Document:

Exhibit
10.10

 

FIRST
AMENDMENT TO LEASE AGREEMENT

 

This First Amendment to Lease Agreement made and entered into this 30th
day of September, 1999, to be effective November 1, 1998 by and between
Sarum Management, Inc., as successor by assignment to The Bell Company, 75 Marc
Avenue, Cuyahoga Falls, Ohio 44223 (“Lessor”) and AKW, L.P., 1015 East 12th
Street, Suite 200, P.O. Box 29, Erie, PA 16503, as successor by assignment to
Kaiser Aluminum & Chemical Corp., a Delaware corporation (hereinafter
referred to as “Lessee”)

 

WITNESSETH:

 

WHEREAS, the parties hereto, by their predecessors in interest, have
entered into a lease agreement dated November 1, 1988 (“Lease Agreement”);
and

 

WHEREAS, said Lease Agreement provided for final renewal option in
favor of Lessee commencing November 1, 1998, with an annual rental to be
agreed upon between the parties hereto; and

 

WHEREAS, the parties have negotiated a mutually agreeable term and
annual rental for the renewal term which is to commence November 1, 1998;
and expire June 30, 2001; and

 

WHEREAS, the parties have negotiated and agreed to additional
modifications to the Lease Agreement.

 

NOW THEREFORE, for valuable consideration, including the covenants
herein contained, receipt of which is hereby acknowledged, the parties agree as
follows:

 

A.                                   Paragraph
Three: Term, Renewal and Assignment, is hereby modified by the inclusion
of the following paragraph:

 

Lessee shall have the option to renew the Lease for five (5) additional
successive two (2) year periods under the terms and conditions set forth
herein, provided written notice of renewal is given to Lessor one hundred fifty
(150) days prior to the expiration of the prior term or renewal term. The first
additional renewal term shall commence July 1, 2001 (“First Additional
Renewal Term”); the second renewal term shall commence July 1, 2003 (“Second
Additional Renewal Term”); the third additional renewal terms shall commence July 1,
2005 (“Third Additional Renewal Term”); the fourth additional renewal term
shall commence July 1, 2007 (“Fourth Additional Renewal Term”); the fifth
additional renewal term shall commence July 1, 2009 (“Fifth Additional
Renewal Term”) and expire June 30, 2011.

 

B.                                     Paragraph
Four: Rent, is hereby modified by the inclusion of the following
provisions:

 

The renewal term commencing November 1, 1998 and expiring June 30,
2001 (“Current Renewal Term”), Lessee shall pay annual rental of Three Hundred
Seventy

 

 

Eighty Six Thousand Nine Hundred Thirty Four
and 60/100 Dollars ($386,934.60) (2.938 per sq. ft.) payable in monthly
installments of Thirty Two Thousand Two Hundred Forty Four and 55/100 Dollars
($32,244.55).

 

Should Lessee elect to renew the term of the Lease for the First
Additional Renewal Term herein provided, the annual rent for the First Additional
Renewal Term (July 1, 2001 – June 30, 2003) shall be Four Hundred Ten
Thousand Four Hundred Ninety Eight and 92/100 Dollars ($410,498.92) payable in
monthly installments of Thirty Four Thousand Two Hundred Eight and 24/100
Dollars ($34,208.24).

 

Should Lessee elect to renew the Lease for the Second Additional
Renewal Term (July 1, 2003 – June 30, 2005), the annual rent for the
Second Additional Renewal Term shall be Four Hundred Thirty Five Thousand Four
Hundred Ninety Eight and 30/100 Dollars ($435,498.30), payable in monthly
installments of Thirty Six Thousand Two Hundred ninety One and 53/100 Dollars
($36,291.53).

 

Should Lessee elect to renew the Lease for the Third Additional Renewal
Term (July 1, 2005 – June 30, 2007), the annual rent for the Third
Additional Renewal Term shall be Four Hundred Sixty Two Thousand Twenty and
15/100 Dollars ($462,020.15) payable in monthly installments of Thirty Eight
Thousand Five Hundred One and 68/100 Dollars ($38,501.68).

 

Should Lessee elect to renew the Lease for the Fourth Additional
Renewal Term (July 1, 2007 – June 30, 2009), the annual rent for the
Fourth Additional Renewal Term shall be Fourth Additional Renewal Term shall be
Four Hundred Ninety thousand One Hundred Fifty Seven and 17/100 Dollars
($490,157.17) payable in monthly installments of Forty Thousand Eight Hundred
Forty Six and 43/100 Dollars ($40,846.43).

 

Should Lessee elect to renew the Lease for the Fifth Additional Renewal
Term (July 1, 2009 – June 30, 2011), the annual rent for the Fifth
Additional Renewal Term shall be Five Hundred Twenty Thousand Seven and 07/100
Dollars ($520,007.75) payable in monthly installments of Forty Three Thousand
Three Hundred thirty Three and 98/100 Dollars ($43,333.98).

 

C.                                     Paragraph
Five: Taxes and Utilities, shall be modified by the deletion of the
first paragraph thereof and the substitution therefore of the following:

 

Except as set forth in this paragraph, all real estate taxes,
assessments and levies, whether general or special, ordinary or extraordinary,
of every nature or kind whatsoever which may taxed, charged, assessed, levied
or imposed at any time during the term of this Lease against the Leased
Premises, shall be paid by Lessee. Notwithstanding the foregoing, Lessee shall
not be required to pay any assessments against the Leased Premises in
conjunction with any future constructions of improvements to Marc Avenue or any
utilities and/or sidewalks abutting the Leased Premises.

 

 

D.                                    Paragraph
Six: Acceptance and Maintenance shall be modified by the deletion of the
third paragraph thereof and the substitution of the following:

 

Lessor shall maintain the exterior of the Leased Premises and common
exterior grounds, provided, however, that Lessee shall be obligated to maintain
and or repairing any damage to the interior of the Leased Premises or the
exterior of the Leased Premises caused by misuse or the careless negligent or
wrongful acts of Lessee’s agents, invitees, and employees, ordinary wear and
tear and depreciation accepted and further provided that Lessee shall be
obligated to repair and/or maintain any Capital Improvements made by Lessee in
accordance with G hereof.

 

E.                                      Paragraph
Seven: Right of Access, Ingress & Egress Improvement & Maintenance
is hereby modified by deletion of the second paragraph thereof and substitution
therefore the following:

 

Lessor shall properly maintain existing access to the Leased Premises.

 

F.                                      Paragraph
Thirteen shall be modified with the deletion of the entire provision and
the substitution therefore of the following:

 

Notices required hereunder shall be forwarded, by certified mail to the
parties at the following address:

 

	
  Lessor:

  	
   

  	
  Sarum Management, Inc.

  
	
   

  	
   

  	
  75 Marc Avenue

  
	
   

  	
   

  	
  Cuyahoga Falls, Ohio 44223

  
	
   

  	
   

  	
  Attn: Michael Bell, Jr.

  
	
   

  	
   

  	
   

  
	
  Lessee:

  	
   

  	
  AKW L.P.

  
	
   

  	
   

  	
  1015 East 12th Street

  
	
   

  	
   

  	
  Suite 200

  
	
   

  	
   

  	
  P.O. Box 29

  
	
   

  	
   

  	
  Erie, PA 16503

  
	
   

  	
   

  	
   

  
	
  With Copy
  to:

  	
   

  	
  Amer Cunningham Brennan Co., L.P.A.

  
	
   

  	
   

  	
  600 Key Building

  
	
   

  	
   

  	
  159 South Main Street

  
	
   

  	
   

  	
  Akron,Ohio 44308

  
	
   

  	
   

  	
  Attn: Andrew R. Duff

  

 

G.                                     Fifteen:
Capital Improvement Credit shall be deemed an additional provision to
the Lease Agreement.

 

 

Lessee shall have until November 1, 1999, to make all or a portion
of the following Capital Improvements to the existing facility:

 

(a)                                  Pressure
wash and paint the exterior of the building upon the Leased Premises.

 

(b)                                 Blacktop
the employee parking areas and other portions of the parking lot.

 

(c)                                  Install
pole lighting for the East and West end employee parking areas.

 

The foregoing (a),(b), and (c) shall be hereinafter referred to as
Permitted Capital Improvements.

 

Any of said Permitted Capital Improvements or any further Capital
Improvements which Lessee desires to perform shall be subject to Lessors prior
approval, which approval should not be unreasonably withheld or delayed, and
all work shall be done in a. workmanlike manner which does not create any
present or future liability to Lessor such as for storm drainage, etc.

 

All such Permitted Capital Improvements shall be performed by Lessee at
its sole cost and expense subject to the rent credit hereinafter provided.

 

To the extent that Permitted Capital Improvements described above are
made by Lessee, as herein provided, Lessee shall be entitled to a credit
against the monthly installment of annual rent calculated by amortizing the
total cost of the Permitted Capital Improvements herein permitted (not to
exceed $145,000.00) over the period commencing November 1, 1998 and ending
October 31, 2003 with zero (0%) percent interest. In calculating the
aforementioned Rental Credit, the cost of the Permitted Capital Improvement
shall be based upon actual costs obtained from third party contractors, with
negotiations on an arms length basis, and without any inclusion of overhead or
other miscellaneous to Lessee. In no event shall the Rent Credit for Permitted
Capital Improvements exceed twenty two cents per sq. ft. ($.22) per annum or
($.018) per sq. ft. per month.

 

H.                                    All
terms and conditions of the Lease Agreement not hereby modified shall remain in
full force and effect.

 

IN WITNESS WHEREOF, the parties have hereunto set their hands on the
30th day of September, 1999.

 

	
  Witnesses:

  	
   

  	
  Sarum Management, Inc.

  
	
   

  	
   

  	
   

  
	
  /s/ [ILLEGIBLE] Gallagher

  	
   

  	
  By:

  	
  /s/ Michael E. Bell

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  /s/ [ILLEGIBLE] Allen

  	
   

  	
  Its:

  	
  President

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Witnesses:

  	
   

  	
  AKW, L.P.

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  /s/ Lydia J. Parker

  	
   

  	
  By:

  	
  /s/ William P. Greubel

  	
   

  
	
   

  	
   

  	
   

  	
  Manager, AKW General Partner

  
	
  /s/ Tina G. Dickenson

  	
   

  	
  Its: 

  	
  L.L.C., its General Partner

  	
   

  

 

 

 

 

	
  STATE OF OHIO

  	
  )

  
	
   

  	
  ) SS:

  
	
  COUNTY OF SUMMIT

  	
  )

  

 

BEFORE ME, a Notary Public, in and for said County and State,
personally appeared the above-named, Sarum Management, Inc., by Michael E.
Bell, its President, who acknowledged that he did sign the foregoing instrument
and that the same is his free act and deed and the free act and deed of said
corporation.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal
this 30th day of September, 1999.

 

 

	
   

  	
  /s/ Patricia Ruschak

  
	
   

  	
  Notary Public

  

 

 

	
  STATE OF KENTUCKY

  	
  )

  
	
   

  	
  ) SS:

  
	
  COUNTY OF HENDERSON

  	
  )

  

 

 

BEFORE ME, a Notary Public, in and for said County and State,
personally appeared the above-named, AKW, L.P., by William P. Greubel, its
Manager, AKW General Partner L.L.C., its General Partner, who acknowledged that
he did sign the foregoing instrument and that the same is his free act and deed
and the free act and deed of said corporation.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal
this 14th day of September, 1999.

 

 

	
   

  	
  /s/ Sara Williams

  
	
   

  	
  Notary PublicExhibit
10.13

 

LEASE

 

BETWEEN WOODWARD,
LLC

 

and

 

ACCURIDE
CORPORATION

 

 

OFFICE CIRCLE OF

BURKHARDT CROSSING

EVANSVILLE,
INDIANA

 

 

TABLE OF CONTENTS

 

	
  1.01: MONTHLY RENTAL AMOUNTS
  AND CONDITIONS PRECEDENT:

  	
   

  
	
   

  	
   

  
	
  2.01: TERM

  	
   

  
	
   

  	
   

  
	
  3.01: USE, COMPLIANCE WITH LAWS,
  SIGNS

  	
   

  
	
   

  	
   

  
	
  4.01:
  SURRENDER AND HOLDOVER

  	
   

  
	
   

  	
   

  
	
  5.01:
  ASSIGNMENT AND SUBLETTING

  	
   

  
	
   

  	
   

  
	
  6.01:
  ALTERATION OF LEASED PREMISES

  	
   

  
	
   

  	
   

  
	
  7.01:
  HAZARDOUS MATERIAL

  	
   

  
	
   

  	
   

  
	
  8.01: MAINTENANCE OF LEASED
  PREMISES

  	
   

  
	
   

  	
   

  
	
  9.01:
  DESTRUCTION

  	
   

  
	
   

  	
   

  
	
  10.01:
  CONDEMNATION

  	
   

  
	
   

  	
   

  
	
  11.01: LIENS

  	
   

  
	
   

  	
   

  
	
  12.01:
  EVENTS OF DEFAULT BY TENANT

  	
   

  
	
   

  	
   

  
	
  13.01:
  LANDLORD’S REMEDIES

  	
   

  
	
   

  	
   

  
	
  14.01:
  EVENTS OF DEFAULT BY LANDLORD

  	
   

  
	
   

  	
   

  
	
  15.01:
  TENANT’S REMEDIES

  	
   

  
	
   

  	
   

  
	
  16.01:
  ATTORNEY’S FEES

  	
   

  
	
   

  	
   

  
	
  17.01:
  ACCESS BY LANDLORD TO LEASED PREMISES

  	
   

  
	
   

  	
   

  
	
  18.01:
  QUIET ENJOYMENT

  	
   

  
	
   

  	
   

  
	
  19.01:
  EXCULPATION

  	
   

  
	
   

  	
   

  
	
  20.01:
  GENERAL AGREEMENT OF PARTIES

  	
   

  
	
   

  	
   

  
	
  22.01: NOTICES:

  	
   

  
	
   

  	
   

  
	
  23.01: UTILITIES

  	
   

  

 

 

	
  24.01:
  TAXES AND INSURANCE

  	
   

  
	
   

  	
   

  
	
  25.01:
  RENEWAL OF LEASE

  	
   

  
	
   

  	
   

  
	
  26.01:
  INDEMNITY OF LANDLORD

  	
   

  
	
   

  	
   

  
	
  27.01:
  INDEMNITY OF TENANT

  	
   

  
	
   

  	
   

  
	
  28.01:
  LIABILITY INSURANCE

  	
   

  
	
   

  	
   

  
	
  29.01: BILLBOARD REMOVAL AND
  RESTRICTIVE COVENANTS

  	
   

  
	
   

  	
   

  
	
  30.01: CONSTRUCTION OF
  LEASED PREMISES

  	
   

  
	
   

  	
   

  
	
  31.01:
  EXPANSION OF PREMISES

  	
   

  
	
   

  	
   

  
	
  32.01:
  APPLICABLE LAW

  	
   

  
	
   

  	
   

  
	
  33.01:
  OPTION TO PURCHASE

  	
   

  
	
   

  	
   

  
	
  34.01:
  ARBITRATION

  	
   

  
	
   

  	
   

  
	
  35.01: RECORDING

  	
   

  
	
   

  	
   

  
	
  36.01:
  TITLE INSURANCE

  	
   

  
	
   

  	
   

  
	
  37.01: FORCE
  MAJEURE

  	
   

  
	
   

  	
   

  
	
  37.01:
  MISCELLANEOUS

  	
   

  
	
   

  	
   

  
	
  EXHIBIT
  “A” LEGAL DESCRIPTION

  	
  ATTACHED

  
	
   

  	
   

  
	
  EXHIBIT
  “B” DRAWING OF BUILDING AND SITE PLAN

  	
  ATTACHED

  
	
   

  	
   

  
	
  EXHIBIT
  “C” WORK LETTER AGREEMENT

  	
  ATTACHED

  
	
   

  	
   

  
	
  EXHIBIT
  “D” PURCHASE OPTION TERMS

  	
  ATTACHED

  

 

 

LEASE

 

THIS
LEASE, entered into
between Woodward, LLC. hereinafter referred to
as “LANDLORD” and Accuride Corporation
hereinafter referred to as “TENANT”.

 

WITNESSETH
THAT LANDLORD and
TENANT, in consideration of their mutual undertakings, agree as follows:

 

LANDLORD hereby leases to TENANT and TENANT hereby
leases from LANDLORD Lots 10, 11 and 12 situated on the real estate described
in the attached Exhibit “A” which is made a part hereof, including the
two-story building and other improvements described hereinbelow, commonly
referred to as a 34,000 square foot Class A office building located on 4.6
acres of land on Office Circle of Burkhardt Crossing fronting I-164 and
depicted in the attached Exhibit “B” drawing of building and site plan which
are made a part hereof (collectively hereinafter the “Leased Premises”)

 

TENANT without demand or notice shall pay during
the term of this Lease, a monthly rental as described in a Lease entered
between the parties of even date herewith, all upon the following covenants,
terms and conditions:

 

1.01:  MONTHLY RENTAL AMOUNTS AND CONDITIONS
PRECEDENT:

 

	
  Months
  1 thru 60:

  	
   

  	
  The
  monthly rental amount shall be Thirty Seven Thousand Five Hundred Forty-One
  and 60/100ths Dollars ($37,541.60) per month, representing an annual rate of
  Thirteen and 25/100ths Dollars ($13.25) per square foot.

  
	
   

  	
   

  	
   

  
	
  Months
  61 thru 120:

  	
   

  	
  The
  monthly rental amount shall be Forty-One Thousand Three Hundred Ten and
  00/100ths Dollars ($41,310.00) per month, representing an annual rate of
  Fourteen and 58/100ths Dollars ($14.58) per square foot.

  

 

1.02:  The
parties agree that the actual square footage of the Leased Premises shall be
determined by mutual written agreement of LANDLORD and TENANT as the plans for
the initial construction, and any expansion option exercised hereunder, are
finalized between LANDLORD and TENANT and their respective architectural and
construction consultants, pursuant to the Work Letter Agreement attached hereto
and made a part hereof.  The rent set
forth above shall be adjusted according to the square foot rental rates
described above applied to said actual square footage of the Leased Premises as
so determined, using center-of-wall to center-of-wall measurements, excluding
mechanical shafts and stair wells.

 

1.03:  The
LANDLORD represents and warrants it has an option to purchase the land
underlying the Leased Premises from Webb Development, LLC, and LANDLORD shall
promptly exercise and close on said option following the exercise of this Lease
on or before December 1, 1998.

 

1.04:  The
LANDLORD agrees that LANDLORD shall cause restrictive covenants running with
the title of such adjoining tracts of land as set forth under paragraph 29.01 et
seq., to the acceptance of TENANT’S legal counsel and TENANT’S title
insurance underwriter on or before December 1, 1998.

 

2.01:  TERM:
The term of this Lease shall commence on the later of November 1, 1999, or
the date that the Leased Premises are completely build-out by LANDLORD and
ready for the TENANT’s

 

1

 

possession.
The term of this Lease shall expire on the later of October 31, 2009 at
11:59 p.m., or the date ten (10) years from the commencement of this Lease,
subject to renewal as provided hereinbelow.

 

3.01:  USE,
COMPLIANCE WITH LAWS, SIGNS: TENANT shall keep the Leased Premises in a clean and orderly
condition and shall conduct business there therefrom in a careful and safe
manner. TENANT shall not use the Leased Premises or maintain them in any manner
constituting a violation of any ordinance, statute, regulation, or order of any
governmental authority, including without limitation zoning ordinances, nor
shall TENANT maintain, permit or suffer any nuisance to occur or exist on the
Leased Premises. Notwithstanding anything herein to the contrary, LANDLORD
covenants and warrants upon the commencement of the term of this Lease that the
zoning of the Leased Premises is proper and in full compliance with city,
county and state ordinances, statutes, regulations or other laws or orders of
any governmental authority for use as an office building as set forth herein,
including but not limited to compliance with all set-backs, parking and signage
requirements or standards set forth under any such land use and zoning laws.

 

3.02:  TENANT shall not affix to or upon the exterior of
the Leased Premises, or any place on the Leased Premises any sign, insignia, or
decoration without the prior written consent of LANDLORD, which consent shall
not be unreasonably withheld. TENANT acknowledges receipt of a copy of the
Conditions, Covenants, and Restrictions on record for the sub division in which
this property is located.

 

4.01:  SURRENDER AND HOLDOVER: Upon the expiration or sooner termination of
this Lease, TENANT shall surrender to LANDLORD the Leased Premises, together
with all other property affixed to the Leased Premises, (except trade fixtures)
broom clean and in the same order and condition in which TENANT received them,
the effects of ordinary wear and acts of God, excepted.

 

4.02:  Unless
an event of default as hereinafter defined has occurred and remains uncured,
TENANT shall prior to the expiration of the term remove all of TENANT’s
furniture, belongings and personal property from the Leased Premises. Any
damage to the Leased Premises caused by such removal shall be repaired by
TENANT prior to the expiration of the term.

 

4.03:  At
LANDLORD’s option, If TENANT fails to remove such furniture, belongings, trade
fixtures, and personal property, then upon thirty (30) days advance written
notice, the same shall be deemed the property of LANDLORD.

 

4.04:  If
TENANT shall remain in possession of all or any part of the Leased Premises
after the expiration of the term of this Lease, with the consent of the
LANDLORD, then the TENANT shall be a lessee from month to month at a Lease rate
one and one half times the rate immediately prior to the Lease expiration, and
subject to all of the other applicable covenants, terms and conditions hereof.

 

5.01:  ASSIGNMENT AND SUBLETTING: TENANT shall not assign, mortgage, encumber,
or transfer this Lease in whole or in part, or sublet the Leased Premises or
any part thereof, nor grant a license or concession in connection therewith,
without the prior written consent of LANDLORD, which consent shall not be
unreasonably withheld. Should LANDLORD allow TENANT to sublet, TENANT shall
continue to be held responsible for the terms and conditions of this Lease.
This prohibition shall include any act which has the effect of an assignment or
transfer and occurs by operation of law.

 

2

 

5.02: Notwithstanding anything herein to the
contrary, provided the TENANT is not in default under this Lease, TENANT may
assign or sublease part or all of the Leased Premises without LANDLORD’s
consent to any entity which at the time of such assignment or sublease has a
net worth of equal or greater than the TENANT’s net worth as of the date of December 31,
1997. “Net worth” as used herein shall mean the value of such entity’s total
assets less its liabilities from its last quarterly financial statement as
prepared by its accountants.

 

In
the event of such permitted assignment or sublease without LANDLORD’s consent,
LANDLORD agrees to provide a written estoppel certification in form and
substance reasonably satisfactory to the assignee or subtenants that (i) this
Lease is in full force and effect; (ii) the amount of rent such an assignee or
subtenant shall be obligated to pay hereunder; and (iii) LANDLORD shall not
disturb such assignee or subtenant’s right to lease and occupy the Leased
Premises, subsequent to such assignment or subletting. Whereupon such assignee
or subtenant agrees to perform all such obligations under this Lease, the
TENANT shall thereupon be automatically fully released from the terms of this
Lease.

 

6.01: ALTERATION OF LEASED PREMISES: Except as provided in the Work Letter
Agreement which is attached and made a part hereof, TENANT shall not cause or
permit any alterations, additions or changes of or upon any part of the Leased
Premises without first obtaining the written consent of LANDLORD, which shall
not be unreasonably withheld.

 

6.02: All alterations, additions or changes to the
Leased Premises shall be made in accordance with all applicable laws and shall
immediately upon completion become the property of LANDLORD.

 

7.01: HAZARDOUS MATERIAL: TENANT shall not cause or permit any
Hazardous Material to be brought upon, kept or used in or about the Leased
Premises by TENANT, TENANT’s agents, employees, contractors or invitees, except
for such Hazardous Material as is necessary or useful to TENANT’s business. Any
Hazardous Material permitted on the Leased Premises as provided in this Section 7,
and all containers thereof, shall be used, kept, stored and disposed of in a
manner that complies with all federal, state and local laws or regulations
applicable to this Hazardous Material.

 

7.02: TENANT shall not discharge, leak or emit or
permit to be discharged, leaked or emitted, any material into the atmosphere,
ground, sewer system or any body of water, if that material (as is reasonably
determined by the LANDLORD, or any governmental authority does or may pollute
or contaminate the same, or may adversely affect: (a) the health, welfare or
safety of persons, whether located on the Real Estate or in the Building or
elsewhere, or (b) the condition, use or enjoyment of the Real Estate, Building
or any other real or personal property. As used in the Lease, “Hazardous
Material” means:

 

(i)                                     any “hazardous waste” as defined by the
Resource Conservation and Recovery Act of 1976, as amended from time to time,
and regulations promulgated thereunder;

 

(ii)                                  any “hazardous substance” as defined by the
Comprehensive Environmental Response, Compensation and Liability Act of 1980,
as amended from time to time, and regulations promulgated thereunder;

 

(iii)                               and oil, petroleum products, and their by-products;

 

3

 

(iv)                              any substance that is toxic, ignitable, reactive, radioactive,
contagious and life threatening, or corrosive and that is regulated by any
local government, the State of Indiana, or the United States Government; and

 

(v)                                 all material or substance that is defined as “hazardous
waste”, “extremely hazardous waste”, or a “hazardous substance” pursuant to
state, federal or local governmental law, including, but not limited to,
asbestos, polychlorobiphenyls (“PCB’s”) and petroleum products.

 

7.03: TENANT hereby agrees that it shall be fully
liable for all costs and expenses related to the use, storage and disposal of
Hazardous Material kept or brought upon the Leased Premises, and the TENANT
shall give immediate notice to the LANDLORD of any violation or potential
violation of the provisions of this Section 7.

 

7.04: TENANT shall defend, indemnify and hold
harmless LANDLORD, LANDLORD’s officers, agents and employees from and against
any all claims, demands, actions, causes of action, loss and liability
resulting from or arising from (a) the presence, disposal, release or
threatened release of any Hazardous Material, or dangerous medical waste
product that is on, from or affecting the soil, water, vegetation, buildings,
personal property, persons, animals or otherwise; (b) any personal injury
(including wrongful death) or property damage (real or personal) arising out of
or related to that Hazardous Material; (c) any lawsuit brought or threatened,
settlement reached, or governmental order relating to that Hazardous Material;
or (d) any violation of the laws applicable thereto caused by the TENANT.
TENANT further warrants and represents that should TENANT or TENANT’s guest,
customers or any other person leak, discharge, spill or dispose of any
hazardous substance on said property that it will assume total financial
responsibility for clean-up of said substance and further it will reimburse
LANDLORD for any damage LANDLORD might incur arising from said leak, discharge,
spill or disposal.

 

7.05. LANDLORD shall defend, indemnify and hold
harmless TENANT, TENANT’s officers, agents and employees from and against any
all claims, demands, actions, causes of action, loss and liability resulting
from or arising from (a) the presence, disposal, release or threatened release
of any Hazardous Material, or dangerous medical waste product that is on, from
or affecting the soil, water, vegetation, buildings, personal property,
persons, animals or otherwise; (b) any personal injury (including wrongful
death) or property damage (real or personal) arising out of or related to that
Hazardous Material; (c) any lawsuit brought or threatened, settlement reached,
or governmental order relating to that Hazardous Material; or (d) any violation
of the laws applicable thereto caused by the LANDLORD. LANDLORD further
warrants and represents that should LANDLORD or LANDLORD’s guests, customers or
any other person leak, discharge, spill or dispose of any hazardous substance
on said property that it will assume total financial responsibility for
clean-up of said substance and further it will reimburse TENANT for any damage
TENANT might incur arising from said leak, discharge, spill or disposal.

 

7.06: The provisions of this Section 7 shall
be in addition to any other obligations and liabilities TENANT or LANDLORD may
have to TENANT or LANDLORD at law or equity and shall survive the transactions
contemplated herein and shall survive the termination of the Lease.

 

4

 

8.01: MAINTENANCE OF LEASED PREMISES: Except as provided herein otherwise, the
interior of the rental area shall be maintained by the TENANT, including but
not limited to wall and floor coverings, painting, and regular normal
maintenance of heating, air conditioning, plumbing and doors.

 

8.02:  Except
as provided herein otherwise, the exterior of the structure shall be maintained
as follows:

 

(a)                                  LANDLORD shall be responsible for the walls,
door and window frames and seals, roof, guttering and utility connections.

 

(b)                                 TENANT shall be responsible for the door
glass, window glass, and all exterior lighting.

 

8.03: Except as provided herein otherwise,
mechanical, electrical, plumbing, heating and air conditioning units including
repair and replacement within the Leased area shall be the responsibility of
the TENANT.

 

8.04: Except as provided herein otherwise,
maintenance and repair of grounds shall be the responsibility of the TENANT,
including but not limited to, drive ways, parking areas, landscaping,
sidewalks, lawn care and snow removal.

 

8.05: Except as provided herein otherwise, TENANT
shall be responsible for any maintenance or repair not mentioned in this Lease.
This is a net Lease, the intent being the rent received by the LANDLORD shall
be free of any expense in connection with the care, maintenance and operation
of the Leased Premises.

 

8.06: Except as provided herein otherwise, TENANT
shall be responsible for the deductible portion of expense not covered by the
casualty insurance policy should a casualty occur. The deductible portion of
said policy shall be no more than One Thousand Dollars ($1000.00).

 

8.07: Except as provided herein otherwise,
LANDLORD shall not be liable to TENANT or any other person, including the
guests, customers, invitees, and employees of TENANT for any damage to their person
or property caused by the failure of the TENANT to properly maintain the Leased
Premises, except if the result of the LANDLORD’s negligence or intentional acts
or omission.

 

9.01: DESTRUCTION: If the Leased Premises should be damaged or
destroyed by fire or other cause to such an extent that the cost of repair and
restoration would be more than fifty percent (50%) of the amount it would cost
to replace the Leased Premises in their entirety at the time such damage or
destructing took place, then LANDLORD shall have the right to cancel this Lease
by giving TENANT notice of such election within thirty (30) days after the
occurrence of such damage or destruction and this Lease shall terminate as of
fifteen (15) days after the date such notice is given.

 

9.02: If LANDLORD fails to exercise this option to
terminate then LANDLORD shall at LANDLORD’s expense promptly repair and restore
the Leased Premises to substantially the same condition they were in prior to
the damage or destruction. The LANDLORD shall at LANDLORD’s expense promptly
repair and restore the Leased Premises to substantially the same condition it
was in

 

5

 

prior
to the damage or destruction, commencing such within thirty (30) days after the
occurrence of such damage or destruction, and diligently finishing the same in
not greater than one hundred twenty (120) days after the deadline for said
option expires.

 

9.03: If the Leased Premises should be damaged by
fire or other causes to such an extent that the costs of repair and restoration
would be less than fifty percent (50%) of the amount it would cost to replace
the Leased Premises in their entirety at the time such damage or destruction
took place, then this Lease shall not terminate and the LANDLORD shall at
LANDLORD’s expense promptly repair and restore the Leased Premises to
substantially the same condition it was in prior to the damage or destruction,
commencing such within thirty (30) days after the occurrence of such damage or
destruction, and diligently finishing the same in not greater than one hundred
twenty (120) days.

 

9.04: In the event the Leased Premises are damaged
or destroyed, the rents herein provided, or a fair and equitable portion
thereof shall be abated until such time as the Leased Premises are repaired and
restored. The term of this Lease shall be extended for a period equal to the
period during which there has been a complete abatement of rent.

 

9.05: The opinion of an architect or registered
engineer appointed by LANDLORD and TENANT as to the costs or repair,
restoration or replacement shall be controlling upon the parties. LANDLORD’s
obligation to restore or repair does not include fixtures or improvements
installed or owned by TENANT. The provisions of this Section are not intended
to limit, modify or release TENANT from any liability it may have for damage or
destruction.

 

10.01: CONDEMNATION: If the whole of the Leased Premises shall be condemned or taken
either permanently or temporarily for any public or quasi-public use or
purpose, under any statute or by right of eminent domain, or by right of
private purchase in lieu thereof, then and in that event, the term of this
Lease shall cease and terminate from the date of possession of the Leased
Premises by such condemning authority. In the event a portion only of the
Leased Premises or a portion of the Building shall be so taken (even though the
Leased Premises may not have been affected by the taking of some other portion
of the Building), either party may elect to terminate this Lease from the date
of title vesting and such proceeding or purchase, or LANDLORD may elect to
repair and restore, at LANDLORD’s own expense, the portion not taken and
thereafter the rent shall be reduced proportionately (ie. based on the ratio
that the square feet of the Leased Premises immediately prior to such
condemnation bears to the square feet of the Leased Premises remaining
thereafter). If twenty five percent (25%) or more of the floor area of the
Leased Premises shall be so taken, TENANT may cancel and terminate this Lease
effective as of the date possession of such portion condemned shall be taken by
such condemning authority, provided that such option to cancel is exercised
within sixty (60) days of the receipt of notice by TENANT to the effect that
such condemnation exceeds twenty five percent (25%) of the floor area of the
Leased Premises. Both TENANT and LANDLORD shall cooperate with one another in
such condemnation and shall execute all documents required to that end.

 

11.01: LIENS: TENANT agrees to pay promptly for any work
contracted for by TENANT or done for TENANT’s account (or material furnished
therefor) in, on or about the Leased Premises. TENANT shall not permit or
suffer any lien to attach to the Leased Premises and shall promptly cause any
such lien or Statement of Intention to Hold a Mechanic’s Lien or any other
claim therefor, to be released. If a Statement of Intention to hold a Mechanic’s
Lien or other claim of a mechanic’s lien is filed,

 

6

 

LANDLORD,
at LANDLORD’s option, may compel the prosecution of an action for pursuit or
foreclosure of such mechanic’s lien filing by the lienor.

 

11.02: In the event TENANT contests any such claim,
TENANT agrees to indemnify LANDLORD and, if requested by LANDLORD, to deposit
or escrow with LANDLORD cash or surety bond in form and with a company
satisfactory to LANDLORD in an amount equal the amount of such contested claim.
Any escrow of cash pursuant to this provision shall be deposited in a separate
interest-bearing escrow account with the LANDLORD’s attorney and not
commingled. Interest earned shall be at the highest rate reasonably achievable
and any such interest earned shall be paid to the TENANT when the escrow funds
are returned to TENANT upon TENANT’s successful discharge of such lien.
Otherwise, said interest shall be paid to the LANDLORD. If TENANT shall fail to
cause such lien forthwith to be so discharged or bonded after being notified of
the filing thereof, then this Lease shall be deemed in default and in addition
to any other right or remedy of LANDLORD, LANDLORD may discharge the same by
paying the amount claimed to be due, and the amount so paid by LANDLORD
together with LANDLORD’s attorneys’ fees and interest therein at eighteen
percent (18%) per annum or the highest annual interest rate permitted under
applicable law.

 

11.03: Nothing in this Lease shall be deemed or
construed to constitute consent to or request to any party for the performance
of any labor or services, or the furnishing of any materials for the
improvement, alteration or repairing of the Leased Premises; nor as giving
TENANT the right of authority to contract for, authorize or permit the
performance of any labor or services or the furnishings of any material that
would permit the attaching of a valid Mechanic’s Lien or other lien right.

 

11.04: TENANT’s obligation to observe and perform
any of the provisions of this Article 10 shall survive the expiration of
the term hereof or the earlier termination of this Lease. TENANT and LANDLORD
shall immediately give the other party written notice of the recording of any
lien or other claim of and against the Leased Premises in connection with any
work done by or at the direction of either party.

 

12.01: EVENTS OF DEFAULT BY TENANT:  Any
of the following shall be deemed an Event of Default:

 

(a)                                  The failure to pay any installment of rent
when the same becomes due and the failure continues for five (5) days after
written notice thereof is given to TENANT.

 

(b)                                 TENANT’s failure to perform or observe any
other covenant, term or condition of this Lease to be performed or observed by
TENANT, and if curable, the failure continues for fifteen (15) days after
written notice thereof is given to TENANT.

 

(c)                                  Abandonment of the Leased Premises.

 

(d)                                 Any petition is filed by or against TENANT in
bankruptcy and not dismissed within thirty days after said filing thereof, or
TENANT takes advantage of any debtor relief after the filing thereof under any
present or future law, whereby the Lease payment hereunder or any part thereof
is or is imposed to be reduced or deferred, or TENANT becomes insolvent, or a
receiver is appointed for a substantial part of TENANTS assets.

 

7

 

13.01: LANDLORD’S REMEDIES: Upon the occurrence of any Event of Default,
LANDLORD may, at LANDLORD’s option, in addition to any other remedy or right
LANDLORD has hereunder or by law: (1) Re-enter the Leased Premises, without
demand or notice, and resume possession by an action in law or equity or by
force or otherwise, and without being liable in trespass for any damages and
without terminating this Lease. LANDLORD may remove all persons and property
from the Leased Premises and such property may be removed and stored at the cost
of TENANT. (2) Terminate this Lease at any time upon the date specified in a
notice to TENANT. TENANT’s liability for damages shall survive such
termination. Upon termination, such damages recoverable by LANDLORD from TENANT
shall, at LANDLORD’s option, be either an amount equal to “Liquidated Damages”
or an amount equal to “Indemnity Payments”.

 

13.02: “Liquidated Damages” means an amount equal
to the excess of the rentals provided for in this Lease which would have been
payable hereunder by TENANT, had this Lease not so terminated, for the period
commencing with such termination and ending with the date set for the
expiration of the original term granted, (hereinafter referred to as “Unexpired
Term”). Said total Liquidated Damages are due and pay immediately; provided
however, the LANDLORD shall retain a duty to mitigate LANDLORD’s damages and
accordingly, to the extent the LANDLORD later recovers rentals from another
within said original term of this Lease, such rental as recovered shall be
refunded and promptly reimbursed to TENANT.

 

13.03: “Indemnity Payments” means an amount equal
to the rent and other payments provided for in this Lease which would have
become due and owing thereunder from time to time during the Unexpired Term
plus the cost and expenses paid or incurred by LANDLORD from time to time in
connection with:

 

(a)                                  Obtaining possession of the Leased Premises;

 

(b)                                 Removal and storage of TENANT’s or other
occupant’s property;

 

(c)                                  Care, maintenance and repair of the Leased
Premises while vacant;

 

(d)                                 Reletting the whole or any part of the Leased
Premises;

 

(e)                                  Repairing, altering, renovating,
partitioning, enlarging, remodeling or otherwise putting the Leased Premises,
either separately or as part of larger Leased Premises, into condition acceptable
to, and necessary to obtain new tenants; and

 

(f)                                    Making all repairs, alterations and
improvements required to be made by TENANT hereunder and performing all
covenants of the TENANT relating to the condition of the Leased Premises, less
the rent and other payments, if any, actually collected and allocable to the
Leased Premises or to the portions thereof relet by LANDLORD. TENANT shall on
demand make Indemnity Payments monthly and LANDLORD can sue for all Indemnity
Payments as they accrue;

 

provided
however, the LANDLORD shall retain a duty to mitigate LANDLORD’s damages and
accordingly, to the extent the LANDLORD later recovers rentals from another
within said original term of this Lease, such rental as recovered shall be
refunded and promptly reimbursed to TENANT.

 

8

 

14.01: EVENTS OF DEFAULT BY
LANDLORD:  Any of the following shall be deemed a LANDLORD
Event of Default:

 

(a)                                  LANDLORD’s failure to perform or preserve any
covenant, term or condition of this Lease to be performed or observed by the
TENANT,  where such failure continues
forth fifteen (15) days after written notice thereof is give to the LANDLORD.

 

(b)                                 Any petition that is filed by or against
LANDLORD in bankruptcy and is not dismissed within thirty (30) days after said
filing thereof, or LANDLORD takes advantage of any relief after the filing
thereof under any present or future law, whereby the lease obligations,
covenants, terms or condition imposed thereunder are reduced or deferred, or LANDLORD
becomes insolvent or a receiver is appointed for a substantial part of LANDLORD’s
assets.

 

15.01: TENANT’S REMEDIES: Upon the occurrence of any LANDLORD Event of
Default, TENANT may, at TENANT’s option, in addition to any other remedy or
right it has hereunder or by law, without being obligated and without waiving
such rights, cure such default and apply the cost of curing said default
against the rent due under this Lease or the purchase price as set forth under
the option to purchase granted herein.

 

16.01: ATTORNEY’S FEES: In the event of any arbitration or
litigation between the parties hereto involving this Lease or the respective
rights of the parties hereunder, the party who is unsuccessful in such
arbitration or litigation shall pay to the successful party reasonable attorney
fees, court costs and expenses of such arbitration or litigation incurred by
such successful party.

 

17.01: ACCESS BY LANDLORD TO LEASED
PREMISES: LANDLORD,
LANDLORD’s Agents, and LANDLORD’s prospective tenants, purchasers or mortgages
shall be permitted to inspect and examine the Leased Premised at all reasonable
times, upon twenty-four (24) hours advance written notice, unless entry and
inspection is made necessary for the LANDLORD by an emergency, whereupon no
advance notice will be required of the LANDLORD. LANDLORD shall have the right
to make any repairs to the Leased Premises which LANDLORD may deem necessary,
but this provision shall not be construed to require LANDLORD to make repairs
except as is otherwise required hereby. For a period commencing three (3)
months prior to the expiration of the term of this Lease, LANDLORD may maintain
“For Rent/Sale” signs on the front or on any part of the Leased Premises.

 

18.01: QUIET ENJOYMENT: If TENANT shall perform all of the covenants
and agreements herein provided to be performed on TENANT’s part, TENANT shall,
at all times during the term, have the peaceable and quiet enjoyment of
possession of the Leased Premises without any manner of hindrance from LANDLORD
or any parties lawfully claiming under LANDLORD.

 

19.01: EXCULPATION: TENANT agrees that it shall look solely to
the estate and property of the LANDLORD in the Leased Premises and any tracts
of land owned by the LANDLORD in said Burkhardt Crossing Subdivision, for the collection
of any judgement requiring the payment of money by LANDLORD with respect to any
of the terms, covenants and conditions of this Lease to be observed and or
preformed by LANDLORD and no other property or assets of LANDLORD shall

 

9

 

become
subject to levy, execution, attachment or other enforcement procedure for the
satisfaction of the remedies.

 

20.01: GENERAL AGREEMENT OF
PARTIES: This Lease
shall extend to and be binding upon the heirs, personal representatives,
successors and assigns of the parties. This provision, however, shall not be
construed to permit the assignment of this Lease, except as may be permitted
herein.

 

21.02: When applicable, use of the singular form of
any work shall mean or apply to the plural and the neuter form shall mean or
apply to the feminine or masculine. The captions and article numbers
appearing in this Lease are inserted only as a matter of convenience and are
not intended to define, limit, construe or describe the scope or intent of such
provisions. No waiver by TENANT or LANDLORD of any Event of Default shall be
effective unless in writing, nor operate as a waiver of any default or of the
same default on a future occasion.

 

22.01: NOTICES: All notices to be given under this Lease
shall be in writing, and shall be deemed to have been given and served when
delivered in person, by UPS, Federal Express (or similar overnight carrier),
via facsimile transmission, or by United States mail, postage pre-paid to the
addressee at the following addresses: 

 

	
  TO LANDLORD:

  	
   

  	
  Attention:
  Robert Woodward, Jr.

  Woodward, LLC.

  7321 Eagle Crest Boulevard

  Evansville, Indiana 47715

  Facsimile Number: 812-473-0623

  
	
   

  	
   

  	
   

  
	
  TO TENANT:

  	
   

  	
  Attention:
  Chief Financial Officer

  Accuride Corporation

  2315 Adams Lane

  P. O. Box 40

  Henderson, Kentucky 42419-0040

  Facsimile Number: (502) 827-6814

  
	
   

  	
   

  	
   

  
	
  COPY TO:

  	
   

  	
  Attention:
  G. Michael Schopmeyer, Esq.

  Kahn, Dees, Donovan & Kahn, LLP

  305 Fifth and Main Building

  P. O. Box 3646

  Evansville, Indiana 47735-3646

  Facsimile Number (812) 423-3841

  

 

Any
party may change its mailing address by serving written notice of such change
and of such new address upon the other party.

 

10

 

23.01: UTILITIES:  The
payment of the utilities shall be the responsibility of the party indicated
below:

 

	
  Gas and oil to Leased area shall be paid by:

  	
  TENANT

  
	
  Electricity to Leased area shall be paid by:

  	
  TENANT

  
	
  Water to Leased area shall be paid by:

  	
  TENANT

  

 

24.01: TAXES AND INSURANCE: The payment of real property taxes and fire,
casualty and extended coverage property insurance, including earthquake and “all
risk” liability coverage, which LANDLORD shall secure, in the coverage amount
of Four Million Five Hundred Thousand and 00/100th Dollars ($4,500,000.00) on
the property, shall be the responsibility of the TENANT. Said coverage shall be
purchased through an underwriter agree upon by the parties and both TENANT and
LANDLORD shall be listed as named or additional insured. This insurance shall
not be subject to cancellation except after at least thirty (30) days advance
written notice to both parties. LANDLORD shall pay the tax and insurance bills
and shall immediately send proof of payment to TENANT. TENANT shall within ten
days of receipt of said proof repay LANDLORD for said expense. Payment of tax
bills shall be made in a timely fashion that gives the TENANT the benefit of
any available discounts. TENANT shall be responsible for all tax and insurance
bills received during the term of the Lease, beginning with the first bill
received after TENANT’s initial occupancy of the Leased Premises. TENANT shall
be responsible for maintaining TENANT’s own insurance on TENANT’s property,
furniture and fixtures, and TENANT improvements made to Leased Premises. Both
the TENANT and LANDLORD shall have the right to appeal or challenge any
property tax assessment with respect to the Leased Premises. The parties hereby
covenant and agree to cooperate with the other party in the event any such
appeal or challenge of the property tax assessment is raised in an effort to
reduce the property tax assessed for the Leased Premises.

 

25.01: RENEWAL OF LEASE: Upon the expiration of the initial term of
this Lease or the first renewal hereof, in the event that there is not a
pending a breach of this Lease, TENANT shall have the right to renew this Lease
for two (2) additional periods of five years each. For each renewal, thereafter
the rent shall be adjusted to reflect a 15% increase in the monthly lease
amount. TENANT shall give LANDLORD written notice 180 days in advance of any
Lease expiration of TENANT’s intent to renew said Lease.

 

25.02: TENANT’s failure to provide LANDLORD written
notice of intent to renew 180 days prior to Lease expiration shall relieve
LANDLORD of any and all responsibility to renew TENANT’s Lease.

 

26.01: INDEMNITY OF LANDLORD: TENANT shall indemnify and save harmless
LANDLORD against and from (i) any and all claims against LANDLORD of whatever
nature arising from any act, omission or negligence of TENANT, TENANT’s
contractors, licensees, agents, servants, employees, invitees and/or visitors,
(ii) all claims against LANDLORD arising from any accident, injury or damage
whatsoever caused to any person or to property of any person and occurring
during this Lease in, around or about the Leased Premises, arising from any
act, omission or negligence of TENANT, TENANT’s contractors, licensees, agents,
servants, employees, invitees and/or visitors, (iii) all claims against
LANDLORD arising from any accident, injury or damage occurring outside of the
Leased Premised, but within or about the Leased Premises and Building where
such accident, injury or damage results or is caused by an act of omission of
TENANT, TENANT’s contractors, licensees, agents, servants, employees, invitees
and/or visitors, and (iv) any breach, violation or non-performance

 

11

 

of
any of the terms, covenants and conditions contained in this Lease on the part
of TENANT to be fulfilled, kept, observed and performed. This indemnity and
hold harmless covenant shall include indemnity from and against any and all
liability, fines, suits, demands, costs and expenses (including attorneys’ fees
and disbursements) of any kind or nature incurred in connection with any such
claim or proceeding brought thereon, and the defense thereof by the LANDLORD
including attorneys fees. This indemnity and hold harmless covenant shall
survive the termination of this Lease for acts or omissions alleged to have
occurred during the Lease term and for any period of time prior to the
commencement of the Lease term during which TENANT was given access to the
Leased Premises.

 

27.01: INDEMNITY OF TENANT: LANDLORD shall indemnify and save harmless
TENANT against and from (i) any and all claims against TENANT of whatever
nature arising from any act, omission or negligence of LANDLORD, LANDLORD’s
contractors, licensees, agents, servants, employees, invitees and/or visitors,
(ii) all claims against TENANT arising from any accident, injury or damage
whatsoever caused to any person or to property of any person and occurring
during this Lease in, around or about the Leased Premises, arising from any
act, omission or negligence of LANDLORD, LANDLORD’s contractors, licensees,
agents, servants, employees, invitees and/or visitors, (iii) all claims against
TENANT arising from any accident, injury or damage occurring outside of the
Leased Premised, but within or about the Leased Premises and Building where
such accident, injury or damage results or is caused by an act of omission of
LANDLORD, LANDLORD’s contractors, licensees, agents, servants, employees,
invitees and/or visitors, and (iv) any breach, violation or non-performance of
any of the terms, covenants and conditions contained in this Lease on the part
of LANDLORD to be fulfilled, kept, observed and performed. This indemnity and
hold harmless covenant shall include indemnity from and against any and all
liability, fines, suits, demands, costs and expenses (including attorneys’ fees
and disbursements) of any kind or nature incurred in connection with any such
claim or proceeding brought thereon, and the defense thereof by the TENANT
including attorneys fees. This indemnity and hold harmless covenant shall
survive the termination of this Lease for acts or omissions alleged to have
occurred during the Lease term and for any period of time prior to the
commencement of the Lease term during which LANDLORD was given access to the
Leased Premises.

 

28.01: LIABILITY INSURANCE: The TENANT agrees to carry public liability
insurance with a company or companies qualified to engage in the insurance
business within the State of Indiana, wherein LANDLORD and TENANT shall be
named as parties insured and shall provide that the insurer may not cancel or
materially alter the coverage without ten (10) days prior written notice to
LANDLORD.

 

28.02: Said public liability insurance shall cover
any and all liability occurring on the Leased Premises or upon the public ways
adjoining the Leased Premises, and the combined single limit (bodily injury and
property damage) of said insurance shall not be less than One Million Dollars
($1,000,000.00) and such minimal amounts of insurance shall not be changed
without the prior written consent of LANDLORD. The premiums for all of the aforesaid
public liability insurance shall be paid by TENANT and TENANT shall furnish
LANDLORD with certificates of such insurance and evidence that such policies
are in full force and effect and that the premiums are fully paid throughout
the term of this Lease.

 

29.01: BILLBOARD REMOVAL AND RESTRICTIVE
COVENANTS: The
LANDLORD agrees to cause, before the commencement of this Lease, the removal of
the two (2) billboards located along

 

12

 

I-164
south of Lot 4 in the Burkhardt Crossing Subdivision, and cause restrictive
covenants running with the land to be recorded barring all current and future
titleholders from the erection of any new billboards on Lots 4 through 14. “Billboards”
as used in this provision shall have the same meaning as defined under the
Vanderburgh Zoning Code.

 

29.02: The LANDLORD agrees to cause, to the
acceptance of TENANT’S legal counsel, before December 1, 1998, restrictive
covenants or obtain a first right of refusal running with the land to be
recorded restricting the use of Lots 7, 8, 9, 13 and 14 of said Subdivision to
uses limited to the following category of uses:

 

•                                          Office buildings;

•                                          Exercise or sports clubs; or

•                                          Mobil three-star or three diamond or greater
rated hotels.

 

In
the event any such acceptable use of said Subdivision lots is deemed at the
TENANT’S discretion to be unappealing to the Leased Premises, LANDLORD agrees
it will cause to be planted and maintained a staggered double row of not less
than three-inch caliber white pine trees along the boundary line bordering such
offensive use.

 

30.01: CONSTRUCTION OF
LEASED PREMISES:
The LANDLORD shall, on or before November 1, 1999, construct the Leased
Premises according to the Work Letter Agreement which is attached hereto as
Exhibit “C” and made a part hereof. Notwithstanding anything herein to the
contrary, all of the improvements constructed pursuant to said Work Agreement
shall be fully warranted against any defects for a period of two (2) years from
the completion of said construction. Notwithstanding any provision herein to
the contrary, the LANDLORD warrants that the Leased Premises meet the
requirements of the Americans With Disabilities Act for all portion of the
Lease Premises, LANDLORD has constructed throughout the term of this Lease. The
LANDLORD shall purchase and maintain throughout the term of any construction of
the Leased Premises, Builder’s Risk insurance coverage with an insurance
carrier and liability limitations and deductibles acceptable to both parties.

 

31.01: EXPANSION OF PREMISES: The LANDLORD agrees that at the TENANT’s
option, at any time during the first seven (7) years of the term of this Lease,
elect to have the Leased Premises expanded by not less than ten thousand
(10,000) square feet and not more than fifteen thousand (15,000) square feet.
Upon such election by the TENANT, the LANDLORD shall diligently complete such
expansion within eight (8) months. Such expansion shall be performed by the
LANDLORD consistent with the Work Letter Agreement and other terms and
conditions contained herein, including but not limited to the Construction of
Leased Premises clause set forth in this Lease. The other terms and conditions
of this Lease, including the per square foot rental rate and per square foot
option purchase price, shall remain the same for such expanded premises as for
the Leased Premises described in this Lease; provided however, the term of this
Lease and all renewal rights set forth hereunder shall be extended out for a
period of five (5) years from the date of completion of such expansion.

 

32.01: APPLICABLE LAW:  This
Lease shall be interpreted and enforced according to laws of the State of
Indiana.

 

13

 

33.01: OPTION TO PURCHASE: LANDLORD grants to TENANT the option to purchase the Lease Premises
upon the terms and conditions set forth in the attached Exhibit “D” which is
attached hereto and made a part hereof. The TENANT’s election to exercise this
option shall be evidenced by written notice delivered to the LANDLORD, not
sooner than the ninth (9th) anniversary, but before the tenth (10th)
anniversary, of the commencement of this Lease and prior to the expiration of
this Lease Term. The TENANT’s right to exercise the Option to Purchase herein
granted is conditioned upon the TENANT having paid all rent due hereunder
current through the date of exercising this Option.

 

34.01: ARBITRATION: Any and all disputes arising relating to the
Agreement shall be settled by binding arbitration in accordance with the Commercial
Arbitration Rules of the American Arbitration Association, and any judgment or
award rendered by the arbitrator may be entered in any court having
jurisdiction thereof. Notwithstanding said Rules, any arbitration hearing to
take place hereunder shall be conducted in Evansville, Indiana, before one (1)
arbitrator who shall be an attorney from Indianapolis, Indiana, and who has
substantial experience in real estate law issues. However, neither party shall
institute an arbitration, or any other proceeding to resolve such disputes
between the parties before that party has sought to resolve disputes through
direct negotiation with the other party. If disputes are not resolved within
three (3) weeks after a demand for direct negotiation, the parties shall attempt
to resolve disputes through mediation conducted in Evansville, Indiana. If the
parties do not agree on mediator within ten (10) days, either party may request
the American Arbitration Association to appoint a mediator who shall be an
attorney from Indianapolis, Indiana, and who has substantial experience in real
estate law issues. If the mediator is unable to facilitate a settlement of
disputes within forty-five (45) days, the mediator shall issue a written
statement to the parties to that effect and the aggrieved party may then seek
relief through arbitration as provided above. The fees and expenses of the
mediator shall be split and paid equally by each of the parties. In the event
of any arbitration between the parties hereto involving this Agreement or the
respective rights of the parties hereunder, the party who does not prevail in
such arbitration shall pay to the prevailing party reasonable attorneys’ fees,
costs and expenses of such arbitration incurred by the prevailing party. Each
party hereby consents to a single, consolidated arbitration proceeding of
multiple claims, or claims involving more than two (2) parties. Either party
may apply to any court of competent jurisdiction for injunctive relief or other
interim measures in aid of the arbitration proceedings or to enforce the
arbitration award, but not otherwise, and the non-prevailing party shall be
responsible for all costs thereof, including but not limited to attorney fees.
Any such application to a court shall not be deemed incompatible or a waiver of
this section. The arbitrator shall be required to make written findings of fact
and conclusions of law to support their award. Notwithstanding anything to the
contrary in the Commercial Arbitration Rules and supplementary procedures, the arbitrator
shall not be authorized or empowered to award punitive damages or damages in
excess of the amounts set forth within this Agreement, and the parties
expressly waive any claim to such damages.

 

35.01: RECORDING: The LANDLORD and TENANT hereby agree that
prior to, at the commencement of, or during the term of this Lease, at the
request of the other party, they will execute, acknowledge and deliver a Short
Form Lease and the Option to Purchase contained herein for recording in the
Office of the Recorder of Vanderburgh County, Indiana. Recording fees and any
other costs associated therein shall be paid by the party requesting such Short
Form Lease.

 

36.01: TITLE INSURANCE: The LANDLORD shall furnish to TENANT a
Commitment for Title Insurance from Evansville Titles Corp., Lawyers Title
Insurance Company, or Ticor Title Insurance

 

14

 

Company,
insuring the TENANT’s leasehold interest to the satisfaction of TENANT’s legal
counsel. To the extent there are subrogation of mortgages or other
non-disturbance agreements that must be procured in order to affect clean title
for purposes of this Lease and the Option to Purchase contained herein, the
LANDLORD shall be responsible for such expenses and fees attributable to assure
priority and marketability of the title thereto. The LANDLORD shall pay the
portion of the title insurance cost of the service which is equivalent to the
abstract extension with TENANT to pay the balance of the title insurance costs.
Such Commitment for Title Insurance shall be secured promptly upon execution of
this Lease. Should LANDLORD be unable to convey marketable title as required by
this Lease, and the defect or defects are not waived by TENANT, LANDLORD’s sole
obligation shall be to return promptly return any sums expended by TENANT
relating to this Lease, providing however, that TENANT shall have the right to
pay and satisfy any existing liens not otherwise assumed by LANDLORD and deduct
the same from the purchase price. If the LANDLORD refuses to perform as
required, TENANT may pursue all available legal and equitable remedies to cure
such title defects, if the TENANT chooses not to terminate this Lease.

 

37.01: FORCE MAJEURE: This Lease and terms and conditions
hereunder shall in no way be affected, impaired or excused because either party
is unable to fulfill any of its obligations under this Lease, or to supply, or
is delayed in supplying, any service, expressly or impliedly to be supplied
hereunder, if either party is prevented or delayed from doing so by reason of
strikes or labor troubles or any outside cause or force majeure of any kind
whatsoever, including, but not limited to, governmental preemption in
connection with a national emergency, or by reason of any rule, order or regulation
of any department or subdivision of any governmental agency, or by reason of
supply and demand which have been affected or are affected war or other
emergency; provided however, rent as provided for under this Lease shall
appropriately abate during such period of delay.

 

37.01:
MISCELLANEOUS: All time limits stated in this Lease are of
the essence of this Contract and essential to the performance hereof. In the
event that any of the provisions of this Lease shall be held by a court or
other tribunal of competent jurisdiction to be unenforceable, such provision
shall be enforced to the fullest extent permissible and the remaining portion
of this Lease shall remain in full force and effect. This Lease may be executed
simultaneously in several counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same
instrument. The recitals set forth in the above preamble are incorporated
herein by this reference and made a part of this Agreement. All headings set forth
herein are included for the convenience of reference only and shall not affect
the interpretation hereof, nor shall any weight or value be given to the
relative position of any part or provision hereof in relation to any other
provision in determining such construction. This instrument is the final
agreement, contains the entire, complete and exclusive agreement between the
parties concerning the lease of the Real Estate, and supersedes all prior oral
or written understandings, agreements or contracts, formal or informal, between
the parties. THIS PROVISION, AND EACH AND EVERY OTHER PROVISION OF THIS LEASE
MAY NOT UNDER ANY CIRCUMSTANCES BE MODIFIED, CHANGED, AMENDED OR PROVISIONS
HEREUNDER WAIVED VERBALLY, BUT MAY ONLY BE MODIFIED, CHANGED, AMENDED OR WAIVED
BY A LEASE IN WRITING EXECUTED BY ALL PARTIES HERETO.

 

15

 

IN
WITNESS WHEREOF,
LANDLORD and TENANT have executed this Lease on this 26th day of October, 1998,
and if this Lease is executed in counterparts, each shall be deemed an
original.

 

	
  ACCURIDE
  CORPORATION

  	
  WOODWARD,
  LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/
  William P. Greubel

  	
   

  	
  By:

  	
  /s/
  Robert G. Woodward, Jr.

  	
   

  
	
   

  	
  William
  P. Greubel, President

  and Chief Executive Officer

  	
   

  	
  Robert
  G. Woodward, Jr.

  
						

 

16

 

LEASE ASSIGNMENT

 

As
of August 29, 2002, Woodward LLC assigned the following Lease to Thomas B.
Logan, Mark B. Logan, Steven W. Kahre and Evan L. Beck to do business as Viking
Properties, LLC.

 

Woodward,
LLC assigns the Lease for the real estate located at 7140 Office Circle,
Evansville, IN 47715, commonly referred to as the Accuride Building.

 

 

	
  /s/
  Robert G. Woodward, SR

  	
   

  	
  8/27/02

  	
   

  
	
  Robert
  G. Woodward, SR

  	
  Date

  
	
  Manager

  	
   

  
	
  Woodware,
  LLC

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/
  Evan L. Beck

  	
   

  	
  8/30/—

  	
   

  
	
  Evan
  L. Beck

  	
  Date

  
	
  Viking
  Properties, LLC

  	
   

  
						

 

 

SECOND ADDENDUM TO LEASE AGREEMENT

WITH OPTION TO PURCHASE

 

THIS SECOND ADDENDUM TO LEASE AGREEMENT WITH OPTION TO
PURCHASE (“Second
Addendum”), is effective as of November 1, 1999 by and between WOODWARD, LLC, an Indiana limited liability
company (“LANDLORD”), and ACCURIDE
CORPORATION, a Delaware corporation (“TENANT”).

 

WITNESSETH THAT:

 

WHEREAS, LANDLORD and TENANT entered into a Lease Agreement with Option to
Purchase dated as of October 26, 1998 (the “Lease”) for certain real
estate commonly known as Office Circle Fronting I-164, which is more
particularly described in the Exhibit “A” made a part hereof (the “Leased
Premises”); and

 

WHEREAS, the term of the lease began on November 1, 1999 and will end on October 31,
2009; and

 

WHEREAS, LANDLORD and TENANT have entered into a First Addendum to Lease
Agreement with Option to Purchase dated as of January 6, 1999 (the “First
Addendum”) in which LANDLORD assigned to TENANT the right to enforce certain
restrictive covenants running in favor of the Leased Premises; and

 

WHEREAS, LANDLORD represents and warrants it has purchased the Additional Real
Estate (as defined below); and

 

WHEREAS, LANDLORD desires to lease to TENANT and TENANT desires to lease from
LANDLORD the Additional Real Estate; and

 

WHEREAS, LANDLORD and TENANT desire to amend the Lease to include the
Additional Real Estate, upon the terms and conditions contained herein.

 

NOW, THEREFORE, in consideration of the premises, and other
good and valuable consideration, the receipt and adequacy of which are hereby
acknowledged by both parties hereto, the parties agree as follows:

 

1)                   Leased Premises.  The
“Leased Premises” is hereby amended to include Lot 9 in Burkhardt Crossing, an
addition lying near the City of Evansville, as per plat thereof, recorded in
Plat Book P, Page 134 in the office of the recorder of Vanderburgh County,
Indiana, containing 1.04 acres of land, more or less (the “Additional Real
Estate”).

 

2)                   Monthly Rental.  The
monthly rental amount contained in Section 1.01 of the Lease is hereby
deleted and amended to read as follows:

 

1

 

“Months 1 thru 60:                                           The monthly rental amount shall be the sum of
Forty One Thousand One Hundred Six and 00/100ths Dollars ($41,106.00) per
month.  Fourteen and 33/100ths Dollars
($14.33) per square foot.

 

Months 61 thru 120:                                     The monthly rental amount shall be the sum of
Forty Five Thousand Two Hundred Seventeen and 00/100ths Dollars ($45,217.00)
per month, representing an annual rate of Fifteen and 76/100ths Dollars
($15.76) per square foot.”

 

3)                   Option to Purchase. 
Exhibit “D” to the Lease regarding the Option to Purchase is hereby
amended to delete paragraph 1 and amend said paragraph to read as follow:

 

“1.  PURCHASE
PRICE.  Except as provided
under paragraph 31.01 of said Lease, the net purchase price of the Leased
Premises shall be the sum of Four Million Nine Hundred Thirty Thousand and
00/100ths Dollars ($4,930,000.00) (“Purchase Price”); provided, however, the
Purchase Price shall be Five Million Two Hundred Thirty Thousand and 00/100ths
Dollars ($5,230,000.00) if this Lease is being exercised by any assignee or
subleasee of the Lease.”

 

4)                   Title Insurance. 
Pursuant to Section 36.01 of the Lease, LANDLORD shall furnish TENANT
a Commitment for Title Insurance for the Additional Real Estate as provided in
the Lease.

 

5)                   Novation; Controlling Effect.  This
Second Addendum constitutes a revision only, and shall not constitute or effect
a novation of the Lease or First Addendum. 
Except herein provided, all of the terms and conditions of the Lease and
the First Addendum are in all respects ratified, approved and confirmed and
shall remain in full force and effect, and the terms of the same, as amended,
shall apply to the creation, execution and interpretation of this Second
Addendum.

 

6)                   Miscellaneous.  This
Second Addendum along with the Lease and the First Addendum and all previous
amendments thereto are the final agreement and contain the entire, complete and
exclusive agreement between the parties regarding the matters addressed
therein.   The recitals set forth in the
above preamble are incorporated herein by this reference and made a part of
this Second Addendum.  NO PROVISION OF
THIS SECOND ADDENDUM MAY BE MODIFIED, CHANGED, AMENDED OR WAIVED EXCEPT BY A
WRITTEN AGREEMENT EXECUTED BY THE PARTIES.

 

IN WITNESS WHEREOF, the parties have executed this Second
Addendum effective as of the date first above written.

 

	
  WOODWARD,
  LLC

  	
  ACCURIDE
  CORPORATION

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/
  Robert G. Woodward

  	
   

  	
  By:

  	
  /s/
  Terrence J. Keating

  	
   

  
	
   

  	
    Robert G.
  Woodward, Member

  	
  Terrence J. Keating,
  President & CEO

  
	
   

  	
    ”LANDLORD”

  	
  “TENANT”

  
						

 

2

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