROM that portion conveyed to The City of Coeur d’Alene, by Instrument recorded
August 7, 1998, as Instrument No. 1549342, records of Kootenai County, Idaho. 
 ALSO EXCEPTING THEREFROM that portion conveyed to The
City of Coeur d’Alene by Instrument recorded August 7, 1998, as Instrument No. 1549344, records of Kootenai County, Idaho. 

 RECORDING REQUESTED BY AND 
 WHEN RECORDED RETURN TO: 
 Parkwood Business Properties 
 700 Ironwood Drive, Suite 300 
 Coeur d’Alene,
ID 83814 
  
  
 (Space Above for Recorder’s Use Only) 
 FIRE PROTECTION
EASEMENT 
 This FIRE PROTECTION EASEMENT is made this 28th day of June, 2002, by and between GLACIER 600, L.L.C., an Idaho
limited liability company (“Glacier 600”) and Glacier 400 Wilbur, L.L.C., an Idaho limited liability company (“Glacier 400”). 
 RECITALS 
 A. Glacier 600 is the owner of that certain parcel of real property
described in Exhibit A attached hereto and incorporated herein by reference (hereinafter referred to as “Glacier 600’s Property”). 
 B. Glacier 400 is the owner of that certain parcel of real property described in Exhibit B attached hereto and incorporated herein by reference (hereinafter referred to as “Glacier 400’s
Property”). 
 C. Glacier 400 desires to have and Glacier 600 desires to grant an easement for the benefit of Glacier
400’s Property in order to provide and preserve access to open space for fire protection purposes over and across portions of Glacier 600’s Property, which portion is described in Exhibit C attached hereto and incorporated herein by
reference (hereinafter referred to as the “Easement Area”). 
 NOW; THEREFORE, in consideration of the foregoing and
of the mutual agreement of the parties hereto to the terms and conditions hereinafter contained, the parties agree as follows: 
 1. For valuable consideration, receipt of which is hereby acknowledged, Glacier 600 grants to Glacier 400 an easement on, over, and across the Easement Area as hereinafter described. 
 2. The easement shall be a burden upon Glacier 600’s Property and shall be appurtenant to and for the benefit of Glacier 400’s
Property and shall run with the land and shall insure to the benefit of and shall bind the successors, assigns, and transferees of the parties hereto as owners’ of Glacier 600’s Property or Glacier 400’s Property. 
 3. The easement granted herein is a right of use for open space and fire protection access, which, when combined with certain open space on
Glacier 400’s Property, provides a public way or yard of not less than sixty (60) feet in width adjacent to the building on Glacier 400’s Property which is closest to the Easement Area. The parties intend that such elements will
satisfy the requirements set forth in Section 505.2 of the Uniform Building Code, 1997 Edition

 
(Section 507.1 International Building Code, 2000 Edition) when the width of the Easement Area is added to certain open space located on Glacier 400’s Property. Glacier 600 agrees not to
construct, or to permit the construction of, any structures on the Easement Area; provided, however, that the Easement Area may be improved with landscaping, parking, roadways, sidewalks, underground utilities, (including above ground auxiliary
facilities like meters, valve handles, hydrants, and access boxes serving underground utilities) and any other improvement consistent with the purposes and requirements of Section 505.2 of the Uniform Building Code, 1997 Edition (Section 507.1
International Building Code, 2000 Edition). 
 4. The easement granted herein is not exclusive. 
 5. Nothing contained in this Fire Protection Easement shall be deemed to be a gift or dedication of any portion of the Easement Area to the
general public or for the general public or for any public purpose whatsoever, and this Fire Protection Easement shall be strictly limited to and for the purposes expressed herein. No individual shall be deemed to have acquired a prescriptive
easement as a result of the use of the Easement Area. 
 6. This document contains the entire agreement between the parties
relating to the rights herein granted and the obligations herein assumed. Any oral representations or modifications concerning this document shall be of no force and effect. 
 7. The City of Coeur d’Alene, Idaho is intended to be a third party beneficiary of this document inasmuch as this document is being
utilized to satisfy the requirements of Section 505.2 of the Uniform Building Code, 1997 Edition (Section 507.1 International Building Code, 2000 Edition). Any modification or termination of this Fire Protection Easement shall require the
written approval of the City of Coeur d’Alene. All modifications shall be in writing, signed by the part to be charged and recorded in the Official Records of Kootenai County, Idaho. 

 8. In the event of any controversy, claim, or dispute relating to this Fire Protection
Easement, or breach thereof, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred. 
 IN WITNESS WHEREOF, the parties hereto executed this Fire Protection Easement as of the day and year first above written. 
  

			
	“Glacier 600”
	
	 Glacier 600, L.L.C.
 an Idaho Limited Liability Company

		
	By:	 	/s/ STEPHEN F. MEYER
	Its:	 	Member
	
	“Glacier 400”
	
	 Glacier 400 Wilbur, L.L.C.
 an Idaho Limited Liability Company

		
	By:	 	/s/ STEPHEN F. MEYER
	Its:	 	Member

 ACKNOWLEDGMENT 
  

			
	State of Idaho	  	)
		  	) ss.
	County of Kootenai	  	)

 On this 28 day of June, in the year 2002, before me, the undersigned, a Notary Public in and for said
state, personally appeared Stephen F. Meyer known or identified to me to be the person whose name is subscribed to the within instrument on behalf of GLACIER 600, LLC, acknowledged to me that he executed the same. 
 In witness whereof, I have hereunto set my hand and seal the day and year in this certificate first above written. 
  

	
	
	/s/ PEGGY LEONARD
	Notary Public for Idaho
	Residing at Dalton Gardens
	Commission Expires: 4/3/08

 ACKNOWLEDGMENT 
  

			
	State of Idaho	  	)
		  	) ss.
	County of Kootenai	  	)

 On this 28 day of June, in the year 2002, before me, the undersigned, a Notary Public in and for said
state, personally appeared Stephen F. Meyer, known or identified to me to be the person whose name is subscribed to the within instrument on behalf of GLACIER 400 WILBUR, LLC, acknowledged to me that he executed the same. 
 In witness whereof, I have hereunto set my hand and seal the day and year in this certificate first above written. 
  

	
	
	/s/ PEGGY LEONARD
	Notary Public for Idaho
	Residing at Dalton Gardens
	Commission Expires: 4/3/08

 EXHIBIT A 
 Lot 1, Block 1 of GLACIER WILBUR 400 ADDITION situated in Section 26, Township 51 North, Range 4 West, Boise Meridian, Kootenai County, Idaho. 

 EXHIBIT B 
 Lot 2, Stock 1 of GLACIER WILBUR 400 ADDITION situated in Section 26, Township 51 North, Range 4 West, Boise Meridian, Kootenai County, Idaho. 

 EXHIBIT C 
 That portion of the Southeast Quarter of Section 26, Township 51 North, Range 4 West, Boise Meridian, Kootenai County, Idaho described as follows: 
 Commencing at the Center Quarter Corner of said Section 26 (from which the East Quarter Corner bears South 88°49'45'' East 2658.41
feet); thence along the westerly line of the Southeast Quarter of said Section 26 South 00°43'40'' West 37.00 feet to the southerly line of Wilbur Avenue; thence along said southerly line 
 South 88°49'45'' East 623.13 feet; thence leaving said southerly line South 00°43'35'' West 250.12 feet; thence South
34°26'47'' East 81.87 feet to the REAL POINT OF BEGINNING; 
 Thence continuing South 34°26'47'' East
55.76 feet; 
 Thence South 00°43'35'' West 98.27 feet; 
 Thence South 29°07'55'' West 12.61 feet; 
 Thence South
00°43'35'' West 131.55 feet; 
 Thence South 29°07'55'' West 54.89 feet; 
 Thence North 00°43'30'' East 334.78 feet to the REAL POINT OF BEGINNING. 
 Comprising 0.19 acres, more or less, being subject to all existing easement and rights-of-way of record or appearing on said parcel. 

 [Parcel Map Omitted] 

 LEASE AMENDMENT #3 
  

			
	The Parties:	  	Advanced Input Devices, Inc., hereafter called the LESSEE, and Glacier 600, LLC, hereafter called the LESSOR.
		
	The Lease:	  	The lease dated 2/27/98, Amendment #1 dated 11/2/98 and amendment #2 dated 7/2/02.
		
	The Premises:	  	Approximately 13 acres of real property, including a building and improvements built by Lessor of approximately 85,000 square feet situated at W. 600 Wilbur Avenue, Coeur
d’Alene, Idaho.
		
	The Amendment:	  	This Amendment provides for an expansion of the building of approx 54,000 sf by the lessor, extends the lease maturity, provides a new rent schedule and adds the corporate parent
as a guarantor to the lease.
		
	The Changes:	  	 1)     The leased premises are changed to 139,000 sf made up of approximately 85,000 sf of existing
and approximately 54,000 sf of new space.

		
		  	 2)     The lease maturity is changed to December 31, 2027 or 18 years after the space is accepted by
AID.

		
		  	 3)     The new rent schedule is shown in Appendix A, the overview spec in Appendix B and the DD
drawings in Appendix C

		
		  	 4)     Esterline Technologies Corporation guarantees the full payment and performance of this lease
through and including November 6, 2016. After such date, all obligations of Esterline Technologies Corporation under this guarantee will terminate.

 All other terms and conditions of the lease remain the same. 
  

									
	for the LESSEE	 		 	for the LESSOR:
	Advanced Input Devices, Inc.	 		 	Glacier 600, LLC
			
	/s/ Albert S.
Yost                             8/27/09	 		 	/s/ Stephen F.
Meyer                             9-18-09
	By:	 	Albert S.
Yost                                 date	 		 	Stephen F.
Meyer                                 date
	Its:	 	President	 		 	Member
		 		 		 	 (or)

	Esterline Technologies Corporation	 		 	
	Guarantor	 		 	
			
	/s/ Robert D. George                        
9/16/09	 		 	/s/ Charles R.
Nipp                             9-18-09
	Robert D.
George                                   date	 		 	Charles R.
Nipp                                   date
	Its:	 	Chief Financial Officer	 		 	Member

 Exhibit A 
 Rev 8-31-2009 
 Monthly Rent 
  

									
	 	  	beginning date	  	Existing	  	New	  	Total
	1	  	3/1/2010	  	62,285	  	41,667	  	103,952
	2	  	3/1/2011	  	63,126	  	41,667	  	104,793
	3	  	3/1/2012	  	63,978	  	41,667	  	105,645
	4	  	3/1/2013	  	64,842	  	42,229	  	107,071
	5	  	3/1/2014	  	65,717	  	42,799	  	108,516
	6	  	3/1/2015	  	66,604	  	43,377	  	109,981
	7	  	3/1/2016	  	67,503	  	43,963	  	111,466
	8	  	3/1/2017	  	68,415	  	44,556	  	112,971
	9	  	3/1/2018	  	69,338	  	45,158	  	114,496
	10	  	3/1/2019	  	70,274	  	45,767	  	116,042
	11	  	3/1/2020	  	71,223	  	46,385	  	117,608
	12	  	3/1/2021	  	72,185	  	47,011	  	119,196
	13	  	3/1/2022	  	73,159	  	47,646	  	120,805
	14	  	3/1/2023	  	74,147	  	48,289	  	122,436
	15	  	3/1/2024	  	75,148	  	48,941	  	124,089
	16	  	3/1/2025	  	76,162	  	49,602	  	125,764
	17	  	3/1/2026	  	77,190	  	50,271	  	127,462
	18	  	3/1/2027	  	78,233	  	50,950	  	129,183
		  	2/28/2028	  	Lease ends	  		  	

 If the occupancy date differs by more than a week from 3/1/2010, the new rent will be adjusted to
reflect the actual occupancy time. 

 Exhibit B 
 Building Standards and Specifications 
 This document describes the basic parameters of a 54,000
sf addition to the existing building at 600 W Wilbur Ave., Coeur d’Alene, Idaho 
 Scope of Work 
 In general, Owner will provide a complete usable, code-approved, mutually acceptable facility, ready for Lessee’s business use.

 Earthwork 
 Excavate and grade for the building, walks and landscaping to achieve the results shown on the Site Plan. All structural fill compaction shall be tested by a geotech engineering consultant to assure compaction to the design requirements.
Positive drainage shall be maintained for the entire lot area. 
 Foundation Work 
 All footing and foundation work shall consist of poured-in-place reinforced concrete with a minimum 28-day strength of 3,000 psi and poured
with a maximum slump of 4''. All footings must rest on undisturbed virgin soil or on engineered structural fill, and be a minimum of 2'-6'' below finished grades. 
 Structural System 
 The
building structural system shall be 7-1/4'' concrete tilt-up walls, 23' maximum height from finished floor with steel columns and bar joists. 
 Floor Construction 
 All floors that are slab on grade shall be
4'' poured-in-place concrete placed over a well-compacted and properly drained base as recommended by the geotech engineer. Control joints shall be placed as required. 
 Roof Construction 
 The roof will be steel bar joists and joist girders
designed for a deflection of L/360. Steel deck shall be designed for a 40 psf live load. 
 Roofing 
 The roofing shall be a white single ply membrane, PVC or similar. Ladder access from below to roof shall be provided. Provide walkway surface
around roof-top equipment. 
 Exterior Walls 
 All exterior wall surfaces will be painted concrete. 

 Windows and Storefronts 
 Commercial windows equal to N.W.A. 1500 Series with thermal break with 1'' insulated glass, match existing. Interior window opening will be wrapped in sheetrock on three sides with a plastic
laminate sill. No operable windows. Glass shall have a tint to match existing. 
 Doors 
 Standard interior doors shall be 1 3/4'' x 3' x 7' flush, solid-core with a stain and lacquer finish in the office area
and same size painted hollow metal in the lab/manufacturing areas. Doors will be hung in hollow-metal steel frames. 
 Hardware
shall be “Arrow” to match the existing, commercial grade with a brushed stainless steel finish #626, or equal. Closures, “Norton 1603”, or equal, shall be installed where required by building regulations or use requirements.

 Walls 
 Standard interior walls constructed of steel studs @16'' o.c. and 5/8'' taped, light-textured, and painted gypsum board. The bottom 4' of manufacturing wall shall be 11/16 OSB textured and painted the same as the
gypbd above. 
 Sound attenuation batts in all office interior walls and ceiling. 
 Allowances – interior 
 The quoted total cost of remodeling the N end of the existing stockroom as shown in the construction drawings is $72,688. The Owner will provide an allowance of $36,344 to be applied toward the cost. This allowance will be paid when the
work is performed and AID shall pay its share and any excess on a monthly progress basis. 
 There are a conference room and two
offices added to the office area in the northeast corner of the addition. The Owner will absorb the cost of these. 
 Insulation

 Fiberglass insulation shall be installed to form a complete thermal envelope around all conditioned space. Thermal
characteristics shall meet code and at a minimum equal the following: 
  

					
		  	Roof Areas	  	R-25
		  	Exterior Walls	  	R-11
		  	Acoustical @ Walls	  	3''

 Restrooms 
 Restrooms in the office and lab/manufacturing area shall have ceramic tile on the floors and four feet high on all exposed walls. Toilet room partitions shall be plastic laminate “Advantage”

 or equal. Each restroom shall have a floor drain. 
 Floor Coverings 
 Office: Match Shaw Contract style PARALLEL II
(59235) 18'' squares, color COMPATIBLE (66433) if possible. The Owner will cover the cost of specified carpet including install and trim. If ESD treated carpet is desired in some areas, AID will pay for the upgrade. 

Mfg areas: Concrete floor finish selection and appropriate floor prep is to be determined jointly by the Tenant and the Owner. Owner will
provide a $68,000 allowance for floor coatings. Any cost over the allowance will be paid by AID on a monthly progress basis. 

 Ceilings 
 Acoustical 2 x 4 in a t-bar grid with flat Armstrong “Cortega” tile. 
 Painting 

 Painting materials shall be equal to “Pratt & Lambert”, “Benjamin Moore”, “Columbia”,
Sherwin Williams” or “Olympic” in colors/finish to match existing. All interior gypsum board shall be given two (2) coats; a primer and a finish coat of latex semi-gloss finish. Final coat shall “cover” completely.
Enamel paint on hollow metal doors and frames. 
 Electrical 
 All electrical work shall be designed and built in accordance with the latest revisions of the National Electrical Code using materials
approved by the National Board of Fire Underwriters. 
 120/208 and 277/480 three phase power will be supplied as required.
Standard is three outlets per room for offices and conference rooms. Any special outlets for the offices and conference rooms must be identified during the interior design phase; there will be no additional cost for special outlets identified during
the design phase. The main service entrance panel shall be modified to add (1) 1000 Amp and (1) 1200 Amp switches to serve new panels in the addition. 
 Lighting 
 2 x 4 recessed fixtures in the ceiling grid. Standard will be 3
tube flat lens fixtures (Columbia 2J340-8 EXA-120W EQ4) assembly or equivalent. Lamps to be GE 4' T8 SP35 ECO or equivalent. If the 3500 degree K lamps cost more than standard lamps, AID shall pay for the extra cost. 
 Plumbing Work 
 All plumbing
work shall be installed in compliance with the applicable ordinances of the State of Idaho. The water and sewer services shall be connected to the existing service to the municipal mains. Waste and vent lines shall be PVC or ABS. 
 Provide process waste water drain system as specified. 
 Interior water piping shall be copper and shall be sized to provide adequate pressure at all points. 
 Plumbing fixtures shall be equal to the following: 
 Water closets:
Eljer 111-2105 elongated-rim, siphon jet, wall-hung, Zurn 6000 flush valve. 
 Lavatory: China, oval, Murray 051-0124 or equal
w/Delta 511 WF HDF faucets. 
 Urinal: Eljer 161-1090, siphon jet, Zurn 6000 flush valve 
 Breakroom Sink: Stainless steel, Moen or Polar, size per plans 
 Drinking Fountain: Refrigerated wall mount Elkay 

 Exterior hose bibs, key type, frost free 
 Floor drains with trap primers in the restrooms 
 Compressed Air distribution Provide copper piping for compressed air distribution from new compressor (by AID) to ceiling of manufacturing area. Ceiling utility panels for air, power, data, to be
built & installed by AID. 
 Heating & Air Conditioning 
 All building areas shall be heated and air conditioned with roof-top equipment. These systems shall meet, or exceed, the following criteria:

  

	 	a.	General 

  

	 	1.	Maintain uniform indoor temperature of 72 degrees, plus or minus 1-1/2 degrees in the conference rooms and plus or minus 2 degrees in the rest of the building.

  

	 	2.	Provide economizers for outside fresh air mix. 

  

	 	3.	Provide digital control system. Provide continuous air circulation during business hours and night setbacks as required. Provide digital interface as approved by AID.

  

	 	4.	Equipment shall be “Carrier” or equal. The systems shall be properly engineered and installed to meet all ASHRAE standards and the UBC.

  

	 	5.	Fire extinguishers, of number and size as required, shall be mounted where directed by local Fire Department officials. 

  

	 	b.	Thermal Zoning 

 All occupied spaces shall be provided with enough control zones to assure uniform space temperature and occupant comfort. Perimeter zones at the exterior walls of the building shall be separated according to their respective exposure.
Perimeter spaces shall not be combined with interior spaces into the same control zone. 
  

	 	c.	HVAC Acoustical Design Guidelines 

 HVAC equipment shall be located next to columns of structural steel system to minimize vibration on occupied floors. Equipment vibration, as measured at bearing locations, shall not exceed
manufacturer’s recommendations or limits. 
  

	 	d.	Filtration 

 All
HVAC systems shall be filtered using a filter efficiency of not less than 30%, based upon ASHRAE Standard 52-76. 
  

	 	e.	Ductboard and Duct Liner 

 Ductboard and Duct Liner will be utilized for about 10’ on both the supply and returns for noise reduction in non-critical areas. 
  

	 	f.	Maintenance 

 All
mechanical systems shall be readily accessible and designed for ease of maintenance. 

 Record Documents 
 At the end of Project, provide two sets of “as-built” prints, one set of reproducible “as-built” drawings and a full set on AutoCAD.DWG files on electronic media. Also provide three
complete sets of operating and maintenance, and parts lists for all equipment, bound in three-ring binders. Also provide a “Valve Tag List” indicating all shutoff valves; provide brass or plastic valve tags at all shut-off valves on the
“Valve Tag List”. 
 Operating sequences for all systems are required to be provided in written form as a part of the
operating instructions for the Project. 
 Landscaping 
 All areas of the property shall be attractively landscaped - either natural or created. Certain spaces, including all areas immediately surrounding the building, shall be provided with irrigation, grass
and shrubbery. Other areas, including those containing existing trees and rock formations, shall remain in the natural state with the trees trimmed and fallen branches removed. Care shall be taken to retain existing trees where possible. 

Some small areas shall be designed for flower beds for seasonal planting. 
 Irrigation 
 The existing underground sprinkler system shall be modified to
adequately irrigate all new lawn areas around building addition. 
 Signing 
 There is no provision for additional exterior signing. 
 Fire Sprinkler System 
 The entire building shall be fire sprinklered at
ordinary hazard densities. There is no provision for high pile storage fire sprinklers. 
 Fire Alarm System 
 The existing fire alarm system will be modified as necessary for the new addition. 
 Security Systems 
 The
existing access control system will be expanded by AID. Electric strikes in the doors are included in the project budget but any necessary expansion of the central security system controller is not. There is no provision for expansion of the video
monitoring system. 

 Exhibit C 
 [Drawing Omitted]Surrender and Termination Agreement

 Exhibit 10.1 
 SURRENDER AND TERMINATION AGREEMENT 
 THIS
SURRENDER AND TERMINATION AGREEMENT (this “Agreement”) is made as of December 18, 2009 by and between WE GEORGE STREET, L.L.C., a Delaware limited liability company with an address of c/o Winstanley Enterprises LLC,
150 Baker Avenue Extension, Suite 303, Concord, Massachusetts 01742 (“Landlord”) and ACHILLION PHARMACEUTICALS, INC., a Delaware corporation with an address of 300 George Street, New Haven, Connecticut 06511
(“Tenant”). 
 BACKGROUND: 
 A. Landlord leases to Tenant, and Tenant leases from Landlord, approximately 5,263 rentable square feet of space known as Suite 803 (the “Premises”) in the building located at 300 George
Street, New Haven, Connecticut (the “Property”), pursuant to that certain Lease dated as of March 30, 2001 (the “Lease”) between Landlord and Yale University (“Yale”), as assigned to Tenant by
Assignment and Assumption of Leases dated as of March 30, 2001 (as amended, the “Assignment”), which Assignment was amended by First Amendment to Assignment and Assumption of Lease dated as of December 1, 2005. 

B. Tenant desires to surrender the Lease and the Premises to Landlord, and Landlord is willing to accept said surrender, all upon the
terms and conditions hereinafter set forth. 
 NOW THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 1. Terms used but not defined herein
shall have the meaning ascribed to each in the Lease. 
 2. Subject to the provisions of this Agreement and notwithstanding
anything to the contrary in the Lease, Tenant shall relinquish its right to possession of the Premises and all of its rights, interests, obligations and benefits relating to Tenant’s right to occupy the Premises on or before March 15, 2010
(the “Surrender Date”). The Surrender Date shall be deemed to have occurred on the date Tenant shall deliver vacant possession of the Premises to Landlord, free of all tenancies and rights of others to occupancy, with all of
Tenant’s personal property removed and any laboratory areas decontaminated in accordance with the Laboratory Decommissioning Standard ANSI/AIHA Z9.11 latest edition, and in the condition otherwise required by the Lease, all as determined by
Landlord in its reasonable discretion. Surrender of the Premises shall include surrender of the generator associated with the Premises and all improvements performed by or for the benefit of Tenant. As of the Surrender Date, the Lease shall be
deemed expired and Tenant shall be relieved of all its obligations under the Lease, except for those provisions of the Lease that specifically survive such expiration. 
 3. Tenant’s obligation to pay rent to Landlord under the Lease shall expire as of the Surrender Date; provided that notwithstanding the foregoing, Tenant’s obligation to pay to Landlord rent
pursuant to the Lease shall be reinstated in the event Tenant does not surrender possession of the Premises as provided in Section 2 above. 

 4. In connection with the surrender of the Premises, Landlord shall provide Tenant with a
moving allowance of $50,000.00 (the “Allowance”). Such Allowance shall be used solely for out-of-pocket costs incurred by Tenant for moving its personal property out of the Premises and for performing any fit-up and/or
reconfiguration work at Tenant’s other premises at the Property necessary to consolidate Tenant’s operations into said premises. 
 5. Tenant represents, warrants and covenants to Landlord that, as of the date hereof, and on the Surrender Date, (a) the Lease has not been assigned, transferred or encumbered, whether as security or
otherwise, (b) Tenant is the sole holder of tenant’s entire interest under the Lease, (c) there are no subleases or other occupancy agreements affecting any portion of the Premises, and (d) no consents or approvals, other than
from Connecticut Innovations, Incorporated, are required for Tenant to enter into this Agreement. 
 6. Tenant and Landlord
represent and warrant to the other that each has not dealt with any broker, finder or like agent in connection with this Agreement, and each does hereby agree to indemnify and hold the other and its members, partners, officers, directors,
shareholders, representatives, agents and employees, harmless of and from any claim of, or liability to, any broker, finder or like agent claiming a commission or fee in connection with the negotiation, execution or delivery of this Agreement,
together with all expenses related thereto, including, without limitation, reasonable attorneys’ fees and disbursements. 
 7. The provisions of this Agreement shall inure to the benefit of, and be binding upon, the parties hereto and their respective heirs, legal representative, successors and assigns. 
 8. This Agreement contains the entire agreement between Landlord and Tenant and supersedes all prior agreements and understandings, if any,
relating to the subject matter hereof. This Agreement may be amended or supplemented only by an instrument in writing executed by both parties. 
 9. This Agreement shall not be binding upon or enforceable against either party unless and until both parties shall have executed and unconditionally delivered this Agreement to the other party.

 10. Time is of the essence with respect to the Tenant’s obligation to surrender the Premises and make the payment
required by this Agreement. 
 11. This Agreement may be executed in any number of counterparts, each of which shall be deemed
to be an original, and all of such counterparts shall constitute one Agreement. 
 (Signatures on following page)

  

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 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Surrender and
Termination Agreement as of the day and year first above written. 
  

							
	WE GEORGE STREET, L.L.C.
		
	By:	 	WE George Street Holdings LLC
		 	Its Manager
			
		 	By:	 	WE George Street Manager Corp.
		 		 	Its Sole Member
				
		 		 	By:	 	 /s/ Carter Winstanley

		 		 		 	Carter J. Winstanley
		 		 		 	Its President
	
	ACHILLION PHARMACEUTICALS, INC.
		
	By:	 	 /s/ Mary Kay Fenton

	Name:	 	Mary Kay Fenton
	Title:	 	CFO
	
	 Consented to by Tenant’s Lender:

	
	CONNECTICUT INNOVATIONS, INCORPORATED
		
	By:	 	 /s/ Peter Longo

	Name:	 	Peter Longo
	Title:	 	President and Executive Director

  

 3

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