Document:

EX-4.3

 Exhibit 4.3 

Execution Version 

DEPOSIT AGREEMENT 

between 
 KEYCORP

 and 

COMPUTERSHARE TRUST COMPANY, N.A. 

and 
 COMPUTERSHARE
INC., 
 jointly as Depositary 

and 
 THE HOLDERS FROM
TIME TO TIME OF THE 
 DEPOSITARY RECEIPTS DESCRIBED HEREIN 

Dated as of July 30, 2018 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	
	 ARTICLE I
	  

	 DEFINED TERMS
	  

		
	 Section 1.1. Definitions
	  	 	1	 
	
	 ARTICLE II
	  

	 FORM OF RECEIPTS, DEPOSIT OF SERIES F PREFERRED STOCK,
EXECUTION AND
 DELIVERY, TRANSFER, SURRENDER AND REDEMPTION OF RECEIPTS
	  

 

		
	 Section 2.1. Form and Transfer of Receipts
	  	 	3	 
	 Section 2.2. Deposit of Series F Preferred Stock; Execution and Delivery of Receipts in
Respect Thereof
	  	 	4	 
	 Section 2.3. Registration of Transfer of Receipts
	  	 	5	 
	 Section 2.4. Split-ups and Combinations of Receipts;
Surrender of Receipts and Withdrawal of Series F Preferred Stock
	  	 	6	 
	 Section 2.5. Limitations on Execution and Delivery, Transfer, Surrender and Exchange of
Receipts
	  	 	7	 
	 Section 2.6. Lost Receipts, etc.
	  	 	7	 
	 Section 2.7. Cancellation and Destruction of Surrendered Receipts
	  	 	8	 
	 Section 2.8. Redemption of Series F Preferred Stock
	  	 	8	 
	 Section 2.9. Receipts Issuable in Global Registered Form.
	  	 	9	 
	 Section 2.10. Bank Accounts.
	  	 	10	 
	
	 ARTICLE III
	  

	 CERTAIN OBLIGATIONS OF 
	  

	 HOLDERS OF RECEIPTS AND THE CORPORATION
	  

		
	 Section 3.1. Filing Proofs, Certificate of Amendments and Other Information
	  	 	11	 
	 Section 3.2. Payment of Taxes or Other Governmental Charges
	  	 	11	 
	 Section 3.3. Warranty as to Series F Preferred Stock
	  	 	11	 
	 Section 3.4. Warranty as to Receipts
	  	 	12	 
	 Section 3.5. Corporate Existence and Authority of the Depositary.
	  	 	12	 
	
	 ARTICLE IV
	  

	 THE DEPOSITED SECURITIES; NOTICES
	  

		
	 Section 4.1. Cash Distributions
	  	 	12	 
	 Section 4.2. Distributions Other than Cash, Rights, Preferences or Privileges
	  	 	13	 
	 Section 4.3. Subscription Rights, Preferences or Privileges
	  	 	13	 
	 Section 4.4. Notice of Dividends, etc.; Fixing Record Date for Holders of Receipts
	  	 	14	 
	 Section 4.5. Voting Rights
	  	 	15	 
	 Section 4.6. Changes Affecting Deposited Securities and Reclassifications, Recapitalizations,
etc
	  	 	15	 

  
 i 

					
	 Section 4.7. Delivery of Reports
	  	 	16	 
	 Section 4.8. Lists of Receipt Holders
	  	 	16	 
	
	 ARTICLE V
	  

	 THE DEPOSITARY, THE DEPOSITARY’S 
	  

	 AGENTS, THE REGISTRAR AND THE CORPORATION
	  

		
	 Section 5.1. Maintenance of Offices, Agencies and Transfer Books by the Depositary;
Registrar
	  	 	16	 
	 Section 5.2. Prevention of or Delay in Performance by the Depositary, the Depositary’s
Agents, the Registrar or the Corporation
	  	 	18	 
	 Section 5.3. Obligations of the Depositary, the Depositary’s Agents, the Registrar and
the Corporation
	  	 	18	 
	 Section 5.4. Resignation and Removal of the Depositary; Appointment of Successor
Depositary
	  	 	19	 
	 Section 5.5. Corporate Notices and Reports
	  	 	20	 
	 Section 5.6. Indemnification
	  	 	21	 
	 Section 5.7. Fees, Charges and Expenses
	  	 	22	 
	 Section 5.8. Tax Compliance
	  	 	22	 
	
	 ARTICLE VI
	  

	 AMENDMENT AND TERMINATION
	  

		
	 Section 6.1. Amendment
	  	 	23	 
	 Section 6.2. Termination
	  	 	23	 
	
	 ARTICLE VII
	  

	 MISCELLANEOUS
	  

		
	 Section 7.1. Counterparts
	  	 	24	 
	 Section 7.2. Exclusive Benefit of Parties
	  	 	24	 
	 Section 7.3. Invalidity of Provisions
	  	 	24	 
	 Section 7.4. Notices
	  	 	24	 
	 Section 7.5. Depositary’s Agents
	  	 	25	 
	 Section 7.6. Appointment of Registrar, Transfer Agent, Dividend Disbursing Agent and
Redemption Agent in Respect of the Series F Preferred Stock
	  	 	25	 
	 Section 7.7. Governing Law.
	  	 	26	 
	 Section 7.8. Inspection of Deposit Agreement
	  	 	26	 
	 Section 7.9. Headings
	  	 	26	 
	 Section 7.10. Confidentiality
	  	 	26	 
	 Section 7.11. Holders of Receipts Are Parties.
	  	 	26	 
	 Section 7.12. Force Majeure.
	  	 	26	 
	 Exhibit A Form of Receipt
	  	 	A- 1	 
	 Exhibit B Form of Officer’s Certificate
	  	 	B- 1	 

  
 ii 

 DEPOSIT AGREEMENT 

DEPOSIT AGREEMENT, dated as of July 30, 2018, between (i) KEYCORP, an Ohio corporation (the “Corporation”), on the one
hand, and (ii) COMPUTERSHARE INC., a Delaware Corporation (“Computershare”), and its wholly-owned subsidiary, COMPUTERSHARE TRUST COMPANY, N.A., a federally chartered trust company and national banking association (the “Trust
Company”), jointly as Depositary (as hereinafter defined), on the other hand, and (iii) the holders from time to time of the Receipts (as herein after defined) described herein. 

WHEREAS, the Corporation desires to appoint Trust Company and Computershare jointly as Depositary, and Computershare as processor of all
payments received or made by the Corporation under the Deposit Agreement; 
 WHEREAS, Trust Company and Computershare desire to accept such
respective appointments and perform the services related to such appointments; 
 WHEREAS, it is desired to provide, as hereinafter set
forth in this Deposit Agreement, for the deposit of shares of Series F Preferred Stock of the Corporation from time to time with the Depositary for the purposes set forth in this Deposit Agreement and for the issuance hereunder of Receipts
evidencing Depositary Shares in respect of the Series F Preferred Stock so deposited; and 
 WHEREAS, the Receipts are to be substantially
in the form of Exhibit A annexed hereto, with appropriate insertions, modifications and omissions, as hereinafter provided in this Deposit Agreement; 

NOW, THEREFORE, in consideration of the premises, the parties hereto agree as follows: 

ARTICLE I 
 DEFINED TERMS

 Section 1.1. Definitions. 

The following definitions shall for all purposes, unless otherwise indicated, apply to the respective terms used in this Deposit Agreement:

 “Certificate of Amendment” shall mean the relevant Certificate of Amendment filed with the Secretary of State of the State of
Ohio establishing the Series F Preferred Stock as a series of preferred stock of the Corporation. 
 “Deposit Agreement” shall
mean this Deposit Agreement, as amended or supplemented from time to time in accordance with the terms hereof. 
 “Depositary”
shall mean Computershare and the Trust Company, acting jointly, and any successor as Depositary hereunder. 

 “Depositary Shares” shall mean the depositary shares, each representing 1/40th of one share of the Series F Preferred Stock, evidenced by a Receipt. 

“Depositary’s Agent” shall mean an agent appointed by the Depositary pursuant to Section 7.5. 

“Depositary’s Office” shall mean the principal office of the Depositary at which at any particular time its depositary receipt
business shall be administered, which at the date of this Deposit Agreement is located at 250 Royall Street, Canton, Massachusetts 02021. 

“DTC” shall mean the Depository Trust Company. 

“Exchange Event” shall mean with respect to any Global Registered Receipt: 

(1) (A) the Global Receipt Depository which is the Holder of such Global Registered Receipt or Receipts notifies the Corporation that it is no
longer willing or able to properly discharge its responsibilities under any Letter of Representations or that it is no longer eligible or in good standing under the Securities Exchange Act of 1934, as amended, and (B) the Corporation has not
appointed a qualified successor Global Receipt Depository within 90 calendar days after the Corporation received such notice, or 
 (2) the
Corporation in its sole discretion notifies the Depositary in writing that the Receipts or portion thereof issued or issuable in the form of one or more Global Registered Receipts shall no longer be represented by such Global Registered Receipt or
Receipts. 
 “Global Receipt Depository” shall mean, with respect to any Receipt issued hereunder, DTC or such other entity
designated as Global Receipt Depository by the Corporation in or pursuant to this Deposit Agreement, which entity must be, to the extent required by any applicable law or regulation, a clearing agency registered under the Securities Exchange Act of
1934, as amended. 
 “Global Registered Receipt” means a global registered Receipt registered in the name of a nominee of DTC.

 “Indemnified Party” means a party seeking indemnification under this Deposit Agreement. 

“Indemnifying Party” means a party receiving notification of a claim from an Indemnified Party. 

“Letter of Representations” means any applicable agreement among the Corporation, the Depositary and a Global Receipt Depository
with respect to such Global Receipt Depository’s rights and obligations with respect to any Global Registered Receipts, as the same may be amended, supplemented, restated or otherwise modified from time to time and any successor agreement
thereto. 

  
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 “Officer’s Certificate” shall mean a certificate in substantially the form set
forth as Exhibit B hereto, which is signed by an officer of the Corporation and which shall include the terms and conditions of the Series F Preferred Stock to be issued by the Corporation and deposited with the Depositary from time to time in
accordance with the terms hereof. 
 “Receipt” shall mean one of the depositary receipts issued hereunder, substantially in the
form set forth as Exhibit A hereto, whether in definitive or temporary form, and evidencing the number of Depositary Shares with respect to the Series F Preferred Stock held of record by the Record Holder of such Depositary Shares. 

“Record Holder” or “Holder” as applied to a Receipt shall mean the person in whose name such Receipt is registered on the
books of the Depositary maintained for such purpose. 
 “Registrar” shall mean the Trust Company or such other successor bank or
trust company which shall be appointed by the Corporation to register ownership and transfers of Receipts as herein provided and if a successor Registrar shall be so appointed, references herein to “the books” of or maintained by the
Depository shall be deemed, as applicable, to refer as well to the register maintained by such Registrar for such purpose. 

“Securities Act” shall mean the Securities Act of 1933, as amended. 

“Series F Preferred Stock” shall mean the shares of the Corporation’s Series F Fixed Rate
Non-Cumulative Perpetual Preferred Stock, $1.00 par value, with a liquidation preference of $1,000 per share, designated in the Certificate of Amendment. 

“Underwriting Agreement” shall mean that certain Underwriting Agreement, dated July 23, 2018, between the Corporation and
Morgan Stanley & Co. LLC, Merrill Lynch, Pierce, Fenner & Smith Incorporated, Goldman Sachs & Co. LLC, J.P. Morgan Securities LLC, KeyBanc Capital Markets Inc., UBS Securities LLC and Wells Fargo Securities, LLC, as
representatives of the several underwriters named in Schedule II thereto. 
 ARTICLE II 

FORM OF RECEIPTS, DEPOSIT OF SERIES F PREFERRED STOCK, EXECUTION AND DELIVERY, TRANSFER, 

SURRENDER AND REDEMPTION OF RECEIPTS 

Section 2.1. Form and Transfer of Receipts. 

The definitive Receipts shall be substantially in the form set forth in Exhibit A annexed to this Deposit Agreement, with appropriate
insertions, modifications and omissions, as hereinafter provided and shall be engraved or otherwise prepared so as to comply with applicable rules of any securities exchange on which the Depositary Shares are then listed. Pending the preparation of
definitive Receipts, the Depositary, upon the order of the Corporation or any holder of Series F Preferred Stock, delivered in compliance with Section 2.2, shall execute and deliver temporary Receipts which may be printed, lithographed,
typewritten, mimeographed or otherwise 

  
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substantially of the tenor of the definitive Receipts in lieu of which they are issued and with such appropriate insertions, omissions, substitutions and other variations as the persons executing
such Receipts may determine, as evidenced by their execution of such Receipts. If temporary Receipts are issued, the Corporation and the Depositary will cause definitive Receipts to be prepared without unreasonable delay. After the preparation of
definitive Receipts, the temporary Receipts shall be exchangeable for definitive Receipts upon surrender of the temporary Receipts at an office described in the third paragraph of Section 2.2, without charge to the Holder. Upon surrender for
cancellation of any one or more temporary Receipts, the Depositary shall execute and deliver in exchange therefor definitive Receipts representing the same number of Depositary Shares as represented by the surrendered temporary Receipt or Receipts
registered in the name (and only in the name) of the holder of the temporary receipt; provided, that, the Depositary has been provided with all necessary information that it may request in order to execute and deliver such definitive Receipt or
Receipts. Such exchange shall be made at the Corporation’s expense and without any charge to the Holder therefor. Until so exchanged, the temporary Receipts shall in all respects be entitled to the same benefits under this Deposit Agreement as
definitive Receipts. 
 Receipts shall be executed by the Depositary by the manual or facsimile signature of a duly authorized officer of
the Depositary. No Receipt shall be entitled to any benefits under this Deposit Agreement or be valid or obligatory for any purpose unless it shall have been executed manually or by facsimile signature of a duly authorized officer of the Trust
Company, or, if a Registrar for the Receipts (other than the Trust Company) shall have been appointed, by the manual or facsimile signature of a duly authorized officer of the Registrar. The Depositary shall record on its books each Receipt so
signed and delivered as hereinafter provided. 
 Receipts shall be in denominations of any number of whole Depositary Shares. 

Receipts may be endorsed with or have incorporated in the text thereof such legends or recitals or changes not inconsistent with the
provisions of this Deposit Agreement all as may be required by the Depositary and approved by the Corporation or required to comply with any applicable law or any regulation thereunder or with the rules and regulations of any securities exchange
upon which the Series F Preferred Stock, the Depositary Shares or the Receipts may be listed or to conform with any usage with respect thereto, or to indicate any special limitations or restrictions to which any particular Receipts are subject. 

Title to Depositary Shares evidenced by a Receipt which is properly endorsed or accompanied by a properly executed instrument of transfer,
shall be transferable by delivery with the same effect as in the case of a negotiable instrument; provided, however, that until transfer of any particular Receipt shall be registered on the books of the Depositary as provided in Section 2.3,
the Depositary may, notwithstanding any notice to the contrary, treat the Record Holder thereof at such time as the absolute owner thereof for the purpose of determining the person entitled to distributions of dividends or other distributions or to
any notice provided for in this Deposit Agreement and for all other purposes. 
 Section 2.2.
Deposit of Series F Preferred Stock; Execution and Delivery of Receipts in Respect Thereof. 

  
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 Subject to the terms and conditions of this Deposit Agreement, the Corporation may from time to
time deposit shares of Series F Preferred Stock under this Deposit Agreement by delivery to the Depositary of such shares of Series F Preferred Stock, including via electronic book-entry, for such Series F Preferred Stock to be deposited (or in such
other manner as may be agreed to by the Corporation and the Depositary), properly endorsed or accompanied, if required by the Depositary, by a duly executed instrument of transfer or endorsement, in form satisfactory to the Depositary, together with
all such certifications as may be required by the Depositary in accordance with the provisions of this Deposit Agreement and an executed Officer’s Certificate attaching the Certificate of Amendment and all other information required to be set
forth therein, and together with a written order of the Corporation directing the Depositary to execute and deliver to, or upon the written order of, the person or persons stated in such order a Receipt or Receipts evidencing in the aggregate the
number of Depositary Shares representing such deposited Series F Preferred Stock. 
 The Series F Preferred Stock that is deposited shall be
held by the Depositary in an account to be established by the Depositary at the Depositary’s Office or at such other place or places in the United States as the Depositary shall determine. As registrar and transfer agent for the deposited
Series F Preferred Stock, Trust Company will reflect changes in the number of shares of deposited Series F Preferred Stock held by it by notation, book-entry or other appropriate method. The Depositary shall not lend any Series F Preferred Stock
deposited hereunder. 
 Upon receipt by the Depositary of shares of Series F Preferred Stock deposited in accordance with the provisions of
this Section, together with the other documents required as above specified, and upon recordation of the Series F Preferred Stock on the books of the Corporation (or its duly appointed transfer agent) in the name of the Depositary or its nominee,
the Depositary, subject to the terms and conditions of this Deposit Agreement, shall execute and deliver to or upon the written request of the person or persons named in the written order delivered to the Depositary referred to in the first
paragraph of this Section, a Receipt or Receipts evidencing in the aggregate the number of Depositary Shares representing the Series F Preferred Stock so deposited and registered in such name or names as may be requested by such person or persons.
The Depositary shall execute and deliver such Receipt or Receipts at the Depositary’s Office or such other offices, if any, as the Depositary may designate. Delivery at other offices shall be at the risk and expense of the person requesting
such delivery. 
 The Corporation shall cause to be provided an opinion of counsel prior to the date hereof to set up reserve of Depositary
Shares and related to the Series F Preferred Stock. The opinion shall state that: (1) the Depositary Shares and the Series F Preferred Stock have been registered under the Securities Act; and (2) when the Series F Preferred Stock is issued
and delivered against payment therefor as provided in the Underwriting Agreement, will be duly and validly issued and fully paid and non-assessable. 

The Depositary shall not be required to transfer or exchange for another Receipt any Receipt called or being called for redemption in whole or
in part except as provided in Section 2.8. 
 Section 2.3. Registration of
Transfer of Receipts. 

  
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 Subject to the terms and conditions of this Deposit Agreement, the Depositary shall register on
its books from time to time transfers of Receipts upon any surrender thereof by the Holder, properly endorsed or accompanied by a properly executed instrument of transfer. Thereupon, the Depositary shall execute a new Receipt or Receipts evidencing
the same aggregate number of Depositary Shares as those evidenced by the Receipt or Receipts surrendered and deliver such new Receipt or Receipts to or upon the order of the person entitled thereto. 

Section 2.4. Split-ups and Combinations of
Receipts; Surrender of Receipts and Withdrawal of Series F Preferred Stock. 
 Upon surrender of a Receipt or Receipts at the
Depositary’s Office or at such other offices as it may designate for the purpose of effecting a split-up or combination of such Receipt or Receipts, and subject to the terms and conditions of this Deposit
Agreement, the Depositary shall execute a new Receipt or Receipts in the authorized denomination or denominations requested, evidencing the aggregate number of Depositary Shares evidenced by the Receipt or Receipts surrendered, and shall deliver
such new Receipt or Receipts to or upon the order of the Holder of the Receipt or Receipts so surrendered; provided, however, that the Depositary shall not issue any Receipt evidencing a fractional Depositary Share. 

Any Holder of a Receipt or Receipts may (unless the related Depositary Shares have previously been called for redemption) withdraw the number
of whole shares of Series F Preferred Stock and all money and other property, if any, represented thereby by surrendering such Receipt or Receipts at the Depositary’s Office or at such other offices as the Depositary may designate for such
withdrawals. Thereafter, without unreasonable delay, the Depositary shall deliver to such Holder, or to the person or persons designated by such Holder as hereinafter provided, the number of whole shares of Series F Preferred Stock and all money and
other property, if any, represented by the Receipt or Receipts so surrendered for withdrawal, but Holders of such whole shares of Series F Preferred Stock will not thereafter be entitled to deposit such Series F Preferred Stock hereunder or to
receive a Receipt evidencing Depositary Shares therefor. If a Receipt delivered by the Holder to the Depositary in connection with such withdrawal shall evidence a number of Depositary Shares in excess of the number of Depositary Shares representing
the number of whole shares of Series F Preferred Stock, Depositary shall at the same time, in addition to such number of whole shares of Series F Preferred Stock and such money and other property, if any, to be so withdrawn, deliver to such Holder,
or subject to Section 2.3 upon his order, a new Receipt evidencing such excess number of Depositary Shares. 
 In no event will
fractional shares of Series F Preferred Stock (or any cash payment in lieu thereof) be delivered by the Depositary. Delivery of the Series F Preferred Stock and money and other property, if any, being withdrawn may be made by the delivery of such
certificates, documents of title and other instruments as the Depositary may deem appropriate in its reasonable judgment. 
 If the Series F
Preferred Stock and the money and other property, if any, being withdrawn are to be delivered to a person or persons other than the Record Holder of the related Receipt or Receipts being surrendered for withdrawal of such Series F Preferred Stock,
such Holder shall execute and deliver to the Depositary a written order so directing the Depositary and 

  
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the Depositary may require that the Receipt or Receipts surrendered by such Holder for withdrawal of such shares of Series F Preferred Stock be properly endorsed in blank or accompanied by a
properly executed instrument of transfer in blank. 
 Delivery of the Series F Preferred Stock and the money and other property, if any,
represented by Receipts surrendered for withdrawal shall be made by the Depositary at the Depositary’s Office, except that, at the request, risk and expense of the Holder surrendering such Receipt or Receipts and for the account of the Holder
thereof, such delivery may be made at such other place as may be designated by such Holder. 

Section 2.5. Limitations on Execution and Delivery, Transfer, Surrender and Exchange of
Receipts. 
 As a condition precedent to the execution and delivery, registration of transfer,
split-up, combination, surrender or exchange of any Receipt, the Depositary, any of the Depositary’s Agents or the Corporation may require payment to it of a sum sufficient for the payment (or, in the
event that the Depositary or the Corporation shall have made such payment, the reimbursement to it) of any charges or expenses payable by the Holder of a Receipt pursuant to Section 5.7, may require the production of evidence satisfactory to it
as to the identity and genuineness of any signature (which evidence will include a signature guarantee from an eligible guarantor institution participating in a signature guarantee program approved by the Securities Transfer Association), and may
also require compliance with such regulations, if any, as the Depositary or the Corporation may establish consistent with the provisions of this Deposit Agreement and/or applicable law. 

The deposit of the Series F Preferred Stock may be refused, the delivery of Receipts against Series F Preferred Stock may be suspended, the
registration of transfer of Receipts may be refused and the registration of transfer, surrender or exchange of outstanding Receipts may be suspended (i) during any period when the register of stockholders of the Corporation is closed or
(ii) if any such action is deemed necessary or advisable by the Depositary, any of the Depositary’s Agents or the Corporation at any time or from time to time because of any requirement of law or of any government or governmental body or
commission or under any provision of this Deposit Agreement. 
 Section 2.6. Lost
Receipts, etc. 
 In case any Receipt shall be mutilated, destroyed, lost or stolen, the Depositary in its discretion may execute and
deliver a Receipt of like form and tenor in exchange and substitution for such mutilated Receipt, or in lieu of and in substitution for such destroyed, lost or stolen Receipt, upon (i) the filing by the Holder thereof with the Depositary of
evidence reasonably satisfactory to the Depositary of such destruction or loss or theft of such Receipt, of the authenticity thereof and of his or her ownership thereof , (ii) the Holder thereof furnishing of the Depositary with an affidavit and an
open penalty surety bond reasonably satisfactory to the Depositary and (iii) the payment of any reasonable expense (including reasonable fees, charges and expenses of the Depositary). Applicants for substitute receipts shall also comply with
such other reasonable regulations and pay such other reasonable charges as the Depositary may 

  
 -7- 

 
prescribe and as required by Section 8-405 of the Uniform Commercial Code in effect in the State of New York. 

Section 2.7. Cancellation and Destruction of Surrendered Receipts. 

All Receipts surrendered to the Depositary or any Depositary’s Agent shall be cancelled by the Depositary. Except as prohibited by
applicable law or regulation, the Depositary is authorized and directed to destroy all Receipts so cancelled. 

Section 2.8. Redemption of Series F Preferred Stock. 

Whenever the Corporation shall be permitted and shall elect to redeem shares of Series F Preferred Stock in accordance with the terms of the
Certificate of Amendment, it shall (unless otherwise agreed to in writing with the Depositary) give or cause to be given to the Depositary, not less than 30 days and not more than 60 days prior to the Redemption Date (as defined below), notice of
the date of such proposed redemption of Series F Preferred Stock and of the number of such shares held by the Depositary to be so redeemed and the applicable redemption price, which notice shall be accompanied by a certificate from the Corporation
stating that such redemption of Series F Preferred Stock is in accordance with the provisions of the Certificate of Amendment. On the date of such redemption, provided that the Corporation shall then have paid or caused to be paid in full to
Computershare the Redemption Price (as such term is defined in the Certificate of Amendment) of the Series F Preferred Stock to be redeemed, in accordance with the provisions of the Certificate of Amendment, the Depositary shall redeem the number of
Depositary Shares representing such Series F Preferred Stock. Notice of the Corporation’s redemption of Series F Preferred Stock and the proposed simultaneous redemption of the number of Depositary Shares representing the Series F Preferred
Stock to be redeemed shall be (1) mailed by first-class mail, postage prepaid, at the respective last addresses as they appear on the records of the Depositary and subject to Section 2.9 below, or (2) transmitted by such other method
approved by the Depositary, in its reasonable discretion subject to Section 2.9 below, in either case not less than 30 days and not more than 60 days prior to the date fixed for redemption of such Series F Preferred Stock and Depositary Shares
(the “Redemption Date”), to the Record Holders of the Receipts evidencing the Depositary Shares to be so redeemed; but neither failure to mail or transmit any such notice of redemption of Depositary Shares to one or more such Holders nor
any defect in any notice of redemption of Depositary Shares to one or more such Holders shall affect the sufficiency of the proceedings for redemption as to the other Holders. Each such notice shall be prepared by the Corporation and shall state:
(i) the Redemption Date; (ii) the number of Depositary Shares to be redeemed and, if less than all the Depositary Shares held by any such Holder are to be redeemed, the number of such Depositary Shares held by such Holder to be so
redeemed; (iii) the redemption price; (iv) the place or places where Receipts evidencing such Depositary Shares are to be surrendered for payment of the redemption price; and (v) that dividend rights on the Depositary Shares to be
redeemed will cease to accrue on such Redemption Date. In case less than all the outstanding Depositary Shares are to be redeemed, the Depositary Shares to be so redeemed shall be selected either pro rata or by lot or in such other manner as the
Board of Directors of the Corporation or any duly authorized committee of the Board of Directors of the Corporation may determine to be fair and equitable. For the avoidance of doubt, the Depositary shall give or cause

  
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to be given the notice of redemption, as described in the foregoing paragraph, to the Record Holders of the Receipts evidencing the Depositary Shares to be redeemed. 

Notice having been mailed or transmitted by the Depositary as aforesaid, from and after the Redemption Date (unless the Corporation shall have
failed to provide the funds necessary to redeem the Series F Preferred Stock evidenced by the Depositary Shares called for redemption) (i) dividend rights on the shares of Series F Preferred Stock so called for redemption shall cease to accrue
from and after such date, (ii) the Depositary Shares being redeemed from such proceeds shall be deemed no longer to be outstanding, (iii) all rights of the Holders of Receipts evidencing such Depositary Shares (except the right to receive
the Redemption Price, as such term is defined in the Articles of Amendment) shall, to the extent of such Depositary Shares, cease and terminate, and (iv) upon surrender in accordance with such redemption notice of the Receipts evidencing any
such Depositary Shares called for redemption (properly endorsed or assigned for transfer, if the Depositary or applicable law shall so require), such Depositary Shares shall be redeemed by the Depositary at a redemption price per Depositary Share
equal to 1/40th of the Redemption Price (as such term is defined in the Certificate of Amendment) per share of Series F Preferred Stock so redeemed plus all money and other property, if any,
represented by such Depositary Shares, including all amounts paid by the Corporation in respect of dividends which on the Redemption Date have been declared on the shares of Series F Preferred Stock to be so redeemed and have not theretofore been
paid, in all cases without interest on such amounts. Any funds deposited by the Corporation with the Depositary for any Depositary Shares that the Holders thereof fail to redeem will be returned to the Corporation after a period of three years from
the date such funds are so deposited. 
 If fewer than all of the Depositary Shares evidenced by a Receipt are called for redemption, the
Depositary will deliver to the Holder of such Receipt upon its surrender to the Depositary, together with the redemption payment, a new Receipt evidencing the Depositary Shares evidenced by such prior Receipt and not called for redemption; provided,
however, that the Depositary shall not issue any Receipt evidencing a fractional Depositary Share. 
 Section 2.9. Receipts
Issuable in Global Registered Form. 
 If the Corporation shall determine in a writing delivered to the Depositary that the Receipts
are to be issued in whole or in part in the form of one or more Global Registered Receipts, then the Depositary shall, in accordance with the other provisions of this Deposit Agreement, execute and deliver one or more Global Registered Receipts
evidencing the Receipts of such series, which (i) shall represent, and shall be denominated in an amount equal to the aggregate liquidation preference amount of, the Receipts to be represented by such Global Registered Receipt or Receipts, and
(ii) shall be registered in the name of the Global Receipt Depository therefor or its nominee. 
 Notwithstanding any other provision
of this Deposit Agreement to the contrary, unless otherwise provided in the Global Registered Receipt, a Global Registered Receipt may only be transferred in whole and only by the applicable Global Receipt Depository for such Global Registered
Receipt to a nominee of such Global Receipt Depository, or by a nominee of such Global Receipt Depository to such Global Receipt Depository or another nominee of such Global 

  
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Receipt Depository, or by such Global Receipt Depository or any such nominee to a successor Global Receipt Depository for such Global Registered Receipt selected or approved by the Corporation or
to a nominee of such successor Global Receipt Depository. Except as provided below, owners solely of beneficial interests in a Global Registered Receipt shall not be entitled to receive physical delivery of the Receipts represented by such Global
Registered Receipt. Neither any such beneficial owner nor any direct or indirect participant of a Global Receipt Depository shall have any rights under this Deposit Agreement with respect to any Global Registered Receipt held on their behalf by a
Global Receipt Depository and such Global Receipt Depository may be treated by the Corporation, the Depositary and any director, officer, employee or agent of the Corporation or the Depositary as the holder of such Global Registered Receipt for all
purposes whatsoever. Unless and until definitive Receipts are delivered to the owners of the beneficial interests in a Global Registered Receipt, (1) the applicable Global Receipt Depository will make book-entry transfers among its participants
and receive and transmit all payments and distributions in respect of the Global Registered Receipts to such participants, in each case, in accordance with its applicable procedures and arrangements, and (2) whenever any notice, payment or
other communication to the holders of Global Registered Receipts is required under this Deposit Agreement, the Corporation and the Depositary shall give all such notices, payments and communications specified herein to be given to such holders to
the applicable Global Receipt Depository. 
 If an Exchange Event has occurred with respect to any Global Registered Receipt, then, in any
such event, the Depositary shall, upon receipt of a written order from the Corporation for the execution and delivery of individual definitive registered Receipts in exchange for such Global Registered Receipt, execute and deliver, individual
definitive registered Receipts, in authorized denominations and of like tenor and terms in an aggregate principal amount equal to the principal amount of the Global Registered Receipt in exchange for such Global Registered Receipt. 

Definitive registered Receipts issued in exchange for a Global Registered Receipt pursuant to this Section shall be registered in such names
and in such authorized denominations as the Global Receipt Depository for such Global Registered Receipt, pursuant to instructions from its participants, shall instruct the Depositary in writing. The Depositary shall deliver such Receipts to the
persons in whose names such Receipts are so registered. 
 Notwithstanding anything to the contrary in this Deposit Agreement, should the
Corporation determine that the Receipts should be issued as a Global Registered Receipt, the parties hereto shall comply with the terms of any Letter of Representations. 

Section 2.10. Bank Accounts. 

All funds received by Computershare under this Agreement that are to be distributed or applied by Computershare in the performance of Services
(the “Funds”) shall be held by Computershare as agent for the Corporation and deposited in one or more bank accounts to be maintained by Computershare in its name as agent for the Corporation. Until paid pursuant to this Agreement,
Computershare may hold or invest the Funds through such accounts in: (i) obligations of, or guaranteed by, the United States of America, (ii) commercial paper obligations rated A-1 or P-1 or better by Standard & Poor’s Corporation (“S&P”) or Moody’s Investors 

  
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Service, Inc. (“Moody’s”), respectively, (iii) money market funds that comply with Rule 2a-7 of the Investment Company Act of 1940, or
(iv) demand deposit accounts, short term certificates of deposit, bank repurchase agreements or bankers’ acceptances, of commercial banks with Tier 1 capital exceeding $1 billion or with an average rating above investment grade by
S&P (LT Local Issuer Credit Rating), Moody’s (Long Term Rating) and Fitch Ratings, Inc. (LT Issuer Default Rating) (each as reported by Bloomberg Finance L.P.). The Corporation shall have no responsibility or liability for any
diminution of the Funds that may result from any deposit or investment made by Computershare in accordance with this paragraph, except for any losses resulting from a default by any bank, financial institution or other third party. Computershare may
from time to time receive interest, dividends or other earnings in connection with such deposits or investments. Computershare shall not be obligated to pay such interest, dividends or earnings to the Corporation, any holder or any other party.

 ARTICLE III 

CERTAIN OBLIGATIONS OF 

HOLDERS OF RECEIPTS AND THE CORPORATION 

Section 3.1. Filing Proofs, Certificate of Amendments and Other Information.

 Any Holder of a Receipt may be required from time to time to file such proof of residence, or other matters or other information, to
execute such certificates and to make such representations and warranties as the Depositary or the Corporation may reasonably deem necessary or proper. The Depositary or the Corporation may withhold the delivery, or delay the registration of
transfer or redemption, of any Receipt or the withdrawal of the Series F Preferred Stock represented by the Depositary Shares and evidenced by a Receipt or the distribution of any dividend or other distribution or the sale of any rights or of the
proceeds thereof until such proof or other information is filed or such certificates are executed or such representations and warranties are made. 

Section 3.2. Payment of Taxes or Other Governmental Charges. 

Holders of Receipts shall be obligated to make payments to Computershare of certain charges and expenses, as provided in Section 5.7.
Registration of transfer of any Receipt or any withdrawal of Series F Preferred Stock and all money or other property, if any, represented by the Depositary Shares evidenced by such Receipt may be refused until any such payment due is made, and any
dividends, interest payments or other distributions may be withheld or any part of or all the Series F Preferred Stock or other property represented by the Depositary Shares evidenced by such Receipt and not theretofore sold may be sold for the
account of the Holder thereof (after attempting by reasonable means to notify such Holder prior to such sale), and such dividends, interest payments or other distributions or the proceeds of any such sale may be applied to any payment of such
charges or expenses, the Holder of such Receipt remaining liable for any deficiency. 
 Section 3.3.
Warranty as to Series F Preferred Stock. 

  
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 The Corporation hereby represents and warrants that the Series F Preferred Stock, when issued and
delivered against payment therefor in accordance with the Underwriting Agreement and the Certificate of Amendment, will be duly authorized, validly issued, fully paid and nonassessable. Such representation and warranty shall survive the deposit of
the Series F Preferred Stock and the issuance of the related Receipts. 
 Section 3.4.
Warranty as to Receipts. 
 The Corporation hereby represents and warrants that the Receipts, when issued and delivered
against payment therefor in accordance with the Underwriting Agreement and this Deposit Agreement, will be entitled to the rights hereunder, and the benefits of this Deposit Agreement will represent legal and valid interests in the Series F
Preferred Stock. Such representation and warranty shall survive the deposit of the Series F Preferred Stock and the issuance of the Receipts. 

Section 3.5. Corporate Existence and Authority of the Depositary. 

The Depositary hereby represents and warrants that each of Computershare and the Trust Company: (i) has been duly incorporated and is
validly existing in good standing under the laws of the jurisdiction of its formation and that the Trust Company is a limited purpose trust company under the laws of the United States; (ii) has full corporate power and authority and possesses
all governmental or other franchises, licenses, permits, authorizations and approvals necessary to enable it to own, lease or otherwise hold its properties and assets and to carry on its business as presently conducted; (iii) has been duly
qualified as a foreign entity for the transaction of business and is in good standing under the laws of each other jurisdiction in which it owns or leases properties or conducts any business so as to require such qualification, or is subject to no
material liability or disability by reason of the failure to be so qualified in any such jurisdiction; and (iv) the Trust Company is a bank or trust company having its principal office in the United States of America and having a combined
capital and surplus, along with its affiliates, of at least $150,000,000. The Depositary hereby agrees to promptly inform the Corporation in the event that any of the statements in the foregoing sentence cease to be true and complete in all material
respects. 
 This Deposit Agreement has been duly authorized, executed and delivered by the Depositary and constitutes a legal, valid and
binding obligation of the Depositary, enforceable against the Depositary in accordance with its terms and this Deposit Agreement will be maintained as part of their official records, in accordance with law and their records management policy. The
Depositary hereby agrees to perform its obligations under this Deposit Agreement with the diligent care of a professional provider of such services, in a timely manner and in conformance with all applicable laws, rules and regulations. 

ARTICLE IV 
 THE
DEPOSITED SECURITIES; NOTICES 
 Section 4.1. Cash Distributions. 

  
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 Whenever Computershare shall receive any cash dividend or other cash distribution on the Series F
Preferred Stock, Computershare shall, subject to Sections 3.1 and 3.2, distribute to Record Holders of Receipts on the record date fixed pursuant to Section 4.4 such amounts of such dividend or distribution as are, as nearly as practicable, in
proportion to the respective numbers of Depositary Shares evidenced by the Receipts held by such Holders; provided, however, that in case the Corporation or Computershare shall be required to withhold and shall withhold from any cash dividend or
other cash distribution in respect of the Series F Preferred Stock an amount on account of taxes, the amount made available for distribution or distributed in respect of Depositary Shares shall be reduced accordingly. Computershare shall distribute
or make available for distribution, as the case may be, only such amount, however, as can be distributed without attributing to any Holder of Receipts a fraction of one cent, and any balance not so distributable shall be held by Computershare
(without liability for interest thereon) and shall be added to and be treated as part of the next sum received by Computershare for distribution to Record Holders of Receipts then outstanding. Each Holder of a Receipt shall provide Computershare
with its certified tax identification number on a properly completed Form W-8 or W-9 or other appropriate forms, as may be applicable. Each Holder of a Receipt
acknowledges that, in the event of non-compliance with the preceding sentence, the Internal Revenue Code of 1986, as amended, may require withholding by Computershare of a portion of any of the distributions
to be made hereunder. 
 Section 4.2. Distributions Other than Cash, Rights, Preferences or Privileges. 

Whenever the Depositary shall receive any distribution other than cash, rights, preferences or privileges upon the Series F Preferred Stock,
the Depositary shall, subject to Sections 3.1 and 3.2, distribute to Record Holders of Receipts on the record date fixed pursuant to Section 4.4 such amounts of the securities or property received by it as are, as nearly as practicable, in
proportion to the respective numbers of Depositary Shares evidenced by such Receipts held by such Holders, in any manner that the Depositary may deem equitable and practicable for accomplishing such distribution. If in the reasonable opinion of the
Depositary, after consultation with the Corporation, such distribution cannot be made proportionately among such Record Holders, or if for any other reason (including any requirement that the Corporation or the Depositary withhold an amount on
account of taxes) the Depositary reasonably deems, after consultation with the Corporation, such distribution not to be feasible, the Depositary may, with the prior written approval of the Corporation, adopt such method as it deems equitable and
practicable for the purpose of effecting such distribution, including the sale (at public or private sale) of the securities or property thus received, or any part thereof, in a commercially reasonable manner. The net proceeds of any such sale
shall, subject to Sections 3.1 and 3.2, be distributed or made available for distribution, as the case may be, by the Depositary to Record Holders of Receipts as provided by Section 4.1 in the case of a distribution received in cash. The
Corporation shall not make any distribution of such securities or property to the Depositary and the Depositary shall not make any distribution of such securities or property to the Holders of Receipts unless the Corporation shall have provided an
opinion of counsel stating that such securities or property have been registered under the Securities Act or do not need to be registered in connection with such distributions. 

Section 4.3. Subscription Rights, Preferences or Privileges. 

  
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 If the Corporation shall at any time offer or cause to be offered to the persons in whose names
the Series F Preferred Stock is recorded on the books of the Corporation any rights, preferences or privileges to subscribe for or to purchase any securities or any rights, preferences or privileges of any other nature, such rights, preferences or
privileges shall in each such instance be made available by the Depositary to the Record Holders of Receipts in such manner as the Corporation shall direct and the Depositary shall agree, subject to applicable DTC rules, either by the issue to such
Record Holders of warrants representing such rights, preferences or privileges or by such other method as may be approved by the Corporation in its discretion with the acknowledgement of the Depositary; provided, however, that (i) if at the
time of issue or offer of any such rights, preferences or privileges the Corporation determines that it is not lawful or (after consultation with the Depositary) not feasible to make such rights, preferences or privileges available to Holders of
Receipts by the issue of warrants or otherwise, or (ii) if and to the extent so instructed by Holders of Receipts who do not desire to exercise such rights, preferences or privileges, then the Corporation, in its discretion (with
acknowledgement of the Depositary, in any case where the Corporation has determined that it is not feasible to make such rights, preferences or privileges available), may, if applicable laws or the terms of such rights, preferences or privileges
permit such transfer, sell such rights, preferences or privileges at public or private sale, at such place or places and upon such terms as it may deem proper. The net proceeds of any such sale shall, subject to Sections 3.1 and 3.2, be distributed
by the Depositary to the Record Holders of Receipts entitled thereto as provided by Section 4.1 in the case of a distribution received in cash. 

The Corporation shall notify the Depositary whether registration under the Securities Act of the securities to which any rights, preferences
or privileges relate is required in order for Holders of Receipts to be offered or sold the securities to which such rights, preferences or privileges relate, and the Corporation agrees with the Depositary that it will file promptly a registration
statement pursuant to the Securities Act with respect to such rights, preferences or privileges and securities and use its best efforts and take all steps available to it to cause such registration statement to become effective sufficiently in
advance of the expiration of such rights, preferences or privileges to enable such Holders to exercise such rights, preferences or privileges. In no event shall the Depositary make available to the Holders of Receipts any right, preference or
privilege to subscribe for or to purchase any securities unless and until such registration statement shall have become effective, or the Corporation shall have provided to the Depositary an opinion of counsel to the effect that the offering and
sale of such securities to the Holders are exempt from registration under the provisions of the Securities Act. 
 If any other action under
the laws of any jurisdiction or any governmental or administrative authorization, consent or permit is required in order for such rights, preferences or privileges to be made available to Holders of Receipts, the Corporation will use its reasonable
best efforts to take such action or obtain such authorization, consent or permit sufficiently in advance of the expiration of such rights, preferences or privileges to enable such Holders to exercise such rights, preferences or privileges. 

Section 4.4. Notice of Dividends, etc.; Fixing Record Date for Holders of Receipts. 

  
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 Whenever any cash dividend or other cash distribution shall become payable or any distribution
other than cash shall be made, or if rights, preferences or privileges shall at any time be offered, with respect to the Series F Preferred Stock, or whenever the Depositary shall receive notice of any meeting at which holders of the Series F
Preferred Stock are entitled to vote or of which holders of the Series F Preferred Stock are entitled to notice, or whenever the Depositary and the Corporation shall decide it is appropriate, the Depositary shall in each such instance fix a record
date (which shall be the same date as the record date fixed by the Corporation with respect to or otherwise in accordance with the terms of the Series F Preferred Stock) for the determination of the Holders of Receipts who shall be entitled to
receive such dividend, distribution, rights, preferences or privileges or the net proceeds of the sale thereof, or to give instructions for the exercise of voting rights at any such meeting, or who shall be entitled to notice of such meeting or for
any other appropriate reasons. 
 Section 4.5. Voting Rights. 

Subject to the provisions of the Certificate of Amendment, upon receipt of notice of any meeting at which the holders of the Series F Preferred
Stock are entitled to vote, the Depositary shall, as soon as practicable thereafter, mail or transmit by such other method approved by the Depositary, in its reasonable discretion, to the Record Holders of Receipts a notice prepared by the
Corporation which shall contain (i) such information as is contained in such notice of meeting and (ii) a statement that the Holders may, subject to any applicable restrictions, instruct the Depositary as to the exercise of the voting
rights pertaining to the amount of Series F Preferred Stock represented by their respective Depositary Shares (including an express indication that instructions may be given to the Depositary to give a discretionary proxy to a person designated by
the Corporation) and a brief statement as to the manner in which such instructions may be given. Upon the written request of the Holders of Receipts on the relevant record date, the Depositary shall use its best efforts to vote or cause to be voted,
in accordance with the instructions set forth in such requests, the maximum number of whole shares of Series F Preferred Stock represented by the Depositary Shares evidenced by all Receipts as to which any particular voting instructions are
received. The Corporation hereby agrees to take all reasonable action which may be deemed necessary by the Depositary in order to enable the Depositary to vote such Series F Preferred Stock or cause such Series F Preferred Stock to be voted. In the
absence of specific instructions from Holders of Receipts, the Depositary will vote the Series F Preferred Stock represented by the Depositary Shares evidenced by the Receipts of such Holders proportionately with votes cast pursuant to instructions
received from the other Holders. 
 Section 4.6. Changes Affecting Deposited Securities and Reclassifications,
Recapitalizations, etc. 
 Upon any change in par or stated value, split-up, combination or
any other reclassification of the Series F Preferred Stock, subject to the provisions of the Certificate of Amendment, or upon any recapitalization, reorganization, merger or consolidation affecting the Corporation or to which it is a party, the
Corporation may, in its discretion and with the acknowledgement of the Depositary, (i) make such adjustments as are certified by the Corporation in the fraction of an interest represented by one Depositary Share in one share of Series F
Preferred Stock and in the ratio of the redemption price per Depositary Share to the Redemption Price (as 

  
 -15- 

 
such term is defined in the Certificate of Amendment) per share of Series F Preferred Stock, in each case as may be necessary fully to reflect the effects of such change in par or stated value, split-up, combination or other reclassification of the Series F Preferred Stock, or of such recapitalization, reorganization, merger or consolidation and (ii) treat any securities which shall be received by the
Depositary in exchange for or upon conversion of or in respect of the Series F Preferred Stock as new deposited securities so received in exchange for or upon conversion or in respect of such Series F Preferred Stock. In any such case, the
Depositary may, in its discretion and with the written approval of the Corporation, execute and deliver additional Receipts or may call for the surrender of all outstanding Receipts to be exchanged for new Receipts specifically describing such new
deposited securities. Anything to the contrary herein notwithstanding, Holders of Receipts shall have the right from and after the effective date of any such change in par or stated value, split-up,
combination or other reclassification of the Series F Preferred Stock or any such recapitalization, reorganization, merger or consolidation to surrender such Receipts to the Depositary with instructions to convert, exchange or surrender the Series F
Preferred Stock represented thereby only into or for, as the case may be, the kind and amount of shares and other securities and property and cash into which the Series F Preferred Stock represented by such Receipts might have been converted or for
which such Series F Preferred Stock might have been exchanged or surrendered immediately prior to the effective date of such transaction. 

Section 4.7. Delivery of Reports. 

The Depositary shall furnish to Holders of Receipts any reports and communications received from the Corporation which is received by the
Depositary and which the Corporation is required to furnish to the holders of the Series F Preferred Stock. In addition, the Depositary will make available for inspection by Receipt Holders at the Depositary’s Office, and at such other places
as it may from time to time deem advisable, any reports and communications from the Corporation which are received by the Depositary. 

Section 4.8. Lists of Receipt Holders. 

Reasonably promptly upon request from time to time by the Corporation, the Depositary shall furnish to it a list, as of the most recent
practicable date, of the names, addresses and holdings of Depositary Shares of all Registered Holders of Receipts. The Corporation shall be entitled to receive such list four times annually without charge. 

ARTICLE V 
 THE
DEPOSITARY, THE DEPOSITARY’S 
 AGENTS, THE REGISTRAR AND THE CORPORATION 

Section 5.1. Maintenance of Offices, Agencies and Transfer Books by the Depositary; Registrar. 

Upon execution of this Deposit Agreement, the Depositary shall maintain at the Depositary’s Office, facilities for the execution and
delivery, registration and registration of transfer, surrender and exchange of Receipts, and at the offices of the Depositary’s Agents, if any, 

  
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facilities for the delivery, registration of transfer, surrender and exchange of Receipts, all in accordance with the provisions of this Deposit Agreement. 

The Depositary shall keep books at the Depositary’s Office for the registration and registration of transfer of Receipts, which books at
all reasonable times during regular business hours shall be made available for inspection by the Record Holders of Receipts; provided that any such Holder requesting to exercise such right shall certify to the Depositary that such inspection shall
be for a proper purpose reasonably related to such person’s interest as an owner of Depositary Shares evidenced by the Receipts. 
 The
Depositary may close such books, at any time or from time to time, when deemed expedient by it, as determined in its reasonable judgment, in connection with the performance of its duties hereunder. 

If the Receipts or the Depositary Shares evidenced thereby or the Series F Preferred Stock represented by such Depositary Shares shall be
listed on one or more national securities exchanges, the Depositary will appoint a Registrar (acceptable to the Corporation) for registration of the Receipts or Depositary Shares in accordance with any requirements of such exchange. Such Registrar
(which may be the Depositary if so permitted by the requirements of any such exchange) may be removed and a substitute registrar appointed by the Depositary upon request or with approval of the Corporation. If the Receipts, Depositary Shares or
Series F Preferred Stock are listed on one or more other securities exchanges, the Depositary will, at the request of the Corporation, arrange such facilities for the delivery, registration, registration of transfer, surrender and exchange of the
Receipts, Depositary Shares or Series F Preferred Stock as may be required by law or applicable securities exchange regulation. 

  
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 Section 5.2. Prevention of or Delay in Performance by the Depositary, the
Depositary’s Agents, the Registrar or the Corporation. 
 Neither the Depositary nor any Depositary’s Agent nor any
Registrar nor the Corporation shall incur any liability to any Holder of Receipt if by reason of any provision of any present or future law, or regulation thereunder, of the United States of America or of any other governmental authority or, in the
case of the Depositary, the Depositary’s Agent or the Registrar, by reason of any provision, present or future, of the Corporation’s Second Amended and Restated Articles of Incorporation (including the Certificate of Amendment) or by
reason of any act of God or war or other circumstance beyond the control of the relevant party, the Depositary, the Depositary’s Agent, the Registrar or the Corporation shall be prevented or forbidden from, or subjected to any penalty on
account of, doing or performing any act or thing which the terms of this Deposit Agreement provide shall be done or performed; nor shall the Depositary, any Depositary’s Agent, any Registrar or the Corporation incur liability to any Holder of a
Receipt (i) by reason of any nonperformance or delay, caused as aforesaid, in the performance of any act or thing which the terms of this Deposit Agreement shall provide shall or may be done or performed, or (ii) by reason of any exercise
of, or failure to exercise, any discretion provided for in this Deposit Agreement except as otherwise explicitly set forth in this Deposit Agreement. 

Section 5.3. Obligations of the Depositary, the Depositary’s Agents, the Registrar and the Corporation. 

Neither the Depositary nor any Depositary’s Agent nor any Registrar nor the Corporation assumes any obligation or shall be subject to any
liability under this Deposit Agreement to Holders of Receipts other than for its gross negligence, intentional misconduct, bad faith or fraud. 

Neither the Depositary nor any Depositary’s Agent nor any Registrar nor the Corporation shall be under any obligation under this Deposit
Agreement to appear in, prosecute or defend any action, suit or other proceeding in respect of the Series F Preferred Stock, the Depositary Shares or the Receipts which in its reasonable opinion may involve it in expense or liability unless
indemnity reasonably satisfactory to it against all reasonable out-of-pocket expense and liability be furnished as incurred. 

Neither the Depositary nor any Depositary’s Agent nor any Registrar nor the Corporation shall be liable for any action or any failure to
act by it under this Deposit Agreement in good faith reliance upon the written advice of legal counsel or accountants, or information from any person presenting Series F Preferred Stock for deposit, any Holder of a Receipt or any other person
reasonably believed by it in good faith to be competent to give such information. The Depositary, any Depositary’s Agent, any Registrar and the Corporation may each rely and shall each be protected in acting upon or omitting to act upon any
written notice, request, direction or other document reasonably believed by it to be genuine and to have been signed or presented by the proper party or parties. 

  
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 The Depositary shall not be responsible for any failure to carry out any instruction to vote any
of the shares of Series F Preferred Stock or for the manner or effect of any such vote made, as long as any such action or non-action is not taken in bad faith. 

The Depositary, the Depositary’s Agents, and any Registrar may own and deal in any class of securities of the Corporation and its
affiliates and in Receipts. The Depositary may also act as trustee, transfer agent or registrar of any of the securities of the Corporation and its affiliates. 

The Depositary shall not be under any liability for interest on any monies at any time received by it pursuant to any of the provisions of
this Deposit Agreement or of the Receipts, the Depositary Shares or the Series F Preferred Stock nor shall it be obligated to segregate such monies from other monies held by it, except as required by law. The Depositary shall not be responsible for
advancing funds on behalf of the Corporation and shall have no duty or obligation to make any payments if it has not timely received sufficient funds to make timely payments. 

In the event the Depositary, in its reasonable judgment, believes any ambiguity or uncertainty exists hereunder or in any notice, instruction,
direction, request or other communication, paper or document received by the Depositary hereunder, or in the administration of any of the provisions of this Deposit Agreement, the Depositary shall deem it necessary or desirable that a matter be
proved or established prior to taking, omitting or suffering to take any action hereunder, the Depositary may, in its sole discretion upon written notice to the Corporation, refrain from taking any action and shall be fully protected and shall not
be liable in any way to the Corporation, any Holders of Receipts or any other person or entity for refraining from taking such action, unless the Depositary receives written instructions or a certificate signed by an authorized representative of the
Corporation which eliminates such ambiguity or uncertainty to the satisfaction of the Depositary or which proves or establishes the applicable matter to the satisfaction of the Depositary. 

Section 5.4. Resignation and Removal of the Depositary; Appointment of Successor Depositary. 

The Depositary may at any time resign as Depositary hereunder by delivering notice of its election to do so to the Corporation, such
resignation to take effect upon the appointment of a successor Depositary and its acceptance of such appointment as hereinafter provided. 

The Depositary may at any time be removed by the Corporation by notice of such removal delivered to the Depositary, such removal to take
effect upon the appointment of a successor Depositary hereunder and its acceptance of such appointment as hereinafter provided. 
 In case
at any time the Depositary acting hereunder shall resign or be removed, the Corporation shall, within 60 days after the delivery of the notice of resignation or removal, as the case may be, appoint a successor Depositary, which shall be a bank or
trust company having its principal office in the United States of America and having a combined capital and surplus, including with its affiliates, of at least $50,000,000. If no successor Depositary shall have been so

  
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appointed and have accepted appointment within 60 days after delivery of such notice, the resigning or removed Depositary shall cease to act as Depositary hereunder and the Corporation or the
holders of Depositary Receipts may petition any court of competent jurisdiction for the appointment of a successor Depositary. Every successor Depositary shall execute and deliver to its predecessor and to the Corporation an instrument in writing
accepting its appointment hereunder that is mutually acceptable to the predecessor, the successor and the Corporation, and thereupon such successor Depositary, without any further act or deed, shall become fully vested with all the rights, powers,
duties and obligations of its predecessor and for all purposes shall be the Depositary under this Deposit Agreement, and such predecessor, upon payment of all sums due it and on the written request of the Corporation, shall promptly execute and
deliver an instrument transferring to such successor all rights and powers of such predecessor hereunder, shall duly assign, transfer and deliver all right, title and interest in the Series F Preferred Stock and any moneys or property held hereunder
to such successor, and shall deliver to such successor a list of the Record Holders of all outstanding Receipts and such records, books and other information in its possession relating thereto. Any successor Depositary shall promptly mail or
transmit by such other method approved by such successor Depositary, in its reasonable discretion, notice of its appointment to the Record Holders of Receipts. 

Any entity into or with which the Depositary may be merged, consolidated or converted shall be the successor of the Depositary without the
execution or filing of any document or any further act, and notice thereof shall not be required hereunder. Such successor Depositary may authenticate the Receipts in the name of the predecessor Depositary or its own name as successor Depositary.

 The provisions of this Section 5.4 as they apply to the Depositary apply to the Registrar, the transfer agent, the dividend
disbursing agent and the redemption agent in respect the Series F Preferred Stock, as if specifically enumerated herein. 

Section 5.5. Corporate Notices and Reports. 

The Corporation agrees that it will deliver to the Depositary, and the Depositary will, promptly after receipt thereof, transmit to the Record
Holders of Receipts, in each case at the addresses recorded in the Depositary’s books, copies of all notices and reports (including without limitation financial statements) required by law, by the rules of any national securities exchange upon
which the Series F Preferred Stock, the Depositary Shares or the Receipts are listed or by the Corporation’s Second Amended and Restated Articles of Incorporation, as amended (including the Certificate of Amendment), to be furnished to the
Record Holders of Receipts. Such transmission will be at the Corporation’s expense and the Corporation will provide the Depositary with such number of copies of such documents as the Depositary may reasonably request. In addition, the
Depositary will transmit to the Record Holders of Receipts at the Corporation’s expense such other documents as may be requested by the Corporation. 

From time-to-time and after the date hereof, the Corporation
agrees that it will perform, acknowledge and deliver or cause to be performed, acknowledged and delivered all such further and other acts, documents, instruments and assurances as may be reasonably required by

  
 -20- 

 
the Depositary for the carrying out or performing by the Depositary of the provisions of this Deposit Agreement. 

Section 5.6. Indemnification. 

The Depositary will indemnify the Corporation and hold it harmless from any loss, liability or expense actually incurred (including the
reasonable costs and expenses of defending itself) which may arise out of acts performed or omitted by the Depositary, including when such Depositary acts as Registrar, or the Depositary’s Agents in connection with this Deposit Agreement due to
its or their gross negligence, intentional misconduct, bad faith or fraud. 
 From time to time, Corporation may provide Depositary with
instructions concerning the services performed by the Depositary hereunder. In addition, at any time Depositary may apply to any authorized officer of Corporation for instruction, and may consult with legal counsel for Depositary or Corporation with
respect to any matter arising in connection with the services to be performed by the Depositary under this Agreement. Depositary and its agents and subcontractors shall not be liable and shall be indemnified by Corporation for any action taken or
omitted by Depositary in reliance upon any Corporation instructions or upon the advice or opinion of such counsel. Depositary shall not be held to have notice of any change of authority of any person, until receipt of written notice thereof from
Corporation. 
 Notwithstanding anything set forth in Section 5.3 to the contrary, the Corporation shall indemnify the Depositary, any
Depositary’s Agent and any Registrar against, and hold each of them harmless from, any loss, liability or reasonable out-of-pocket expense (including the reasonable
costs and expenses of defending itself) which may arise solely from third-party claims based directly on acts performed or omitted in connection with this Deposit Agreement and the Receipts by the Depositary, any Registrar or any of their respective
agents (including any Depositary’s Agent) and any transactions or documents contemplated hereby, except for any liability arising out of gross negligence, intentional misconduct, bad faith or fraud on the respective parts of any such person or
persons. 
 Neither party to this Agreement shall be liable to the other party for any consequential, indirect, special or incidental
damages under any provisions of this Agreement or for any consequential, indirect, punitive, special or incidental damages arising out of any act or failure to act hereunder even if that party has been advised of or has foreseen the possibility of
such damages. 
 Promptly following becoming aware of circumstances that might give rise to a claim for indemnification under this Deposit
Agreement, the Indemnified Party shall notify the Indemnifying Party of the relevant claim; provided that failure to so notify shall not affect the Indemnified Party’s right to indemnification hereunder, except to the extent the Indemnifying
Party is materially prejudiced thereby. The Indemnifying Party shall, at its own expense, be entitled to control and direct the investigation and defense of any claim, and shall have the right to settle any such claim without the consent of the
Indemnified Party; provided that such settlement (i) fully and irrevocably releases the Indemnified Party from any liability and provides no admission of wrongdoing, and (ii) does not subject the Indemnified Party to any additional

  
 -21- 

 
obligation, whether financial or otherwise. In the event that any such settlement does not meet the requirements of (i) and (ii) above, then the Indemnified Party must consent to such
settlement in writing, which consent shall not be unreasonably withheld, conditioned or delayed. The Indemnified Party shall provide reasonable assistance to the Indemnifying Party in connection with the Indemnifying Party’s defense of a claim
and may participate in the defense of a claim with counsel of its own choosing at its own cost and expense, unless the Indemnifying Party specifically authorizes the retaining of such counsel. 

The rights and obligations of the Depositary and the Corporation set forth in this Section 5.6 shall survive any termination of this
Deposit Agreement and any resignation, removal or succession of any Depositary, Registrar or Depositary’s Agent, in accordance with Section 7.2. 

Section 5.7. Fees, Charges and Expenses. 

The Corporation agrees promptly to pay the Depositary the compensation to be agreed upon with the Corporation for all services rendered by the
Depositary hereunder and to reimburse the Depositary for its reasonable out-of-pocket expenses (including reasonable counsel fees and expenses) actually incurred by the
Depositary without gross negligence, intentional misconduct or bad faith or fraud on its part (or on the part of any agent or Depositary Agent) in connection with the services rendered by it (or such agent or Depositary Agent) hereunder. Unless
otherwise provided above, the Corporation shall pay all charges of the Depositary in connection with the initial deposit of the Series F Preferred Stock and the initial issuance of the Depositary Shares, all withdrawals of shares of Series F
Preferred Stock by owners of Depositary Shares, and any redemption or exchange of the Series F Preferred Stock at the option of the Corporation. The Corporation shall pay all transfer and other taxes and governmental charges arising solely from the
existence of the depositary arrangements. All other transfer and other taxes and governmental charges shall be at the expense of Holders of Depositary Shares evidenced by Receipts. If, at the request of a Holder of Receipts, the Depositary incurs
charges or expenses for which the Corporation is not otherwise liable hereunder, such Holder will be liable for such charges and expenses; provided, however, that the Depositary may, at its sole option, require a Holder of a Receipt to prepay the
Depositary any charge or expense the Depositary has been asked to incur at the request of such Holder of Receipts. The Depositary shall present its statement for charges and expenses to the Corporation at such intervals as the Corporation and the
Depositary may agree using the Ariba invoicing system (or using such other system or means of presenting statements for charges and expenses as the Corporation and the Depositary may mutually agree from time to time hereafter). 

Section 5.8. Tax Compliance. 

The Depositary, on its own behalf and on behalf of the Corporation, will comply with all applicable certification, information reporting, and
withholding (including “backup withholding”) requirements imposed by applicable tax laws, regulations, or administrative practice with respect to (i) any payments made with respect to the Depositary Shares or (ii) the issuance,
delivery, holding, transfer, redemption, or exercise of rights under the Receipts or the Depositary Shares. Such compliance shall include, without limitation, the preparation and timely filing of required returns and the timely payment of all
amounts required to be withheld to the 

  
 -22- 

 
appropriate taxing authority or its designated agent. The Depositary shall comply with any direction received from the Corporation with respect to the application of such requirements to
particular payments or holders or in other particular circumstances and may, for purposes of this Deposit Agreement, rely on any such direction in accordance with the provisions of Section 5.3 hereof. The Depositary shall maintain all
appropriate records documenting compliance with such requirements, and shall make such records available on request to the Corporation or to its authorized representatives. 

ARTICLE VI 
 AMENDMENT
AND TERMINATION 
 Section 6.1. Amendment. 

The form of the Receipts and any provisions of this Deposit Agreement may at any time and from time to time be amended by agreement between the
Corporation and the Depositary in any respect which they may deem necessary or desirable; provided, however, that no such amendment which shall materially and adversely alter the rights of the Holders of Receipts shall be effective against the
Holders of Receipts unless such amendment shall have been approved by the Holders of Receipts representing in the aggregate at least a two-thirds majority of the Depositary Shares then outstanding. Every
Holder of an outstanding Receipt at the time any such amendment becomes effective shall be deemed, by continuing to hold such Receipt, to consent and agree to such amendment and to be bound by the Depositary Agreement as amended thereby. In no event
shall any amendment impair the right, subject to the provisions of Sections 2.5 and 2.6 and Article III, of any owner of Depositary Shares to surrender any Receipt evidencing such Depositary Shares to the Depositary with instructions to deliver to
the Holder the Series F Preferred Stock and all money and other property, if any, represented thereby, except in order to comply with mandatory provisions of applicable law or the rules and regulations of any governmental body, agency or commission,
or applicable securities exchange. As a condition precedent to the Depositary’s execution of any amendment, the Corporation shall deliver to the Depositary a certificate from a duly authorized officer of the Corporation that states that the
proposed amendment is in compliance with the terms of this Section 6.1. 
 Section 6.2. Termination. 

This Deposit Agreement may be terminated by the Corporation or the Depositary only if (i) all outstanding Depositary Shares issued
hereunder have been redeemed pursuant to Section 2.8, (ii) there shall have been made a final distribution in respect of the Series F Preferred Stock in connection with any voluntary or involuntary liquidation, dissolution or winding up of the
affairs of the Corporation and such distribution shall have been distributed to the Holders of Receipts representing Depositary Shares pursuant to Section 4.1 or 4.2, as applicable, (iii) upon the consent of Holders of Receipts
representing in the aggregate not less than two-thirds of the Depositary Shares outstanding or (iv) at any time by any party upon a material breach of a representation, covenant or term of this Deposit
Agreement by any other party which is not cured within a period not to exceed thirty (30) days after the date of written notice thereof by one of the other parties. 

  
 -23- 

 Upon the termination of this Deposit Agreement, the Corporation shall be discharged from all
obligations under this Deposit Agreement except for its obligations to the Depositary, any Depositary’s Agent and any Registrar under Sections 5.6 and 5.7 (including as to any services of the Depositary, any Depositary’s Agent and any
Registrar that are necessary following and in connection with the termination of this Deposit Agreement); provided further that Sections 5.2, 5.3, 5.6, 5.8, 7.4, 7.7 and 7.10 shall survive the termination of this Deposit Agreement and any succession
of any Depositary, Registrar or Depositary’s Agent. 
 ARTICLE VII 

MISCELLANEOUS 

Section 7.1. Counterparts. 

This Deposit Agreement may be executed in any number of counterparts, and by each of the parties hereto on separate counterparts, each of which
counterparts, when so executed and delivered, shall be deemed an original, but all such counterparts taken together shall constitute one and the same instrument. A signature to this Deposit Agreement transmitted electronically shall have the same
authority, effect, and enforceability as an original signature. 
 Section 7.2. Exclusive Benefit of Parties. 

This Deposit Agreement is for the exclusive benefit of the parties hereto (including those named as parties in Section 7.11 below), and
their respective successors hereunder, and shall not be deemed to give any legal or equitable right, remedy or claim to any other person whatsoever. 

Section 7.3. Invalidity of Provisions. 

In case any one or more of the provisions contained in this Deposit Agreement or in the Receipts should be or become invalid, illegal or
unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein or therein shall in no way be affected, prejudiced or disturbed thereby. 

Section 7.4. Notices. 

Any and all notices to be given to the Corporation hereunder or under the Receipts shall be in writing and shall be deemed to have been duly
given if personally delivered or sent by mail, overnight delivery or by telegram or facsimile transmission or electronic mail, confirmed by letter, addressed to the Corporation at 

KeyCorp 
 127 Public Square 

Cleveland, Ohio 44114 
 Attention:
Secretary and General Counsel 
 Facsimile No.: 216.689.4121 

with a copy to: 

  
 -24- 

 Attention: Deputy General Counsel 

Facsimile No.: 216.689.4121 
 or at any other
addresses of which the Corporation shall have notified the Depositary in writing. 
 Any and all notices to be given to the Depositary
hereunder or under the Receipts shall be in writing and shall be deemed to have been duly given if personally delivered or sent by mail, overnight delivery or by facsimile or electronic mail transmission confirmed by letter, addressed to the
Depositary at the Depositary’s Office at 
 Computershare Trust Company, N.A. 

250 Royall Street 
 Canton,
Massachusetts 02021 
 Attention: General Counsel 

Facsimile No.: 781.575.4210 
 or at any other
address of which the Depositary shall have notified the Corporation in writing. 
 Except as otherwise provided herein, any and all notices
to be given to any Record Holder of a Receipt hereunder or under the Receipts shall be in writing and shall be deemed to have been duly given if personally delivered or sent by mail, facsimile transmission or confirmed by letter, addressed to such
Record Holder at the address of such Record Holder as it appears on the books of the Depositary, or if such Holder shall have timely filed with the Depositary a written request that notices intended for such Holder be mailed to some other address,
at the address designated in such request. Delivery of a notice sent by mail or by facsimile transmission as provided in the previous sentence shall be deemed to be effected at the time when a duly addressed letter containing the same (or a
confirmation thereof in the case of a facsimile transmission) is deposited, postage prepaid, in a post office letter box; provided, that the Depositary or the Corporation may, however, act upon any facsimile transmission received by it from
the other or from any Holder of a Receipt, notwithstanding that such facsimile transmission shall not subsequently be confirmed by letter or as aforesaid. 

Section 7.5. Depositary’s Agents. 

The Depositary may from time to time appoint Depositary’s Agents to act in any respect for the Depositary for the purposes of this Deposit
Agreement and may at any time appoint additional Depositary’s Agents and vary or terminate the appointment of such Depositary’s Agents. The Depositary will promptly notify the Corporation of any such action. 

Section 7.6. Appointment of Registrar, Transfer Agent, Dividend Disbursing Agent and Redemption Agent in Respect of the Series F
Preferred Stock. 
 Unless otherwise set forth on the Officer’s Certificate delivered pursuant to Section 2.2 hereof, the
Corporation hereby appoints the Trust Company as registrar, transfer agent and redemption agent and Computershare as dividend disbursing agent in respect of the Series F 

  
 -25- 

 
Preferred Stock deposited with the Depositary hereunder, and the Trust Company and Computershare hereby accept such appointments. With respect to the appointments of the Trust Company as
registrar, transfer agent and redemption agent and Computershare as dividend disbursement agent in respect of the Series F Preferred Stock, the Trust Company and Computershare, in their respective capacity under such appointment, shall be entitled
to the same rights, indemnities, immunities, benefits, obligations and liabilities as the Depositary hereunder as if explicitly named in each such provision, except as specifically provided otherwise herein. 

Section 7.7. Governing Law. 

This Deposit Agreement and the Receipts of each series and all rights hereunder and thereunder and provisions hereof and thereof shall be
governed by, and construed in accordance with, the laws of the State of New York without giving effect to applicable conflicts of law principles. 

Section 7.8. Inspection of Deposit Agreement. 

Copies of this Deposit Agreement shall be filed with the Depositary and the Depositary’s Agents and shall be made available for inspection
during business hours upon reasonable notice to the Depositary by any Holder of a Receipt. 
 Section 7.9. Headings.

 The headings of articles and sections in this Deposit Agreement and in the form of the Receipt set forth in Exhibit A hereto have
been inserted for convenience only and are not to be regarded as a part of this Deposit Agreement or the Receipts or to have any bearing upon the meaning or interpretation of any provision contained herein or in the Receipts. 

Section 7.10. Confidentiality. 

The Depositary agrees that all books, records, information and data pertaining to the Corporation, including, inter alia, personal, non-public Holder information, which are exchanged or received pursuant to the negotiation or the carrying out of this Deposit Agreement, shall remain confidential, and shall not be voluntarily disclosed to any
other person by the Depositary, except as may be required by law or legal process. 
 Section 7.11. Holders of Receipts Are
Parties. 
 The Holders of Receipts from time to time shall be parties to this Deposit Agreement and shall be bound by all of the
terms and conditions hereof and of the Receipts by acceptance of delivery thereof. Each Holder of Receipts shall become a party hereto upon acceptance by such Holder of Receipt of delivery of one or more Receipts issued in accordance with the terms
hereof. 
 Section 7.12. Force Majeure. 

Notwithstanding anything to the contrary contained herein, the Depositary will not be liable for any delays or failures in performance
resulting from acts beyond its reasonable control including, without limitation, acts of God, terrorist acts, shortage of supply, breakdowns or 

  
 -26- 

 
malfunctions, interruptions or malfunction of computer facilities, or loss of data due to power failures or mechanical difficulties with information storage or retrieval systems, labor
difficulties, war, or civil unrest. 

  
 -27- 

 IN WITNESS WHEREOF, the Corporation and the Depositary have duly executed this Deposit Agreement
as of the day and year first above set forth, and each Holder of Receipts shall become a party hereto upon acceptance by such Holder of Receipt of delivery of one of more Receipts issued in accordance with the terms hereof. 

 

			
	KEYCORP
		
	By:	 	 /s/ Donald R. Kimble

	Name:	 	Donald R. Kimble
	Title:	 	Chief Financial Officer
	
	COMPUTERSHARE INC.
		
	By:	 	 /s/ Jeanine Caldwell

	Name:	 	Jeanine Caldwell
	Title:	 	VP Manager
	
	COMPUTERSHARE TRUST COMPANY, N.A.,
		
	By:	 	 /s/ Jeanine Caldwell

	Name:	 	Jeanine Caldwell
	Title:	 	VP Manager

 Signature Page to Deposit Agreement 

 EXHIBIT A 

FORM OF RECEIPT 
 Please see
attached. 

  
 A-1 

 

 
 DEPOSITARY RECRIPT FOR DEPOSITARY SHARES EACH REPSTG 1/40TH OWNERSHIP INT IN ONE SH FXD RATE PERPETUAL
NON-CUM PREFERRED STOCKK SERIES F DEPOSITARY RECRIPT FOR DEPOSITARY SHARES EACH REPSTG 1/40TH OWNERSHIP INT IN ONE SH FXD RATE PERPETUAL NON-CUM PREFERRED STOCKK SERIES
F THIS CERTIFICATE IS TRANSFERABLE IN CANTON, MA AND NEW YORK, NY Chief Financial Officer of KEYCORP, an Ohio corporation (the “Corporation”), transferable on the books of the Corporation by the holder hereof in person or by its duly
authorized attorney, upon surrender of this Certificate properly endorsed. This Certificate and the shares represented hereby are issued under and shall be subject to all of the provisions of the Articles of Incorporation of the Corporation, as now
or hereafter amended or supplemented (a copy of which Articles of Incorporation are on file with the Transfer Agent), to all of which the holder by acceptance hereof assents. This Certificate is not valid unless countersigned and registered by the
Transfer Agent and Registrar. In Witness Whereof, the Corporation has caused this Certificate to be executed on its behalf by its duly authorized officers. FULLY PAID AND NONASSESSABLE DEPOSITARY SHARES EACH REPSTG 1/40TH OWNERSHIP INT IN ONE SHARE
OF FXD RATE PERPETUAL NON-CUM PFD STK SER F, $1.00 PAR VALUE PER SHARE, Shares Certificate Number ZQ 000001 THE DEPOSITARY SHARES REPRESENTED BY THIS CERTIFICATE ARE NOT DEPOSITS OR OTHER OBLIGATIONS OF A BANK
AND ARE NOT INSURED BY THE FEDERAL DEPOSIT INSURANCE CORPORATION OR ANY OTHER GOVERNMENT AGENCY. UNLESS THIS GLOBAL CERTIFICATE IS PRESENTED BY AN AUTHORIZED REPRESENTATIVE OF THE DEPOSITORY TRUST COMPANY, A NEW YORK CORPORATION (“DTC”),
TO KEYCORP OR ITS AGENT FOR REGISTRATION OF TRANSFER, EXCHANGE, OR PAYMENT, AND ANY CERTIFICATE ISSUED IS REGISTERED IN THE NAME OF CEDE & CO. OR IN SUCH OTHER NAME AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC (AND ANY PAYMENT IS
MADE TO CEDE & CO. OR TO SUCH OTHER ENTITY AS IS REQUESTED BY AN AUTHORIZED REPRESENTATIVE OF DTC), ANY TRANSFER, PLEDGE, OR OTHER USE HEREOF FOR VALUE OR OTHERWISE BY OR TO ANY PERSON IS WRONGFUL INASMUCH AS THE REGISTERED OWNER HEREOF,
CEDE & CO., HAS AN INTEREST HEREIN. KEYCORP INCORPORATED UNDER THE LAWS OF THE STATE OF OHIO ** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander
David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr.
Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample
**** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David
Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander
David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr.
Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample
**** Mr. Alexander David Sample **** Mr. Sample **** Mr. Sample THIS CERTIFIES THAT CUSIP: 493267876 SEE REVERSE FOR IMPORTANT NOTICE ON TRANSFER RESTRICTIONS AND OTHER INFORMATION ** Mr. Alexander David Sample **** Mr. Alexander David Sample ****
Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David
Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander
David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr.
Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample
**** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David
Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander
David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Alexander David Sample **** Mr. Sample **** Mr. Sample IS THE OWNER OF DATED July 30 2018 COUNTERSIGNED AND REGISTERED: COMPUTERSHARE TRUST COMPANY, N.A.
TRANSFER AGENT AND REGISTRAR, By 

 

 
 IMPORTANT NOTICE The Corporation will furnish, without charge, within 5 days after receipt of written request therefor, to each
registered holder of securities represented by this Certificate who so requests, a copy of the Articles of Incorporation of the Corporation, setting forth the powers, designations, preferences and relative participating, optional or special rights
of each class of stock or series thereof of the Corporation and the qualifications, limitations or restrictions of such preferences and/or rights. Such request should be addressed to the Corporation or its Transfer Agent and Registrar. The following
abbreviations, when used in the inscription on the face of this certificate, shall be construed as though they were written out in full according to applicable laws or regulations: TEN COM—as tenants in common UNIF GIFT MIN ACT- Custodian TEN ENT—as tenants by the entireties (CUST) (Minor) JT TEN—as joint tenants with right of survivorship under Uniform Gifts to Minors Act and not as tenants in common (STATE) UNIF TRF MIN ACT
Custodian (until age. . . ). . . (CUST) (MINOR) under Uniform Transfers to Minors Act.(STATE) Additional abbreviations may also be used though not in the above list. For value received, hereby sell, assign and transfer unto PLEASE INSERT SOCIAL
SECURITY OR OTHER IDENTIFYING NUMBER OF ASSIGNEE (PLEASE PRINT OR TYPEWRITE NAME AND ADDRESS, INCLUDING POSTAL ZIP CODE, OF ASSIGNEE) Shares represented by this Certificate, and do hereby irrevocably constitute and appoint Attorney to transfer the
said shares on the books of the Corporation with full power of substitution in the premises. Signature(s) Guaranteed: Medallion Guarantee Stamp THE SIGNATURE(S) SHOULD BE GUARANTEED BY AN ELIGIBLE GUARANTOR INSTITUTION (Banks, Stockbrokers, Savings
and Loan Associations and Credit Unions) WITH MEMBERSHIP IN AN APPROVED SIGNATURE GUARANTEE MEDALLION PROGRAM, PURSUANT TO S.E.C. RULE 17Ad-15. Dated:20 Signature: Signature: Notice: The signature to this
assignment must correspond with the name as written upon the face of the certificate, in every particular, without alteration or enlargement, or any change whatever. 

 EXHIBIT B 

FORM OF OFFICER’S CERTIFICATE 

I, Donald R. Kimble, the Chief Financial Officer of KeyCorp (the “Corporation”), hereby certify that pursuant to the terms of
Certificate of Amendment filed with the Secretary of State of the State of Ohio on July 26, 2018 (the “Certificate of Amendment”), and pursuant to resolutions adopted at a meeting held by the Board of Directors of the Corporation (the
“Board”) on July 11, 2018, resolutions adopted at a meeting of the risk committee of the Board on July 23, 2018, and resolutions adopted by the pricing subcommittee of the risk committee of the Board on July 23, 2018 the
Corporation has established the Fixed Rate Perpetual Non-Cumulative Preferred Stock, Series F (the “Series F Preferred Stock”), $1.00 par value, with a liquidation preference of $1,000 per share,
which the Corporation desires to deposit with the Depositary for the purposes of being subject to the terms and conditions of the Deposit Agreement, dated as of July 30, 2018, by and among the Corporation, Computershare Trust Company, N.A. and
Computershare Inc., jointly as Depositary, and the holders from time to time of the depositary receipts described therein (the “Deposit Agreement”). In connection therewith, the Board or a duly authorized committee thereof has authorized
the terms and conditions with respect to the Series F Preferred Stock as described in the Certificate of Amendment attached as Annex A hereto. Any terms of the Series F Preferred Stock that are not so described in the Certificate of Amendment and
any terms of the Receipts, evidencing the Depositary Shares representing such Series F Preferred Stock that are not described in the Deposit Agreement are described below: 
  

					
	 Aggregate Number of shares of Series F Preferred Stock issued on the date hereof:
	  	 	425,000	 
	 CUSIP Number for Depositary Shares:
	  	 	493267 876	 
	 Denomination of Depositary Share per share of Series F Preferred Stock (if different than 1/40th of a share of Series F Preferred Stock):
	  	 	—  	 
	 Redemption Provisions (if different than as set forth in the Deposit Agreement):
	  	 	—  	 
	 Name of Global Receipt Depositary: Computershare Inc. and Computershare Trust Company, N.A.,
jointly
	  			
	 Name of Registrar with Respect to the Receipts (if other than Computershare Trust Company,
N.A.):
	  	 	—  	 
	 Name of Registrar, Transfer Agent and Redemption Agent with Respect to the Series F Preferred
Stock
	  			
	 (if other than Computershare Trust Company, N.A.):
	  	 	—  	 
	 Name of Dividend Disbursing Agent with Respect to the Series F Preferred Stock
	  			
	 (if other than Computershare Inc.):
	  	 	—  	 
	 Special terms and conditions:
	  	 	—  	 
	 Closing date:
	  	 	July 30, 2018	 

 All capitalized terms used but not defined herein shall have such meaning as ascribed thereto in the Deposit
Agreement. 
 Date: July 30, 2018 
  

			
	By:	 	  

		 	Name:
		 	Title:

  
 B-1Exhibit

Exhibit 10.1
TERM LOAN AGREEMENT
between
WYNN/CA PLAZA PROPERTY OWNER, LLC and  
WYNN/CA PROPERTY OWNER, LLC,
as Borrower,
THE BANKS LISTED HEREIN, 
as the Banks,
UNITED OVERSEAS BANK LIMITED, NEW YORK AGENCY, 
as Administrative Agent and Lead Arranger,
FIFTH THIRD BANK, 
as Joint Lead Arranger,
SUMITOMO MITSUI BANKING CORPORATION, 
as Joint Lead Arranger,
and
CRÉDIT AGRICOLE CORPORATE AND INVESTMENT BANK, 
as Managing Agent
July 25, 2018

v

TABLE OF CONTENTS
	
				
	 
	 
	Page
	

	ARTICLE 1 CERTAIN DEFINITIONS
	1
	

	Section 1.1
	Certain Definitions
	1
	

	Section 1.2 
	Principles of Construction
	21
	

	ARTICLE 2 LOAN TERMS
	21
	

	Section 2.1 
	The Loan
	21
	

	Section 2.2
	Interest Rate; Late Charge; Default Rate
	21
	

	Section 2.3 
	Terms of Payment
	22
	

	Section 2.4
	Security
	23
	

	Section 2.5
	Withholding Taxes; Changes In Legal Requirements; Market Disruption
	25
	

	Section 2.6
	Alternative Index
	33
	

	Section 2.7
	Financial Covenant L/C
	33
	

	Section 2.8
	Interest Rate Protection Agreement
	34
	

	Section 2.9
	Cash Management Agreement
	37
	

	Section 2.10
	Fees
	38
	

	ARTICLE 3 INSURANCE, CONDEMNATION AND IMPOUNDS
	39
	

	Section 3.1
	Insurance
	39
	

	Section 3.2
	Use and Application of Insurance Proceeds
	44
	

	Section 3.3
	Condemnation Awards
	45
	

	ARTICLE 4 ENVIRONMENTAL MATTERS
	46
	

	Section 4.1
	Representations and Warranties on Environmental Matters
	46
	

	Section 4.2
	Covenants on Environmental Matters
	46
	

	Section 4.3
	Allocation of Risks and Indemnity
	47
	

	Section 4.4
	No Waiver
	48
	

	Section 4.5
	Obligations Unsecured
	48
	

	ARTICLE 5 LEASING MATTERS
	48
	

	Section 5.1
	Representations and Warranties on Leases
	48
	

	Section 5.2
	Standard Lease Form; Approval Rights; Security Deposits
	48
	

	Section 5.3
	Covenants
	49
	

	Section 5.4
	Tenant Estoppels
	50
	

	ARTICLE 6 REPRESENTATIONS AND WARRANTIES
	50
	

	Section 6.1 
	Organization and Power
	50
	

	Section 6.2
	Validity of Loan Documents
	50
	

	Section 6.3
	Liabilities; Litigation; Bankruptcy
	50
	

	Section 6.4
	Taxes and Assessments
	51
	

	Section 6.5
	Other Agreements; Defaults
	51
	

	Section 6.6
	Compliance with Legal Requirements
	52
	

	Section 6.7
	Location of Borrower
	52
	

	Section 6.8
	ERISA
	52
	

	Section 6.9
	Margin Stock
	53
	

	Section 6.10
	Tax Filings
	53
	

i

	
				
	Section 6.11
	Solvency
	53
	

	Section 6.12
	Full and Accurate Disclosure
	53
	

	Section 6.13
	Single Purpose Entity
	53
	

	Section 6.14
	Property Specific Representations
	54
	

	Section 6.15
	Taxpayer I.D. Number
	54
	

	Section 6.16
	Organization I.D. Number
	54
	

	Section 6.17
	Legal Name
	54
	

	Section 6.18
	Use of Proceeds
	54
	

	ARTICLE 7 FINANCIAL REPORTING
	54
	

	Section 7.1
	Financial Statements
	54
	

	Section 7.2
	Accounting Principles
	55
	

	Section 7.3
	Other Information
	55
	

	Section 7.4
	Annual Budget
	55
	

	Section 7.5
	Audits and Records
	55
	

	Section 7.6
	Annual Ownership Report
	56
	

	Section 7.7
	Electronic Submissions
	56
	

	ARTICLE 8 COVENANTS
	56
	

	Section 8.1
	Due on Sale and Encumbrance; Transfers of Interests
	56
	

	Section 8.2
	Taxes; Charges
	57
	

	Section 8.3
	Project Management
	58
	

	Section 8.4
	Operation; Maintenance; Inspection; Alterations
	58
	

	Section 8.5
	Taxes on Security
	59
	

	Section 8.6
	Legal Existence; Name; Organizational Documents
	59
	

	Section 8.7
	Affiliate Transactions
	59
	

	Section 8.8
	Limitation on Other Debt
	60
	

	Section 8.9
	Further Assurances
	60
	

	Section 8.10
	Estoppel Certificates
	60
	

	Section 8.11
	Notice of Certain Events
	60
	

	Section 8.12
	Indemnification
	60
	

	Section 8.13
	Compliance with Legal Requirements
	61
	

	Section 8.14
	Single Purpose Covenants
	61
	

	Section 8.15
	Cooperation
	64
	

	Section 8.16
	Interest Coverage Ratio
	65
	

	Section 8.17
	Debt Yield
	65
	

	Section 8.18
	Financial Covenants 
	65
	

	Section 8.19
	[Reserved]
	65
	

	Section 8.20
	Accounts
	66
	

	Section 8.21
	ERISA
	66
	

	Section 8.22
	Cross-Default; Cross-Collateralization; Waiver of Marshalling of Assets
	66
	

	Section 8.23
	No Cash Distributions
	67
	

	ARTICLE 9 EVENTS OF DEFAULT
	67
	

	Section 9.1
	Payments
	67
	

	Section 9.2
	Insurance
	68
	

ii

	
				
	Section 9.3
	Sale, Encumbrance, Etc
	68
	

	Section 9.4
	Covenants
	68
	

	Section 9.5
	Representations and Warranties
	68
	

	Section 9.6
	Single Purpose Entity
	68
	

	Section 9.7
	Involuntary Bankruptcy or Other Proceeding
	69
	

	Section 9.8
	Voluntary Petitions, Etc
	69
	

	Section 9.9
	Misapplication or Misappropriation of Funds
	69
	

	Section 9.10
	Anti-Terrorism and Anti-Money Laundering
	69
	

	Section 9.11
	Other Loan Documents
	69
	

	Section 9.12
	Invalidity of Loan Documents
	69
	

	Section 9.13
	Default under REAs
	69
	

	Section 9.14
	Termination of REAs
	69
	

	Section 9.15
	ERISA
	69
	

	ARTICLE 10 REMEDIES
	70
	

	Section 10.1
	Remedies - Insolvency Events
	70
	

	Section 10.2
	Remedies - Other Events
	70
	

	Section 10.3
	Agent's Right to Perform the Obligations
	70
	

	Section 10.4
	Guarantor Cure Right
	71
	

	ARTICLE 11 MISCELLANEOUS
	72
	

	Section 11.1
	Notices
	72
	

	Section 11.2
	Amendments and Waivers
	73
	

	Section 11.3
	Limitation on Interest
	74
	

	Section 11.4
	Invalid Provisions
	74
	

	Section 11.5
	Reimbursement of Expenses 
	75
	

	Section 11.6
	Approvals; Third Parties; Conditions
	75
	

	Section 11.7
	Agent Not in Control; No Partnership
	75
	

	Section 11.8
	Time of the Essence
	76
	

	Section 11.9
	Successors and Assigns
	76
	

	Section 11.10
	Renewal, Extension or Rearrangement 
	76
	

	Section 11.11
	Waivers
	76
	

	Section 11.12
	Cumulative Rights
	77
	

	Section 11.13
	Singular and Plural
	77
	

	Section 11.14
	Phrases
	77
	

	Section 11.15
	Exhibits and Schedules
	77
	

	Section 11.16
	Titles of Articles, Sections and Subsections
	77
	

	Section 11.17
	Agent's and the Banks' Promotional Material 
	77
	

	Section 11.18
	Survival
	77
	

	Section 11.19
	Waiver of Jury Trial
	78
	

	Section 11.20
	Waiver of Punitive or Consequential Damages
	78
	

	Section 11.21
	Governing Law/Jurisdiction
	78
	

	Section 11.22
	Entire Agreement
	79
	

	Section 11.23
	Counterparts
	79
	

	Section 11.24
	Nature of Obligations of Banks
	79
	

iii

	
				
	Section 11.25
	Waiver of Set-Off
	79
	

	Section 11.26
	Confidentiality 
	79
	

	Section 11.27
	Construction
	79
	

	Section 11.28
	Use of Websites
	80
	

	Section 11.29
	Language
	80
	

	Section 11.30
	Acknowledgement and Consent to Bail-In of EEA Financial Institutions
	80
	

	Section 11.31
	Joint and Several Liability
	81
	

	Section 11.32
	Compliance with Gaming Laws
	81
	

	ARTICLE 12 LIMITATIONS ON LIABILITY
	82
	

	Section 12.1
	Limitation on Liability
	82
	

	Section 12.2
	Limitation on Liability of Agent, the Banks and their Officers, Employees, Etc.
	83
	

	Section 12.3
	Claims Against Agent and/or the Banks
	83
	

	ARTICLE 13 THE AGENT
	84
	

	Section 13.1
	Appointment and Authorization
	84
	

	Section 13.2
	Reliance on Agent
	85
	

	Section 13.3
	Powers
	85
	

	Section 13.4
	Consents and Approval
	86
	

	Section 13.5
	Rights as a Bank
	89
	

	Section 13.6
	Employment of Agents and Advisors
	89
	

	Section 13.7
	Reimbursement and Indemnification
	90
	

	Section 13.8
	Documents
	90
	

	Section 13.9
	No Responsibility for Loan, Recitals, Etc. 
	91
	

	Section 13.10
	No Representations; Banks' Credit Decisions
	91
	

	Section 13.11
	Successor Agents
	92
	

	Section 13.12
	Pro Rata Treatment 
	93
	

	Section 13.13
	Sharing of Payments
	93
	

	Section 13.14
	Non-Receipt of Funds by Agent
	94
	

	Section 13.15
	Payments Received
	94
	

	Section 13.16
	Borrower Default 
	94
	

	Section 13.17
	Agency Provisions Relating to Collateral
	95
	

	Section 13.18
	Rights and Remedies Against a Defaulting Bank
	96
	

	Section 13.19
	No Relation
	98
	

	Section 13.20
	Amendments Affecting Agent as Agent
	98
	

	Section 13.21
	No Third-Party Beneficiary
	98
	

	ARTICLE 14 ANTI-TERRORISM AND ANTI-MONEY LAUNDERING PROVISIONS
	99
	

	Section 14.1
	Embargoed Persons
	99
	

	Section 14.2
	Patriot Act; OFAC
	99
	

	Section 14.3
	Restricted Persons
	100
	

	Section 14.4
	Certain Transfers
	100
	

	ARTICLE 15 ASSIGNMENT AND PARTICIPATION
	101
	

	Section 15.1
	Assignments
	101
	

	Section 15.2
	Participations
	102
	

	Section 15.3
	Cooperation
	103
	

iv

	
				
	Section 15.4
	Federal Reserve Bank or Other National Equivalent 
	103
	

	Section 15.5
	Agent's Register
	103
	

	Section 15.6
	[Reserved]
	103
	

	Section 15.7
	Prohibition of Assignments by Borrower
	103
	

	Section 15.8
	Severance
	103
	

v

EXHIBITS AND SCHEDULES
	
			
	EXHIBIT A
	—
	Legal Description of Project

	 
	 
	 

	EXHIBIT B
	—
	Form of Cash Management Agreement

	 
	 
	 

	EXHIBIT C
	—
	Form of Tenant Direction Letter

	 
	 
	 

	EXHIBITS D-1, D-2, D-3, D-4
	—
	U.S. Tax Compliance Certificates

	 
	 
	 

	EXHIBIT E
	—
	Form of Collateral Assignment of Interest

	 
	 
	Rate Protection Agreement

	 
	 
	 

	EXHIBIT F
	—
	Form of Assignment and Acceptance Agreement

	 
	 
	 

	EXHIBIT G
	—
	Form of Confidentiality Agreement

	 
	 
	 

	SCHEDULE 1.1
	—
	Approved Lenders

	 
	 
	 

	SCHEDULE 2.1
	—
	Excluded Transferees

	 
	 
	 

	SCHEDULE 2.2
	—
	LIBOR Provisions

	 
	 
	 

	SCHEDULE 5.1(a)
	—
	Leasing Matters

	 
	 
	 

	SCHEDULE 5.1(b)
	—
	Rent Roll

	 
	 
	 

	SCHEDULE 6.1(a)
	—
	States of Organization

	 
	 
	 

	SCHEDULE 6.1(b)
	—
	Borrower's Organizational Chart

	 
	 
	 

	SCHEDULE 6.3
	—
	Liabilities; Litigation

	 
	 
	 

	 
	 
	 

vi

TERM LOAN AGREEMENT
This Term Loan Agreement (this “Agreement”) is entered into as of July 25, 2018 between WYNN/CA PLAZA PROPERTY OWNER, LLC, a Nevada limited liability company (“Plaza Owner”), and WYNN/CA PROPERTY OWNER, LLC,  a Nevada limited liability company (“Esplanade Owner”) (each individually and collectively, as the context requires, “Borrower”), the BANKS listed on the signature pages and any successor or assign thereof (individually, a “Bank” and collectively, the “Banks”), and UNITED OVERSEAS BANK LIMITED, NEW YORK AGENCY, as agent for the Banks (“Agent”).
W I T N E S S E T H:
WHEREAS, Borrower desires to obtain the Loan from the Banks.
WHEREAS, each Bank severally is willing to make the Loan to Borrower subject to and in accordance with the conditions and terms of this Agreement and the other Loan Documents.
NOW, THEREFORE, in consideration of the covenants set forth in this Agreement, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the parties hereto, the parties hereto hereby agree as follows:
ARTICLE  1 
 
CERTAIN DEFINITIONS
Section 1.1    Certain Definitions.  As used herein, the following terms have the meanings indicated:
“A/B Notes” has the meaning assigned in Section 15.8.
“Acceptable Counterparty” means a financial institution acceptable to Agent with a (a) long term issuer credit rating of at least BBB+ from S&P or (b) senior unsecured debt rating of at least Baa1 from Moody’s, and, solely at the time of entering into an Interest Rate Protection Agreement but not thereafter, not be on credit watch for a downgrading.
“Act” has the meaning assigned in Section 8.14(a).
“Accounts” means a debt service account (the “Debt Service Account”), an operating expense account (the “Operating Expense Account”), and an excess cash account (the “Excess Cash Account”), each as defined in the Cash Management Agreement, and the Operating Account.
“Affiliate” means with respect to any specified Person, any other Person controlled by, controlling or under common control with such specified Person.
“Agent” has the meaning assigned in the Preamble, and its successors and assigns.

“Agent’s Register” has the meaning assigned in Section 15.5.
“Agreement” means this Term Loan Agreement, as originally executed by Borrower, Agent and the Banks, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Alternative Index” means a published index, which the parties hereto acknowledge and agree may be an index that does not yet exist and/or is not commonly being used as of the date hereof, that Agent determines (i) is then-currently used in making determinations of the interest rate for variable rate commercial loans, (ii) is commonly accepted by market participants in portfolio commercial mortgage loans, and (iii) is publicly recognized by ISDA as an alternative to the Fixed LIBO Rate and for which ISDA has approved a hedge agreement or an amendment to hedge agreements, generally providing such published index as a standard alternative to the Fixed LIBO Rate; provided that such index shall be chosen and applied by Agent in consultation with Borrower and the Banks and in a manner consistent with then-prevailing market practice.  In no event shall the Alternative Index be less than the Cost of Funds.
“Alternative Index Rate” means, as of any date of determination during any period for which the Interest Rate is calculated with reference to the Alternative Index pursuant to Section 2.6, the sum of the Alternative Index and the Alternative Index Rate Spread.  In no event shall the Alternative Index Rate be less than Cost of Funds plus the Spread.
“Alternative Index Rate Spread” means, in connection with the conversion of the Loan from (1) a LIBO Rate loan to an Alternative Index Rate loan, the difference (expressed as the number of basis points and which may be negative) between (a) the interest rate in respect of the Loan (which, for the avoidance of doubt, includes the Spread), determined by taking the average interest rate from the six (6) most recent Interest Periods for which Fixed LIBO Rate was last applicable to the Loan, and (b) the Alternative Index on the last Rollover Date for which Fixed LIBO Rate was determined with respect to the Loan or (2) a Disruption Rate loan to an Alternative Index Rate loan, the difference (expressed as the number of basis points and which may be negative) between (a) the interest rate in respect of the Loan (which, for the avoidance of doubt, includes the spread over the Prime Rate set forth in Section 2.5(e)), determined by taking the average interest rate from the six (6) most recent Interest Periods for which the Disruption Rate was last applicable to the Loan, and (b) the Alternative Index on the date that the Disruption Rate was last applicable to the Loan.
“Appraisal” means an as-is appraisal of the Project prepared by an Appraiser, which appraisal must comply in all respects with the standards for real estate appraisal established pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989, as amended, and otherwise in form and substance satisfactory to Agent. 
“Appraiser” shall mean Avison Young or any other “state certified general appraiser” as such term is defined and construed under applicable regulations and guidelines issued pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989, as amended, which appraiser must have been licensed and certified by the applicable Governmental Authority having jurisdiction in the State, and which appraiser shall have been selected by Agent.

2

“Approved Lease” means any Lease in effect as of the date hereof and/or any other Lease approved in writing by Agent or entered into after the date which does not require the Agent’s approval pursuant to the terms of this Agreement.
“Approved Lenders” means the prospective lenders listed on Schedule 1.1.
“Assignee” has the meaning assigned in Section 15.1.
“Assignment” has the meaning assigned in Section 15.1.
“Assignment of Rents and Leases” means the Assignment of Rents and Leases dated as of the date hereof, as originally executed by Borrower in favor of Agent for the ratable benefit of the Banks, and pertaining to leases of space in the Project, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Bail-In Action” means the exercise of any Write-Down and Conversion Powers by the applicable EEA Resolution Authority in respect of any liability of an EEA Financial Institution.
“Bail-In Legislation” means, with respect to any EEA Member Country implementing Article 55 of Directive 2014/59/EU of the European Parliament and of the Council of the European Union, the implementing law for such EEA Member Country from time to time which is described in the EU Bail-In Legislation Schedule.
“Banks” has the meaning assigned in the Preamble.
“Bank/AA Exposure” has the meaning assigned in Section 14.1.
“Bankruptcy Code” means the Federal Bankruptcy Code of 1978, as amended from time to time.
“Bankruptcy Party” has the meaning assigned in Section 9.7.
“Base LIBO Rate” has the meaning assigned in Schedule 2.2(1)(a).
“Borrower” has the meaning assigned in the Preamble.
“Borrower Party” means any Guarantor and any sole member of any Borrower.
“Business Day” means every day of the week (other than a Saturday or Sunday or days which commercial national banks are not authorized or required to close in New York City) and, additionally, (i) whenever such day relates to the determination of the Fixed LIBO Rate, any such day on which Dollar deposits are also carried out in the London interbank market and banks are also open for business in London, England and (ii) whenever such day relates to an obligation of Agent and/or the Banks, and the giving and receiving by Agent and/or the Banks of prepayment or extension notices, when banks are also open for business in New York, New York.

3

“Cash Management Account” has the meaning assigned in Cash Management Agreement.
“Cash Management Agreement” means that certain Cash Management Agreement, to be executed (which Borrower covenants to do) promptly following a Cash Sweep Trigger by Borrower, Agent and Cash Management Bank, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time, in the form of Exhibit B with such changes thereto as Cash Management Bank shall reasonably request. 
“Cash Management Bank” means Fifth Third Bank, N.A. or another bank acceptable to Agent.
“Cash Sweep Cure Event” has the meaning assigned in Section 2.9(b).
“Cash Sweep Debt Yield” means a Debt Yield of not less than (i) prior to and including January 2, 2020, seven percent (7.0%), (ii) after January 2, 2020 through and including July 1, 2021, seven and seventy-five one-hundredths percent (7.75%) and (iii) after July 1, 2021, eight and five tenths percent (8.5%).
“Cash Sweep Interest Coverage Ratio” means an Interest Coverage Ratio of not less than 1.50:1.0.
“Cash Sweep Period” means a period of time beginning on the date of a Cash Sweep Trigger and continuing until the date of a Cash Sweep Cure Event.
“Cash Sweep Trigger” has the meaning assigned in Section 2.9(a).
“Change” has the meaning assigned in Section 2.5(f).
“Code” means the Internal Revenue Code of 1986, as amended, reformed or otherwise modified from time to time, and the regulations promulgated thereunder from time to time.
“Collateral Assignment” means that certain Collateral Assignment dated as of the date hereof, as originally executed by Borrower in favor of Agent for the ratable benefit of the Banks, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Collateral Assignment of Interest Rate Protection Agreement” means that certain Collateral Assignment of Interest Rate Protection Agreement dated as of the date hereof, as originally executed by Borrower in favor of Agent for the ratable benefit of the Banks, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time, with respect to any Third-Party Interest Rate Protection Agreement.
“Commitment” means with respect to each Bank, the amount set forth opposite the name of such Bank on the signature pages hereof or in any subsequent amendment hereof or in any assignment and assumption agreement related hereto.

4

“Connection Income Taxes” means Other Connection Taxes that are imposed on or measured by net income (however denominated) or that are franchise Taxes or branch profits Taxes.
“control” or “controlled” means the possession, directly or indirectly, of the power to direct or cause the direction of the day-to-day management and policies of an entity through the ownership of voting securities or equity interests, by contract or otherwise.
“Controlled Group” means all members of a controlled group of corporations and all trades or businesses (whether or not incorporated) under common control which, together with any Loan Party or any of their respective Subsidiaries or Affiliates (as applicable), are treated as a single employer under Section 414(b) or (c) of the Code, and any organization which is required to be treated as a single employer with any Loan Party under Sections 414(m) or 414(o) of the Code.
“Cost of Funds” means for the given interest period, the interest rate determined by the Agent (i) by requesting the principal London office of any four (4) major reference banks in the London interbank market selected by Agent to provide such banks’ offered quotation (expressed as a percentage per annum) to prime banks in the London interbank market for deposits in U.S. dollars for a one month period as of 11:00 a.m., London time, two (2) Working Days prior to the interest period for the amounts for a comparable loan at the time of such calculation and, if at least two (2) such offered quotations are so provided, Costs of Funds shall be the arithmetic mean of such quotations, and (ii) if fewer than two (2) such quotations in clause (i) are so provided, Agent shall request any three (3) major banks in New York City selected by Agent to provide such banks’ rate (expressed as a percentage per annum) for loans in U.S. dollars to leading European banks for a one month period as of approximately 11:00 a.m., New York City time two (2) Working Days to the interest period for the amounts for a comparable loan at the time of such calculation and, if at least two (2) such rates are so provided, Costs of Funds shall be the arithmetic mean of such rates and, if at fewer than two (2) such quotations in clause (ii) are so provided, Cost of Funds shall be the Federal Funds Effective Rate plus ten (10) basis points.  Costs of Funds shall be determined pursuant to the foregoing conclusively by Agent, absent manifest error.
“Creditors’ Rights Law” shall mean with respect to any Person any existing or future law of any state or Federal jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship, arrangement, adjustment, winding‐up, liquidation, dissolution, assignment for the benefit of creditors, composition or other relief with respect to its debts or debtors.
“Crown Guarantor” means initially, individually and collectively, as the context requires, Crown Retail Services, LLC, a New York limited liability company and PPF Retail, LLC, a Delaware limited liability company.
“Debt” means, for any Person, without duplication:  (1) all indebtedness of such Person for borrowed money, for amounts drawn under a letter of credit, or for the deferred purchase price of property for which such Person or its assets is liable, (1) all unfunded amounts under a loan agreement, letter of credit, or other credit facility for which such Person would be liable, if such amounts were advanced under the credit facility, (1) all amounts required to be paid by such Person as a guaranteed payment to partners or a preferred or special dividend, including any mandatory redemption of shares or interests, (1) all indebtedness guaranteed by such Person, directly or 

5

indirectly, and (1) all obligations of such Person under interest rate swaps, caps, floors, collars and other interest hedge agreements, in each case whether such Person is liable contingently or otherwise, as obligor, guarantor or otherwise, or in respect of which obligations such Person otherwise assures a creditor against loss.
“Debt Service” means the aggregate interest and scheduled principal on the Loan for the period of time for which calculated.
“Debt Yield” means, as of any date, the ratio of (a) Net Operating Income for the immediately following twelve (12)-month period to (b) the Principal Balance. For purposes of determining the Debt Yield, Net Operating Income will be adjusted as follows, (i) Operating Revenues will include (A) forward looking annualized revenue based on executed leases including annualized base rent and common area maintenance charges (including base rent and common area maintenance charge steps becoming effective in the next twelve (12) months) and (B) all percentage rent actually paid during the preceding twelve (12)-month period under Leases included under (A) above, and any other operating income actually received during the preceding twelve (12)-month period (in each case excluding amounts representing non-recurring items), and (ii) Operating Expenses will be limited to actual operating expenses paid by Borrower (as distinguished from those payable by the hotel owner under any reciprocal easement agreement affecting the Project) during the preceding twelve (12)-month period. 
“Deed of Trust” means the Deed of Trust, Assignment of Rents and Leases, Security Agreement and Fixture Filing dated as of the date hereof, as originally executed by Borrower in favor of _____________ for the benefit of Agent for the ratable benefit of the Banks, covering and creating a first lien on the Project, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Default Rate” means the lesser of (a) the maximum rate of interest allowed by applicable Legal Requirements, and (b) five percent (5%) per annum in excess of the LIBO Rate or Disruption Rate, as applicable (or, following the LIBOR Termination Date, the Alternative Index Rate or Disruption Rate, as applicable).
“Defaulted Amount” has the meaning assigned in Section 13.18.
“Defaulting Bank” means, subject to Section 13.18(b) or (d), any Bank that has a prospective funding obligation hereunder and (a) has failed to (i) fund all or any portion of its Commitment within two (2) Business Days after the date such Commitment was required to be funded hereunder unless such Bank notifies Agent and Borrower in writing that such failure is the result of such Bank’s determination that one or more conditions precedent to funding (each of which conditions precedent, together with any applicable default, shall be specifically identified in such writing) has not been satisfied, or (ii) pay to Agent or any other Bank any other amount required to be paid by it hereunder within two (2) Business Days after the date when due, (b) has notified Borrower or Agent in writing that it does not intend to comply with its funding obligations hereunder, or has made a public statement to that effect (unless such writing or public statement relates to such Bank’s obligation to fund its Commitment hereunder and states that such position is based on such Bank’s determination that a condition precedent to funding (which condition precedent, together 

6

with any applicable default, shall be specifically identified in such writing or public statement) cannot be satisfied), (c) has failed, within three (3) Business Days after request by Agent or Borrower, to confirm in writing to Agent and Borrower that it will comply with its prospective funding obligations hereunder (provided that such Bank shall cease to be a Defaulting Bank pursuant to this clause (c) upon receipt of such confirmation by Agent and Borrower), or (d) has, or has a direct or indirect parent company that has, (i) become the subject of a proceeding under any Creditors’ Rights Law, (ii) had appointed for it a receiver, custodian, conservator, trustee, administrator, assignee for the benefit of creditors or similar Person charged with reorganization or liquidation of its business or assets, including the FDIC or any other state or federal regulatory authority acting in such a capacity, or (iii) become the subject of a Bail-in Action; provided that a Bank shall not be a Defaulting Bank solely by virtue of the ownership or acquisition of any equity interest in that Bank or any direct or indirect parent company thereof by a Governmental Authority so long as such ownership interest does not result in or provide such Bank with immunity from the jurisdiction of courts within the U.S. or from the enforcement of judgments or writs of attachment on its assets or permit such Bank (or such Governmental Authority) to reject, repudiate, disavow or disaffirm any contracts or agreements made with such Bank.  Any determination by Agent that a Bank is a Defaulting Bank under any one or more of clauses (a) through (d) above shall be conclusive and binding absent manifest error, and such Bank shall be deemed to be a Defaulting Bank (subject to Section 13.18(b) or (d)) upon delivery of notice of such determination to Borrower and each Bank.
“Defaulting Bank Purchase Price” has the meaning assigned in Section 13.18.
“Depositary Bank” means Fifth Third Bank, N.A. and its successors and assigns.
“Disruption Rate” has the meaning assigned in Section 2.5(e).
“Dodd-Frank” means the Dodd-Frank Wall Street Reform and Consumer Protection Act, as amended, modified, replaced and/or supplemented from time to time, and any orders, rules, regulations, rulings, authorizations, determinations, guidelines, directives and/or any other requirements and/or provisions issued under such Act, existing now or in the future.
“EEA Financial Institution” means (a) any credit institution or investment firm established in any EEA Member Country which is subject to the supervision of an EEA Resolution Authority, (b) any entity established in an EEA Member Country which is a parent of an institution described in clause (a) of this definition, or (c) any financial institution established in an EEA Member Country which is a subsidiary of an institution described in clauses (a) or (b) of this definition and is subject to consolidated supervision with its parent.
“EEA Member Country” means any of the member states of the European Union, Iceland, Liechtenstein, and Norway.
“EEA Resolution Authority” means any public administrative authority or any person entrusted with public administrative authority of any EEA Member Country (including any delegee) having responsibility for the resolution of any EEA Financial Institution.
“Embargoed Person” has the meaning assigned in Section 14.1.

7

“Employee Benefit Plan”  means any employee benefit plan within the meaning of Section 3(3) of ERISA or other plan established or maintained, or to which contributions have been made, by any Loan Party.
“Environmental Laws” means any Legal Requirement governing health, safety, industrial hygiene, the environment or natural resources, or Hazardous Materials, including, without limitation, such Legal Requirements governing or regulating the use, generation, storage, removal, recovery, treatment, handling, transport, disposal, control, discharge of, or exposure to, Hazardous Materials.
“ERISA” means the Employee Retirement Income Security Act of 1974, as amended, modified, replaced and/or supplemented from time to time, and any current or future regulations thereunder.
“Esplanade Owner” has the meaning assigned in the Preamble, and its successors and assigns.
“Esplanade Project” means the real property interests described on Exhibit A-1, and all related facilities, amenities, fixtures, and personal property owned by Borrower.
“Esplanade REA” means the Declaration of Covenants and Easements, dated as of December 21, 2016, affecting the Esplanade Project and recorded as Instrument Number 20161221-0003705 in the Office of the County Recorder of Clark County, Nevada, as amended by the First Amendment to the Declaration of Covenants and Easements, dated as of October 2, 2017 and recorded as Instrument Number 20171003-0000452 in the Office of the County Recorder of Clark County, Nevada, as further amended by the Second Amendment to the Declaration of Covenants and Easements, dated as of November 17, 2017 and recorded as Instrument Number 20171117-0000854 in the Office of the County Recorder of Clark County, Nevada.
“EU Bail-In Legislation Schedule” means the EU Bail-In Legislation Schedule published by the Loan Market Association (or any successor Person), as in effect from time to time.
“European Union” means, at any time, those countries at such time members of the political and economic union known as the “European Union”.
“Event of Default” has the meaning assigned in Article 9.
“Excess Cash Account” has the meaning assigned in the Cash Management Agreement
“Excluded Taxes” means (a) income or franchise Taxes imposed on (or measured by) such recipient’s net income (however denominated), or any branch profits or similar Taxes, in each case (i) imposed by the U.S., or by the jurisdiction under the laws of which such recipient is organized or in which its principal office or applicable lending office is located or (ii) that are Other Connection Taxes; (b) in the case of a Bank, any U.S. federal Withholding Tax (including any U.S. federal back-up Withholding Tax) that is imposed on amounts payable to such Bank pursuant to a law in effect at the time such Bank becomes a party to this Agreement (other than pursuant to an assignment request by Borrower under Section 2.5(h)(i)) or designates a new lending office, except to the extent 

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that such Bank (or its assignor, if any) was entitled, at the time of designation (or assignment), to receive additional amounts from Borrower with respect to such Withholding Tax pursuant to Section 2.5(c); (c) Taxes attributable to such Recipient’s failure to comply with Section 2.5(a); and (d) any Taxes imposed under FATCA.
“Excluded Transferees” means the Persons identified on Schedule 2.1 hereto, and such Person’s respective Affiliates or subsidiaries.
“Executive Order” means Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism, as amended, modified, replaced and/or supplemented from time to time.
“FATCA” means Sections 1471 through 1474 of the Code, as in effect on the date of this Agreement (or any amended or successor version that is substantively comparable and not materially more onerous to comply with), any current or future regulations or official interpretations thereof, any applicable intergovernmental agreement in connection with the foregoing (together with any Legal Requirements implementing such agreement) or any agreement entered into pursuant to Section 1471(b)(1) of the Code.
“FDIC” means the Federal Deposit Insurance Corporation or any successor agency. 
“Federal Funds Effective Rate” means, for any day, the rate calculated by the NYFRB based on such day’s federal funds transactions by depositary institutions (as determined in such manner as the NYFRB shall set forth on its public website from time to time) and published by the NYFRB as the federal funds effective rate; provided that, if the Federal Funds Effective Rate shall be less than zero, such rate shall be deemed to be zero for purposes of this Agreement.
“Fee Agreement” means that certain Fee Agreement dated as of the date hereof, as originally executed by Agent and Borrower, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Financial Covenant” has the meaning assigned in Section 8.18.
“Financial Covenant L/C” has the meaning assigned in Section 2.7.
 “Fixed LIBO Rate” has the meaning assigned in Schedule 2.2(1)(b).
 “Flood Laws” has the meaning assigned in Section 13.10(d).
“GAAP” means the generally accepted accounting principles, consistently applied, set forth in the opinions and pronouncements of the Accounting Principles Board and the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board (or agencies with similar functions of comparable stature and authority within accounting profession), or in such other statements by such entity as may be in general use by significant segments of the U.S.  accounting profession, to the extent such principles apply to partnerships, corporations or limited liability companies, as applicable.

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“Governmental Authority(ies)” means any court, legislature, council, agency, authority, board (including, without limitation, environmental protection, planning and zoning), bureau, commission, department, office or instrumentality of any nature whatsoever of any governmental or quasi-governmental unit, or any governmental, public or quasi-public authority, of any foreign, domestic, federal, state, county, city, borough, municipal government or other political subdivision of any of the foregoing, or any official thereof, whether now or hereafter in existence.
“Guarantor” means initially, individually and collectively, as the context requires, Crown Guarantor and/or Wynn Guarantor, together with any Replacement Guarantor that replaces Crown Guarantor or Wynn Guarantor as permitted in this Agreement.  In the event that any Guarantor or Replacement Guarantor is replaced by any Replacement Guarantor, then the term “Guarantor”, as used in this Agreement, shall exclude the replaced Guarantor(s). 
“Hazardous Material(s)” means (i) any and all substances, materials, wastes or mixtures which are or shall be listed, defined, or otherwise determined by any Governmental Authority to be hazardous, toxic or otherwise regulated, affected, controlled or which may give rise to liability or a standard of conduct under any Environmental Laws, including any substance identified under any Environmental Law based upon their harmful or deleterious properties as a pollutant, contaminant, hazardous waste, hazardous constituent, special waste, hazardous substance, hazardous material or toxic substance, or petroleum or petroleum-derived substance or waste; (ii) asbestos or asbestos-containing materials; (iii) polychlorinated biphenyls (PCBs) and compounds containing them; (iv) radon gas; (v) laboratory wastes; (vi) experimental products, including genetically engineered microbes and other recombinant DNA products; (vii) petroleum, crude oil, natural gas, natural gas liquid, liquefied natural gas, other petroleum or chemical products, whether liquid, solid or gaseous form, or synthetic gas useable as fuel; (viii) “source,” “special nuclear” and “by-product” material, as defined in the Atomic Energy Act of 1954, 42 U.S.C. § 3011 et seq., as amended from time to time; (ix) explosives, radioactive or flammable materials; (x) underground or above-ground storage tanks, whether empty or containing any substance; (xi) indoor air contaminants, mold, fungi, toxins, irritants and other allergens and microbial matter; and (xii) lead and lead-based paint.
“Hedging Breakage Costs” shall mean any loss, cost or expense payable by Borrower to the applicable counterparty under any Lender Interest Rate Protection Agreement as a result of the early termination of an Lender Interest Rate Protection Agreement by reason of a prepayment or acceleration of the Loan as specified in and as determined by such counterparty in its discretion (and which shall be binding absent manifest error) in accordance with such Lender Interest Rate Protection Agreement.
“Indemnified Taxes” means (a) Taxes, other than Excluded Taxes, imposed on or with respect to any payment made by or on account of any obligation of Borrower under any Loan Document and (b) to the extent not otherwise described in (a), Other Taxes.
“Indemnity Agreement” means that certain Hazardous Materials Indemnity Agreement dated as of the date hereof, as originally executed by Wynn Guarantor and Borrower, as indemnitors, to and in favor of Agent for the ratable benefit of the Banks, as the same may be supplemented, 

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amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Independent Manager” of any corporation or limited liability company shall mean an individual serving as an independent manager at the time of appointment who is provided by CT Corporation, Corporation Service Company, National Registered Agents, Inc., Wilmington Trust Company, Stewart Management Company, Lord Securities Corporation or, if none of those companies is then providing professional independent managers, another nationally recognized company reasonably approved by Agent, that is not an Affiliate of such corporation or limited liability company and that provides professional independent managers and other corporate services in the ordinary course of its business, and which individual is duly appointed as a member of the board of directors or board of managers of such corporation or limited liability company and is not, and has never been, and will not while serving as independent manager be:
(a)    a member (other than an independent, non-economic “springing” member), partner, equityholder, manager, director, officer or employee of such corporation or limited liability company, or any of its respective equityholders or Affiliates (other than as an independent manager of an Affiliate of such corporation or limited liability company that is not in the direct chain of ownership of such corporation or limited liability company and that is required by a creditor to be a single purpose bankruptcy remote entity, provided that such independent manager is employed by a company that routinely provides professional independent managers in the ordinary course of business);
(b)    a customer, creditor, supplier or service provider (including provider of professional services) to such corporation or limited liability company or any of its respective equityholders or Affiliates (other than a nationally recognized company that routinely provides professional independent managers and other corporate services to such corporation or limited liability company or any of its respective equityholders or Affiliates in the ordinary course of business);
(c)    a family member of any such member, partner, equityholder, manager, director, officer, employee, creditor, supplier or service provider; or
(d)    a Person that controls or is under common control with (whether directly, indirectly or otherwise) any of the Persons referred to in clauses (a), (b) or (c) above.
A natural person who otherwise satisfies the foregoing definition other than subparagraph (a) by reason of being the independent manager of a “special purpose entity” in the direct chain of ownership of such corporation or limited liability company shall not be disqualified from serving as an independent manager of such corporation or limited liability company, provided that the fees that such individual earns from serving as independent managers of such Affiliates in any given year constitute in the aggregate less than five percent (5%) of such individual’s annual income for that year.  For purposes of this paragraph, a “special purpose entity” is an entity whose organizational documents contain restrictions on its activities and impose requirements intended to preserve such entity’s separateness that are substantially similar to those contained in Section 8.14.

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“Independent Manager Event” shall mean, with respect to an Independent Manager, (i) any acts or omissions by such Independent Manager that constitute willful disregard of such Independent Manager’s duties under the applicable organizational documents, (ii) such Independent Manager engaging in or being charged with, or being convicted of, fraud or other acts constituting a crime under any law applicable to such Independent Manager, (iii) such Independent Manager is unable to perform his or her duties as Independent Manager due to death, disability or incapacity, (iv) such Independent Manager no longer meeting the definition of Independent Manager in this Agreement or (v) such Independent Manager’s resignation. 
“Insurance Premiums” has the meaning assigned in Section 3.1(c).
“Interest Coverage Ratio” means, for the period of time for which calculation is being made, the ratio of: (a) Net Operating Income for the immediately following twelve (12)-month period, to (b) the interest to be paid for the following twelve (12)-month period based on the lower of the applicable interest rate at the time of determination or the capped rate based on the then in place Interest Rate Protection Agreement.  For purposes of determining the Interest Coverage Ratio, Net Operating Income will be adjusted as follows, (i) Operating Revenues will include (A) forward looking annualized revenue based on executed leases including annualized base rent and common area maintenance charges (including base rent and common area maintenance charge steps becoming effective in the next twelve (12) months) and (B) all percentage rent actually paid during the preceding twelve (12)-month period under Leases included under (A) above, and any other operating income actually received during the preceding twelve (12)-month period (in each case excluding amounts representing non-recurring items), and (ii) Operating Expenses will be limited to actual operating expenses paid by Borrower (as distinguished from those payable by the hotel owner under any reciprocal easement agreement affecting the Project) during the preceding twelve (12)-month period.
“Interest Period” has the meaning assigned in Schedule 2.2(1)(c).
“Interest Rate Protection Agreement” has the meaning assigned in Section 2.8(a).
“IRS” has the meaning assigned in Section 2.5(a) or any successor agency.
“ISDA” means the International Swaps and Derivatives Association, Inc. or any successor organization.
“Lease(s)” means lease(s), occupancy agreement(s), license agreement(s), concession(s) or other rental or occupancy arrangement(s) by or binding upon Borrower, as lessor, for space in the Project.
“Legal Requirement(s)” means, collectively, all foreign, domestic, federal, state, local and municipal laws, statutes, codes, ordinances, rules, rulings, orders, judgments, decrees, injunctions, arbitral decisions, regulations, authorizations, determinations, directives and any other requirements and/or provisions (including building codes and zoning regulations and ordinances) of all Governmental Authorities, whether now or hereafter in force, which may be or become applicable to Borrower or any Borrower Party, the relationship of lender and borrower, Agent, any Bank, the Project, any of the Loan Documents, or any part of any of them (whether or not the same may be 

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valid) and all requirements, obligations and conditions of all instruments of record on the date hereof.
“Lender Interest Rate Protection Agreement” has the meaning assigned in Section 2.8(d).
“Lending Installation”  means any office, branch, subsidiary or Affiliate of a Bank.
“LIBO Rate” has the meaning assigned in Section 2.2(a).
“LIBOR Breakage Costs” means such amount or amounts as shall be sufficient (in the opinion of Agent, which shall be conclusive absent manifest error, so long as made on a non-discriminatory basis) to compensate the Banks for any actual loss, cost or expense incurred by the Banks attributable to any payment or prepayment of all or any portion of the Principal Balance on a date other than a Payment Date, Rollover Date or Re-Set Date.
“LIBOR Termination Date” means the date on which Agent determines in good faith that the Fixed LIBO Rate is no longer available (except during any period of temporary disruption) for use by leading U.S. banks for the determination of interest on floating-rate commercial mortgage loans.
“Lien” means any interest in the Project securing an obligation owed to, or a claim by, any Person other than the owner of the Project, whether such interest is based on common law, statute or contract, including the lien or security interest arising from a deed of trust, mortgage, assignment, encumbrance, pledge, security agreement, conditional sale or trust receipt or a lease, consignment or bailment for security purposes.  The term “Lien” shall include reservations, exceptions, encroachments, easements, rights of way, covenants, conditions, restrictions, leases and other title exceptions and encumbrances affecting the Project.
“Loan” means the loan to be made by the Banks to Borrower under this Agreement and all other amounts secured by the Loan Documents.
“Loan Amount” has the meaning assigned in Section 2.1.
“Loan Documents” has the meaning assigned in Section 2.4(a), as any or all of the same may be supplemented, amended, restated and/or replaced from time to time.
“Loan Party” means any Borrower, any Borrower’s sole member and any Guarantor.
“Loan Year” means the period between the date hereof and July 24, 2019 for the first Loan Year and the period between each succeeding July 25 and July 24 until the Maturity Date.
“Manager” has the meaning assigned in Section 8.3.
“Material Action” shall mean, as to any Person, an action to file any insolvency, or reorganization case or proceeding, to institute proceedings to have such Person be adjudicated bankrupt or insolvent, to institute proceedings under any applicable insolvency law, to seek any relief under any law relating to general relief from debts or the protection of debtors, to consent to 

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the filing or institution of bankruptcy or insolvency proceedings against such Person, to file a petition seeking, or consent to, reorganization or relief with respect to such Person under any applicable federal or state law relating to bankruptcy or insolvency, to seek or consent to the appointment of a receiver, liquidator, assignee, trustee, sequestrator, custodian, or any similar official of or for such Person or a substantial part of its property, to make any assignment for the benefit of creditors of such Person, to admit in writing such Person’s inability to pay its debts generally as they become due (unless such admission is true), or to take action in furtherance of any of the foregoing.
“Material Adverse Effect” means the occurrence of an event that has a material adverse effect on Borrower or on Borrower’s business, properties, assets, operations or condition (financial or otherwise), or on any Borrower Party or on any such Borrower Party’s business, properties, assets, operations or condition (financial or otherwise), where, in each case, the same is likely to have a material adverse effect on the Project and Agent’s or the Banks’ interest in the Loan.
“Maturity Date” means the earlier of (a) the Scheduled Maturity Date or (b) any earlier date on which the entire Loan is required to be paid in full, by acceleration or otherwise, under this Agreement or any of the other Loan Documents.
“Member” has the meaning assigned in Section 8.14(a).
“Moody’s”  means Moody’s Investors Service, Inc., and its successors in interest. 
“Multi-Asset Person”  means a Person in respect of which the Net Operating Income from the Project (or such portion thereof allocable to such Person) represents less than twenty-five percent (25%) of such Person’s aggregate gross income.
“Multiemployer Plan”  means an Employee Benefit Plan maintained pursuant to a collective bargaining agreement or any other arrangement to which any Loan Party or any member of the Controlled Group is a party to which more than one employer is obligated to make contributions and which otherwise is a “multiemployer plan” as defined in Section 3(37) of ERISA.
“Net Cash Flow” means, for any period, the amount by which Operating Revenues exceed the sum, without duplication, of (a) Operating Expenses, (b) Debt Service, and (c) any actual payment into impounds, escrows, or reserves required pursuant to this Agreement, except to the extent included within the definition of Operating Expenses.
“Net Operating Income” means the amount by which Operating Revenues exceed Operating Expenses (excluding any actual payment into impounds, escrows or reserves required pursuant to this Agreement).
“Non-Defaulting Bank” has the meaning assigned in Section 13.18.
“Non-U.S. Bank” has the meaning assigned in Section 2.5(a)(i).
“Note(s)” means the Promissory Note dated as of the date hereof from Borrower payable to the order of each Bank evidencing the Loan, as originally executed, and any substitute promissory note(s) executed by Borrower as a result of an Assignment pursuant to Section 15.1, all as the same 

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may be issued, supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Notice of Default” has the meaning assigned in Section 13.16(a).
“NYFRB” means the Federal Reserve Bank of New York.
“Obligations” means all loans, advances, debts, liabilities and obligations for monetary amounts (whether such amounts are liquidated or determinable) owing by Borrower to Agent and/or the Banks, and all present or future covenants and duties of Borrower regarding such amounts, of any kind or nature, whether evidenced by any note, agreement or other instrument, arising under this Agreement or any of the other Loan Documents.  This term includes all interest (including, without limitation, interest accruing after the maturity of the Loan and interest accruing after the filing of any petition in bankruptcy, or the commencement of any proceeding under any Creditors’ Rights Law, whether or not a claim for post-filing or post-petition interest is allowed in such proceeding), charges, expenses, reasonable attorneys’ fees and any other sum chargeable to Borrower under any of the Loan Documents and any obligations of Borrower under a Lender Interest Rate Protection Agreement.
“OFAC” has the meaning assigned in Section 14.2.
“Operating Account” has the meaning assigned in Section 2.4(b).
“Operating Account DACA” means that certain Deposit Account Control Agreement dated as of the date hereof, as originally executed by Borrower, Agent and Depositary Bank, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Operating Expenses” means all reasonable and necessary expenses of operating the Project in the ordinary course of business on an accrual twelve (12) month basis and which are directly associated with and fairly allocable to the Project for the applicable period, including ad valorem real estate taxes and assessments, insurance premiums, regularly scheduled tax impounds paid to Agent, maintenance costs, management fees and costs, accounting, legal, and other professional fees, wages, salaries, and personnel expenses specifically relating to the operation of the Project, but excluding Debt Service, capital expenditures, any of the foregoing expenses which are paid from deposits to cash reserves previously included as Operating Expenses, any payment or expense for which Borrower was or is to be reimbursed from proceeds of the Loan or insurance or by any third party, any actual payment into impounds, escrows, or reserves required pursuant to this Agreement and any non-cash charges such as depreciation and amortization.  Any management fee or other expense payable to Borrower or to an Affiliate of Borrower not in violation of this Agreement shall be included as an Operating Expense. Notwithstanding anything contained in this Agreement to the contrary, Operating Expenses shall not include (i) federal, state or local income taxes or legal and other professional fees unrelated to the operation of the Project or (ii) any amounts paid or payable by the hotel owner under any reciprocal easement agreement affecting the Project or paid or payable by any tenant under a Lease.

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“Operating Revenues” means all revenues of Borrower on an accrual twelve (12) month basis from operation of the Project or otherwise arising in respect of the Project after the date hereof which are properly allocable to the Project for the applicable period, including receipts from leases and parking agreements, license and concession fees and charges and other miscellaneous operating revenues, proceeds from rental or business interruption insurance, proceeds of any loans, withdrawals from cash reserves (except to the extent any operating expenses paid therewith are excluded from Operating Expenses), any sum received or receivable from any deposit held as security for performance of a tenant’s obligation, any other moneys paid or payable in respect of any display or advertising at the Project including any fixture or fitting at the Project for display or advertisement, any sum paid or payable, or the value of any consideration given, for the surrender or variation of any Lease, any sum paid or payable by any guarantor of any Lease, any interest paid or payable on, and any damages, compensation or settlement awards, and proceeds of any awards for temporary takings, but excluding security deposits and earnest money deposits until they are forfeited by the depositor, advance rentals until they are earned, and proceeds from a sale or other disposition.
“Other Connection Taxes” means with respect to any Recipient of a payment hereunder, Taxes imposed as a result of a present or former connection between such Recipient and the jurisdiction imposing such Tax (other than connections arising from such Recipient having executed, delivered, become a party to, performed its obligations under, received payments under, received or perfected a security interest under, engaged in any other transaction pursuant to or enforced any Loan Document, or sold or assigned an interest in the Loan or the Loan Document).
“Other Taxes” means all present or future stamp, court or documentary, intangible, recording, filing or similar Taxes that arise from any payment made under, from the execution, delivery, performance, enforcement, filing, recordation or registration of, from the receipt or perfection of a security interest under, or otherwise with respect to, any Loan Document, except any such Taxes that are Other Connection Taxes imposed with respect to an assignment (other than an assignment made pursuant to Section 2.5(h)).
“Participant” has the meaning assigned in Section 15.2(a).
“Participant Register” has the meaning assigned in Section 15.2(b).
“Participation” has the meaning assigned in Section 15.2(a).
“Patriot Act” has the meaning assigned in Section 14.2.
“Payment Date” has the meaning assigned in Section 2.3(a).
“PBGC” means the Pension Benefit Guaranty Corporation referred to and defined in ERISA and any successor entity performing similar functions.
“Pension Plan” means an Employee Benefit Plan (other than a Multiemployer Plan) that is covered by Title IV of ERISA or subject to the minimum funding standards under Section 412 of the Code.

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“Permitted Liens” means, collectively, (a) the Liens and security interests created by the Loan Documents, (b) all Liens and other matters disclosed in the title insurance policies approved in writing by Agent on or before the date of this Agreement, (c) Liens, if any, for Taxes, Other Taxes or similar taxes, levies or charges imposed by any Governmental Authority not yet due or delinquent or which Borrower is contesting in accordance with the requirements of Section 8.2, (d) any workers’, mechanics’ or other similar Liens affecting the Project, provided that any such Lien is bonded or discharged within thirty (30) days after Borrower first receives written notice of such Lien or which is being contested in accordance with the requirements of Section 8.2, (e) such other title and survey exceptions as Agent has approved or may approve in writing in Agent’s reasonable discretion, (f) Approved Leases, and (g) trade payables in the ordinary course of business as permitted under Section 8.8.
“Permitted Transfer” means (i) leasing of space within the Project, so long as Borrower complies in all material respects with the provisions of the Loan Documents relating to such leasing activity and any other Permitted Liens; (ii) a Transfer by devise or descent or by operation of law upon the death of an individual having a legal or beneficial ownership or economic interest in Borrower; (iii) transfers of direct or indirect ownership interests in and/or control of Borrower between or among existing direct and indirect owners and their affiliates; (iv) transfers of direct or indirect ownership interests in CA LV Retail LLC, a Delaware limited liability company, and/or CA LV Plaza Retail LLC, a Delaware limited liability company, as the case may be, provided Crown Guarantor maintains the same level of control over such entities interest in Borrower as on the date hereof; (v) any pledge of direct or indirect equity interests in, and/or right to distributions from, Wynn Guarantor or any other Multi-Asset Person to secure a loan to any such Persons that is secured by all or a substantial portion of any such Person’s assets; (vi) the transfer or issuance of any securities or any direct or indirect interests in any direct or indirect owner of Borrower, in either case, whose securities are publicly traded on a national exchange  (regardless whether such transfer or issuance is of publicly traded securities or interests) or any Person who directly or indirectly holds such securities or interests or who is a Multi-Asset Person; (vii) the merger or consolidation of Wynn Guarantor or any other Multi-Asset Person with or into any other Person or sale or transfer of all or a substantial portion of the assets of Wynn Guarantor or any other Multi-Asset Person; (viii) transfers of up to 49.9% of direct or indirect ownership interests in Borrower provided (x) 50.1% of the direct or indirect ownership interests in Borrower is owned by, and (y) Borrower continues to be controlled by, one or more of Wynn Guarantor, Crown Guarantor and/or one or more Persons controlling or under common control with Crown Acquisitions LLC; and (ix) the replacement of Morgan Stanley Real Estate Advisor as an investment advisor of Prime Property Fund, LLC; provided that no transfer (other than a transfer of publicly-traded securities) shall constitute a Permitted Transfer if such transfer would result in a breach of Section 9.15 thereof.
“Person” means any individual, corporation, partnership, joint venture, association, joint stock company, trust, trustee, estate, limited liability company, unincorporated organization, real estate investment trust, government or any agency or political subdivision thereof, or any other form of entity. 
“Plaza Owner” has the meaning assigned in the Preamble, and its successors and assigns.

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“Plaza Project” means the real property interests described on Exhibit A-2, and all related facilities, amenities, fixtures, and personal property owned by Borrower.
“Plaza REA” means the Declaration of Covenants and Easements, dated as of October 2, 2017, effecting the Plaza Project and recorded as Instrument Number 20171003-0000451 in the Office of the County Recorder of Clark County, Nevada.
“Pledge of Accounts” means that certain Pledge of Accounts dated as of the date hereof, as originally executed by Borrower and Agent for the ratable benefit of the Banks, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“PML” has the meaning assigned in Section 3.1(a)(vi).
“Post-Default Plan” has the meaning assigned in Section 13.10(d).
“Prime Rate” has the meaning assigned in Schedule 2.2(1)(e).
“Principal Balance” has the meaning assigned in Schedule 2.2(1)(f).
“Prohibited Person” means any Person: (a) listed in the Annex to, or that fails to comply with the provisions of, the Executive Order; (b) that is owned or controlled by, or acting for or on behalf of, any person or entity that is listed in the Annex to, or that otherwise fails to comply with the provisions of, the Executive Order; (c) with whom any of the Banks is prohibited from dealing under applicable Legal Requirements; (d) that is otherwise engaging in any transaction in violation of any terrorism or money laundering Legal Requirements, including, without limitation, the Executive Order and the Patriot Act; (e) that commits, threatens or conspires to commit, or supports, “terrorism”, as such term is defined in the Executive Order or the Patriot Act; (f) that is named as a “specially designated national and blocked person” on the most current list published by OFAC at its official website or at any replacement website or other replacement official publication of such list; or (g) that is an Affiliate of a Person listed above.
“Project” means the Esplanade Project and/or the Plaza Project, individually and collectively, as the context requires.
 “Ratable Share” at any time means, with respect to any Bank, its share of the Loan based on the proportion of the Principal Balance advanced by such Bank to the total Principal Balance at such time.
“REA Counterparty” means the “Hotel Owner” as defined in each REA.
“REAs” mean, collectively, the Esplanade REA and the Plaza REA.
“Recipient” means Agent or any Bank, as applicable.
“Recourse Indemnity” means that certain Recourse Indemnity Agreement dated as of the date hereof, as originally executed by Guarantor to and in favor of Agent for the ratable benefit of 

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the Banks, as the same may be supplemented, amended, modified, consolidated, extended, refinanced, substituted, replaced, renewed and/or restated from time to time.
“Redirection Notice” means a written notice from Agent to Depositary Bank whereby Agent is able to take control of the Operating Account and Borrower shall not have a right of withdrawal from the Operating Account.
“Regulation D” has the meaning assigned in the definition of Reserve Requirement.
“Replacement Bank” has the meaning assigned in Section 13.18.
“Replacement Guarantor” means any Person that replaces an existing Guarantor in accordance with the requirements of this Agreement.
 “Required Banks” means Banks holding Ratable Shares of the Loan which aggregate to at least sixty-six and two-thirds percent (66 2/3%) of the Principal Balance.
“Requirements” has the meaning assigned in Section 8.13.
“Re-Set Date” has the meaning assigned in Schedule 2.2(1)(g).
“Reserve Requirement” means, for any Interest Period, the highest reserve percentage (expressed as a decimal) from time to time established by (x) the Council Regulation established by the European Central Bank, as revised from time to time, or (y) the Board of Governors of the U.S. Federal Reserve System or (z) any other banking authority to which any Bank is now or hereafter subject, including, without limitation, any (i) reserve on Eurocurrency Liabilities as defined in Regulation D of the Board of Governors of the U.S. Federal Reserve System (as the same may be amended, modified, replaced and/or supplemented from time to time, “Regulation D”) at the ratios provided in such Regulation D from time to time, and (ii) any marginal, supplemental or emergency reserves. 
“Risk-Based Capital Guidelines” has the meaning assigned in Section 2.5(f).
“Roll Over Date” has the meaning assigned in Schedule 2.2(1)(h).
“S&P” means S&P Global Ratings, a division of The McGraw Hill Companies, Inc., and its successors in interest.
“Sanctioned Country” means a country or territory that is subject to comprehensive Sanctions.
“Sanctions” means economic or financial sanctions or trade embargoes imposed, administered or enforced from time to time by the U.S. government, including those administered by OFAC or the U.S. Department of State.
“Scheduled Maturity Date” means July 24, 2025.
“Secondary Market Transaction” has the meaning assigned in Section 8.15.

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“Single Purpose Entity” has the meaning assigned in Section 8.14(a).
“Site Assessment” means an environmental engineering report for the Project prepared by an engineer engaged by Agent, at Borrower’s expense, and in a manner satisfactory to Agent, based upon an investigation relating to and making appropriate inquiries concerning the existence of Hazardous Materials on or about the Project, and the past or present discharge, disposal, release or escape of any such substances, all consistent with good customary and commercial practice.
“Special Member” has the meaning assigned in Section 8.14(a).
“Spread” has the meaning assigned in Section 2.2(a).
“Spread Maintenance” means the product of (a) the Spread, (b) the prepaid amount of the Loan, and (c) a fraction, the numerator of which is the number of days between the date of prepayment and the twelve (12) month anniversary of the date hereof and denominator of which is 360.
“Tax Requirements” means, collectively, all foreign, domestic, federal, state, local and municipal laws, statutes, codes, ordinances, rules, rulings, orders, judgments, decrees, injunctions, arbitral decisions, regulations, authorizations, determinations, directives and any other requirements of all Taxing Authorities, including, without limitation, FATCA, whether now or hereafter in force (whether or not the same may be valid).
“Taxes” means any and all present or future taxes, levies, imposts, duties, deductions, withholdings (including backup withholding), assessments, fees or other charges imposed by any Taxing Authority, including any interest, additions to tax or penalties applicable thereto.
“Taxing Authority” means the U.S. government or the government of any other nation, or of any political subdivision thereof, whether state or local, and any agency, authority, instrumentality, regulatory body, court, central bank or other entity exercising executive, legislative, judicial, taxing, regulatory or administrative powers or functions of or pertaining to government (including, without limitation, any supra-national bodies such as the European Union or the European Central Bank).
“Tenant” means a tenant of the Project as set forth in a Lease.
“Terrorism Insurance” has the meaning assigned in Section 3.1(a)(viii).
“Terrorism Insurance Cap” has the meaning assigned in Section 3.1(a)(viii).
“Test Date” means the last day of each calendar quarter during the term of the Loan, commencing as of the calendar quarter ending March 31, 2019.
“Third-Party Interest Rate Protection Agreement” has the meaning assigned in Section 2.8(c).
“Transfer” has the meaning assigned in Section 8.1.
“TRIA” has the meaning assigned in Section 3.1(a)(viii).

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“Unrelated Claims” has the meaning assigned in Section 12.3(d).
“U.S.” means The United States of America.
“U.S. Bank” has the meaning assigned in Section 2.5(a)(iii).
“Unfunded Defaulted Amount” has the meaning assigned in Section 13.18.
“Withholding Agent” means any Loan Party and Agent.
“Withholding Taxes” means any and all Taxes collected by withholding or deduction.
“Working Day” has the meaning assigned in Schedule 2.2(1)(i).
“Write-Down and Conversion Powers” means, with respect to any EEA Resolution Authority, the write-down and conversion powers of such EEA Resolution Authority from time to time under the Bail-In Legislation for the applicable EEA Member Country, which write-down and conversion powers are described in the EU Bail-In Legislation Schedule.
“Wynn Guarantor” means Wynn Resorts, Limited, a Nevada corporation.
“Zoning Report” means that certain Zoning and Site Requirements Summary dated July 13, 2018 prepared by The Planning & Zoning Resources Company for the Project.
Section 1.2    Principles of Construction.  All references to sections and schedules are to sections and schedules in or to this Agreement unless otherwise specified.  All uses of the word “including” shall mean “including, without limitation” unless the context shall indicate otherwise.  Unless otherwise specified, the words “hereof,” “herein” and “hereunder” and words of similar import when used in this Agreement shall refer to this Agreement as a whole and not to any particular provision of this Agreement.  Unless otherwise specified, all meanings attributed to defined terms herein shall be equally applicable to both the singular and plural forms of the terms so defined. 
ARTICLE  2     
 
LOAN TERMS
Section 2.1    The Loan.  Each of the Banks severally agrees, on the terms and conditions set forth in this Agreement, to make a loan to Borrower in the aggregate principal amount of SIX HUNDRED FIFTEEN MILLION and 00/00 ($615,000,000.00) (the “Loan Amount”) all of which is being disbursed to or at the direction of Borrower on the date hereof, as provided for in this Agreement.
Section 2.2    Interest Rate; Late Charge; Default Rate.
(a)    The Principal Balance of the Loan (including any amounts added to principal under the Loan Documents) shall bear interest at a floating rate of interest equal to the sum of (i) prior to the LIBOR Termination Date, the sum of one and seven-tenths percent (1.70%) per annum (the “Spread”) plus the Base LIBO Rate (the sum of the Base LIBO Rate plus the Spread being 

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referred to herein as the “LIBO Rate”), and (ii) from and after the LIBOR Termination Date, the Alternative Index Rate.  Interest shall be computed on the basis of a fraction, the denominator of which is three hundred sixty (360) and the numerator of which is the actual number of days elapsed from the date of the initial advance or the date on which the immediately preceding payment was due.
(b)    In addition to the other payments required under this Section 2.2, if Borrower fails to pay any installment of interest or principal within three (3) Business Days after the date on which the same is due, Borrower shall pay to Agent, for the account of the Banks, a late charge on such past-due amount, as liquidated damages and not as a penalty, equal to the greater of (i) interest at the Default Rate on such amount from the date when due until paid, or (ii) five percent (5%) of such amount, but not in excess of the maximum amount of interest allowed by applicable Legal Requirements.  These charges shall be paid to defray the expenses incurred by the Banks in handling and processing such delinquent payment(s) and to compensate the Banks for the loss of the use of such funds.  These charges shall be secured by the Loan Documents.
(c)    In addition to the other payments required under this Section 2.2, from and after the occurrence of an Event of Default, the Loan shall bear interest at the Default Rate.
Section 2.3    Terms of Payment.  Borrower hereby covenants to punctually (i) pay the Loan and the other Obligations, in immediately available funds, as provided herein, in the Note and in the other Loan Documents and (ii) perform the Obligations.  Without limiting the foregoing, the Loan shall be payable as follows:
(a)    Interest.  Borrower shall pay Agent, for the account of the Banks, interest in accordance with the terms of the Note and this Agreement.  Interest on the Principal Balance of the Loan shall accrue from and after the date hereof until (but not including) October 1, 2018 and thereafter from the first Business Day of each month until (but not including) the first Business Day of the next succeeding month until the Obligations are indefeasibly paid in full.  Commencing on October 1, 2018 and thereafter on the first (1st) Business Day of each month (each a “Payment Date”), Borrower shall pay interest in arrears until all amounts due under the Loan Documents are paid in full.
(b)    [Reserved].
(c)    Maturity.  On the Maturity Date, Borrower shall pay to Agent, for the account of the Banks, all outstanding principal, accrued and unpaid interest, and any other Obligations.
(d)    Prepayment.  From the date hereof until the twelve (12) month anniversary of the date hereof, upon not less than five (5) days’ prior notice to Agent, Borrower may prepay the Loan, in whole but not in part, upon payment by Borrower of Spread Maintenance.  Thereafter, upon not less than five (5) days’ prior notice to Agent, Borrower may prepay the Loan, in whole or in part, without Spread Maintenance.  In the event that Required Banks reasonably determine that (i) the Wynn or Encore hotel tower located at the Wynn Las Vegas hotel and casino resort have permanently closed or (ii) the casino operations of either such Wynn hotel have permanently ceased, Borrower shall promptly prepay the Loan, in whole but not in part.  Agent on behalf of the Banks 

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shall not be obligated to accept any prepayment unless it is accompanied by Spread Maintenance (if applicable), all accrued interest due under the Loan Documents, all amounts due under the last sentence of this Section 2.3(d) and all other obligations of Borrower due under the Loan Documents.  Any prepayment of principal made on a date other than a Payment Date shall include any applicable LIBOR Breakage Costs (and, after the LIBOR Termination Date, any breakage fees and costs relating to any Interest Period in respect of the Alternative Index Rate).  Notwithstanding the foregoing, Borrower may make a prepayment of the Loan in part and without Spread Maintenance at any time in order to cure or avoid a Cash Sweep Trigger.  Any notice of prepayment shall be revocable by Borrower at any time provided Borrower reimburses Agent and the Banks for any out-of-pocket costs and expenses incurred in connection with such notice of prepayment.
(e)    Application of Payments.  All payments received by Agent under the Loan Documents shall be applied: first, to any previously billed fees and expenses due hereunder to Agent under the Loan Documents; second, to any fees and expenses due to the Banks under the Loan Documents; third, to the payment of protective advances; fourth, to any Default Rate interest, late charges, or LIBOR Breakage Costs; fifth, to accrued and unpaid interest on the Loan and any accrued and unpaid amounts under any Lender Interest Rate Protection Agreement, on a pari passu basis; sixth, to the principal sum and other amounts due under the Loan Documents; and last, to any amounts due and owing under any Interest Rate Protection Agreement, including, without limitation, any Hedging Breakage Costs; provided, however, that notwithstanding any provision hereof to the contrary, after an Event of Default, Agent and the Banks may apply any payments received in respect of the Obligations in such order, manner and amount as the Required Banks shall determine in its sole discretion. 
(f)    Set-Off.  Subject to the terms and conditions of Section 2.5, all payments of the Obligations shall be made, without set-off, deduction, or counterclaim, in immediately available funds by wire transfer to Agent’s account set forth in the Note or to such other account(s) or location(s) as Agent may, from time to time, designate upon notice to Borrower.
Section 2.4    Security.
(a)    The Loan shall be evidenced, secured and supported by the following, all dated as of the date hereof (except as otherwise noted below) (collectively, with any amendments, supplements, restatements, consolidations, extensions, modifications, renewals, substitutions and replacements thereto from time to time, the “Loan Documents”):
(i)    this Agreement;
(ii)    the Note;
(iii)    the Deed of Trust;
(iv)    the Assignment of Rents and Leases;
(v)    any Collateral Assignment of Interest Rate Protection Agreement;
(vi)    the Collateral Assignment;

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(vii)    the Pledge of Accounts;
(viii)    the Operating Account DACA
(ix)    the Cash Management Agreement;
(x)    the Recourse Indemnity;
(xi)    the Indemnity Agreement;
(xii)    any Lender Interest Rate Protection Agreement;
(xiii)    the Fee Agreement;
(xiv)    the financing statements referred to in the Deed of Trust; and
(xv)    such other assignments, pledges, documents and agreements as Agent may require.
(b)    Borrower’s operating account (the “Operating Account”) is held at Depositary Bank.  Borrower has (i) entered into the Pledge of Accounts pursuant to which Borrower’s rights in and to the Operating Account are pledged to Agent, subject to the rights of tenants with respect to their respective security deposits held in the Operating Account and (ii) entered into the Operating Account DACA with Agent and Depositary Bank, whereby,  upon an Event of Default or a Cash Sweep Trigger, Agent shall issue a Redirection Notice and immediately thereafter take control of the Operating Account, thereby suspending Borrower’s access to and right of withdrawal from the Operating Account.  Upon issuing a Redirection Notice, Agent, pursuant to the Operating Account DACA, shall cause Depositary Bank to sweep funds from the Operating Account to (x) prior to the execution of the Cash Management Agreement, an account designated by Agent in its sole discretion and (y) after the execution of the Cash Management Agreement, the Cash Management Account (as defined in the Cash Management Agreement) and, after the execution of the Cash Management Agreement, Agent shall release funds from the Cash Management Account as specified in the Cash Management Agreement.  Promptly after the date hereof, Borrower shall deliver to tenants under Leases at the Project direction letters in the form of Exhibit B to the Cash Management Agreement directing them to deposit their rents in the Operating Account.

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Section 2.5    Withholding Taxes; Changes In Legal Requirements; Market Disruption.
(a)    U.S. Banks and Non-U.S. Banks.  Any Bank that is entitled to an exemption from or reduction of Withholding Tax with respect to payments made under any Loan Document shall deliver to each of Borrower and Agent, at the time or times reasonably requested by Borrower or Agent, such properly completed and executed documentation reasonably requested by Borrower or Agent as will permit such payments to be made without withholding or at a reduced rate of withholding.  Without limiting the generality of the foregoing:
(i)    Non-U.S. Bank.  Each Bank that is not a “United States person” within the meaning of Section 7701(a)(30) of the Code, as amended (each, a “Non-U.S. Bank”), shall, to the extent it is legally entitled to do so, deliver to Borrower and Agent, on or prior to the date on which such Non-U.S. Bank becomes a party to this Agreement (and from time to time thereafter upon the reasonable request of Borrower or Agent), whichever of the following is applicable.
(A)    in the case of a Non-U.S. Bank claiming the benefits of an income tax treaty to which the U.S. is a party (x) with respect to payments of interest under any Loan Document, executed originals of U.S. Internal Revenue Service (the “IRS”) Form W-8BEN-E establishing an exemption from, or reduction of, U.S. federal Withholding Tax pursuant to the “interest” article of such tax treaty and (y) with respect to any other applicable payments under any Loan Document, IRS Form W-8BEN-E establishing an exemption from, or reduction of, U.S. federal Withholding Tax pursuant to the “business profits” or “other income” article of such tax treaty;
(B)    executed originals of IRS Form W-8ECI;
(C)    in the case of a Non-U.S. Bank claiming the benefits of the exemption for portfolio interest under Section 881(c) of the Code, deliver to Borrower and Agent (x) a certificate, substantially in the form of Exhibit D-1 (any such certificate a “U.S. Tax Compliance Certificate”), or any other form approved by Agent, to the effect that such Bank is not (A) a “bank” within the meaning of Section 881(c)(3)(A) of the Code, (B) a “10 percent shareholder” of Borrower within the meaning of Section 881(c)(3)(B) of the Code or (C) a “controlled foreign corporation” described in Section 881(c)(3)(C) of the Code, and (y) executed originals of IRS Form W-8BEN-E; or
(D)    to the extent a Non-U.S. Bank is not the beneficial owner, executed originals of IRS Form W-8IMY, accompanied by IRS Form W-8ECI, IRS Form W-8BEN-E, a U.S. Tax Compliance Certificate substantially in the form of Exhibit D-2 or Exhibit D-3, IRS Form W-9, and/or other certification documents from each beneficial owner, as applicable; provided that if the Non-U.S. Bank is a partnership and one or more direct or indirect partners of such Non-U.S. Bank are claiming the portfolio interest 

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exemption, such Non-U.S. Bank may provide a U.S. Tax Compliance Certificate substantially in the form of Exhibit D-4 on behalf of each such direct and indirect partner.
(ii)    Any Non-U.S.  Bank shall, to the extent it is legally entitled to do so, deliver to Borrower and Agent on or prior to the date on which such Non-U.S. Bank becomes a party to this Agreement (and from time to time thereafter upon the reasonable request of Borrower or Agent), executed copies of any other form prescribed by applicable law as a basis for claiming exemption from or a reduction in U.S. federal Withholding Tax, duly completed, together with such supplementary documentation as may be prescribed by applicable law to permit Borrower or Agent to determine the withholding or deduction required to be made.
(iii)    U.S. Bank.  Each Bank that is a “United States person” within the meaning of Section 7701(a)(30) of the Code (each, a “U.S. Bank”), shall deliver to Borrower and Agent on or prior to the date on which such Bank becomes a party to this Agreement (and from time to time thereafter upon the reasonable request of Borrower or Agent) an original executed IRS Form W-9 certifying that such Bank is exempt from U.S. federal backup Withholding Tax.
(iv)    If a payment made to a Bank under any Loan Document would be subject to U.S. federal Withholding Tax imposed by FATCA if such Bank were to fail to comply with the applicable reporting requirements of FATCA (including those contained in Section 1471(b) or 1472(b) of the Code, as applicable), such Bank shall deliver to Borrower and Agent at the time or times prescribed by Tax Requirements and at such time or times reasonably requested by Borrower or Agent such documentation prescribed by applicable Tax Requirements (including as prescribed by Section 1471(b)(3)(C)(i) of the Code) and such additional documentation reasonably requested by Borrower or Agent as may be necessary for Borrower and Agent to comply with their obligations under FATCA and to determine that such Bank has complied with such Bank’s obligations under FATCA or to determine the amount to deduct and withhold from such payment.  Solely for purposes of this Section 2.5(a)(iv), “FATCA” shall include any amendments made to FATCA after the date of this Agreement.
(v)    Except as provided in the following sentence, each Bank further undertakes to deliver to Borrower and Agent renewals or additional copies of any form delivered pursuant to Sections 2.5(a)(i), (ii), (iii) or (iv), above, or any successor form, (x) on or before the date that such form expires or becomes obsolete, (y) after the occurrence of any event requiring a change in the most recent form(s) so delivered by it, and (z) as may be reasonably requested by Borrower or Agent.  All forms or amendments described in the preceding sentence shall be completed by such Bank and show that such Bank is entitled to receive payments under this Agreement without withholding of U.S. federal Withholding Taxes (or, in the case of IRS Form W-9, U.S. federal backup Withholding Taxes), unless an event (including any change in treaty or Tax Requirements) has occurred after the date hereof and prior to the date on which any such delivery would otherwise be required which renders all such forms inapplicable or which would prevent such Bank from duly completing and 

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delivering any such form or amendment with respect to it and such Bank advises Borrower and Agent that it is not capable of receiving payments without any deduction of U.S. federal Withholding Taxes or U.S. federal backup Withholding Taxes.
(b)    Intentionally Deleted.
(c)    Withholding Taxes.  
(i)    Any and all payments by a Loan Party under the Loan Documents shall be made without deduction or withholding for any Taxes, except as required by Tax Requirements.  In the event that any Tax is required by Tax Requirements to be withheld or deducted from any payment hereunder or under the Note or any of the other Loan Documents by a Withholding Agent, Borrower or Agent, as the case may be, shall be entitled to make such deduction or withholding and shall timely pay the full amount deducted or withheld to the relevant Taxing Authority in accordance with applicable Tax Requirements, and, if such Tax is an Indemnified Tax, the amount payable by such Loan Party hereunder or thereunder (as the case may be) shall be increased as necessary so that, after such deduction or withholding has been made (including such deduction or withholding applicable to additional sums payable under this Section 2.5(c)(i)), each Bank receives an amount equal to the sum it would have received hereunder or thereunder (as the case may be) if such Indemnified Tax had not been deducted or withheld. 
(ii)    Borrower shall timely pay to the relevant Taxing Authority in accordance with applicable Tax Requirements, or, at the option of Agent, timely reimburse it for the payment of, any Other Taxes.
(iii)    Borrower shall indemnify Agent and each Bank, within 10 days after demand therefor, for the full amount of any Indemnified Taxes (including Indemnified Taxes imposed or asserted on or attributable to amounts payable under this Section 2.5) payable or paid by Agent or such Bank or required to be withheld or deducted from a payment to Agent or such Bank and any reasonable and actual out-of-pocket costs and expenses arising therefrom or with respect thereto, whether or not such Indemnified Taxes were correctly or legally imposed or asserted by the relevant Taxing Authority.  A certificate as to the amount of such payment or liability delivered to Borrower by a Bank (with a copy to Agent), or by Agent on its own behalf or on behalf of a Bank, shall be conclusive absent manifest error.  The indemnification obligations of Borrower under this Section 2.5(c)(iii) shall survive the payment of the Obligations and termination of this Agreement.
(iv)    Each Bank shall severally indemnify Agent, within ten (10) days after demand therefor, for (i) any Indemnified Taxes attributable to such Bank (but only to the extent that Borrower has not already indemnified Agent for such Indemnified Taxes and without limiting the obligation of Borrower to do so), (ii) any Taxes attributable to such Bank’s failure to comply with the provisions of Section 15.2 relating to the maintenance of a Participant Register and (iii) any Excluded Taxes attributable to such Bank, in each case, that are payable or paid by Agent in connection with any Loan Document, and any actual out-of-pocket costs and expenses arising therefrom or with respect thereto, including, 

27

without limitation, reasonable attorneys’ fees, whether or not such Taxes were correctly or legally imposed or asserted by the relevant Taxing Authority.  A certificate as to the amount of such payment or liability delivered to any Bank by Agent shall be conclusive absent manifest error.  Each Bank hereby authorizes Agent to set off and apply any and all amounts at any time owing to such Bank under any Loan Document or otherwise payable by Agent to such Bank from any other source against any amount due to Agent under this Section 2.5(c)(iv).
(v)    Borrower consents to the disclosure by Agent and/or Banks to the IRS of any information on Borrower and its transactions with Agent and/or Banks that is required to be disclosed by any Legal Requirement or Tax Requirement, including, without limitation, the Code, as amended.
(vi)    If any party determines, in its sole discretion exercised in good faith, that it has received a refund of any Taxes as to which it has been indemnified pursuant to this Section 2.5 (including by the payment of additional amounts pursuant to this Section 2.5), it shall pay to the indemnifying party an amount equal to such refund (but only to the extent of indemnity payments made under this Section 2.5 with respect to the Taxes giving rise to such refund), net of all actual out-of-pocket costs and expenses (including Taxes) of such indemnified party, including, without limitation, reasonable attorneys’ fees, and without interest (other than any interest paid by the relevant Taxing Authority with respect to such refund.  Such indemnifying party, upon the request of such indemnified party, shall repay to such indemnified party the amount paid over pursuant to this Section 2.5(c)(vi) (plus any penalties, interest or other charges imposed by the relevant Taxing Authority) in the event that such indemnified party is required to repay such refund to such Taxing Authority.  Notwithstanding anything to the contrary in this Section 2.5(c)(vi), in no event will the indemnified party be required to pay any amount to an indemnifying party pursuant to this Section 2.5(c)(vi) the payment of which would place the indemnified party in a less favorable net after-Tax position than the indemnified party would have been in if the Tax subject to indemnification and giving rise to such refund had not been deducted, withheld or otherwise imposed and the indemnification payments or additional amounts with respect to such Tax had never been paid.  This Section 2.5(c)(vi) shall not be construed to require any indemnified party to make available its Tax returns (or any other information relating to its Taxes that it deems confidential) to the indemnifying party or any other Person.
(vii)    As soon as practicable after any payment of Taxes by any Loan Party to a Governmental Authority pursuant to this Section 2.5, Borrower shall deliver to Agent the original or a certified copy of a receipt issued by such Governmental Authority evidencing such payment, a copy of the return reporting such payment or other evidence of such payment reasonably satisfactory to Agent. 
(viii)    Each party’s obligations under this Section 2.5 shall survive the resignation or replacement of Agent or any assignment of rights by, or the replacement of, a Bank, the termination of the Commitments and the repayment, satisfaction or discharge of all obligations under any Loan Document.

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In the event that the provisions of this Section 2.5(c) result in a materially adverse economic consequence to Borrower, Borrower shall be permitted to prepay the Loan, in whole or in part, in accordance with Section 2.3(d), but without Spread Maintenance, in lieu of any payment otherwise required hereunder.
(d)    Changes In Legal Requirements.  If, after the date hereof, the adoption of any Legal Requirement, or any change therein, or any change in the interpretation or administration thereof by any U.S., New York State and/or foreign Governmental Authority, quasi-governmental authority, central bank or comparable agency charged with the interpretation or administration thereof or compliance by any Bank with any request or directive (whether or not having the force of law) of any such authority, central bank or comparable agency, including, without limitation, Dodd-Frank, (i) subjects such Bank to any additional charge with respect to the Note or to Taxes on payments to such Bank of principal, interest or other amounts due hereunder (other than Indemnified Taxes, Taxes described in clauses (b) through (d) of the definition of Excluded Taxes and Connection Income Taxes), (ii) imposes, modifies or makes applicable any additional reserve, assessment, insurance charge, special deposit, Reserve Requirement or similar requirement against assets of, deposits with or for the account of, or credit extended by, such Bank, or (iii) imposes any other condition the result of which is to increase the cost to any Bank or any applicable Lending Installation of making, funding or maintaining its eurocurrency loans or reduces any amount receivable by any Bank or any applicable Lending Installation in connection with its eurocurrency loans or requires any Bank or any applicable Lending Installation to make any payment calculated by reference to the amount of eurocurrency loans made, or interest received, by it by an amount deemed material by such Bank, and the result of any of the foregoing is to increase the costs to such Bank of making, funding or maintaining the Loan, to reduce any amount received or receivable by such Bank thereunder or to reduce the rate of return on such Bank’s capital in respect of the Loan, then, within thirty (30) days after demand by such Bank pursuant to this Section 2.5(d), Borrower shall pay to such Bank such additional amount or amounts as will compensate such Bank for such increased cost or reduction; provided, however, that under no circumstance shall Borrower be obligated to gross up such Bank for Connection Income Taxes imposed on such Bank.  No Bank shall discriminate against Borrower in making such demand.  Such Bank’s determination of the amount of such increased cost or reduction shall be conclusive, absent manifest error.  In the event that the provisions of this Section 2.5(d) result in a materially adverse economic consequence to Borrower, Borrower shall be permitted to prepay the Loan, in whole or in part, in accordance with Section 2.3(d), but without Spread Maintenance, in lieu of any payment otherwise required hereunder.
(e)    Market Disruption Clause.  In the event, and on each occasion, that on the day two (2) Business Days prior to the commencement of a particular Interest Period, Agent shall have determined in good faith (which determination shall be conclusive and binding upon Borrower absent manifest error) that (i) U.S. dollar deposits, in an amount approximately equal to the Loan (or the portion thereof which is to bear interest at a LIBO Rate during such particular Interest Period in accordance with the provisions of this Agreement), are not generally available at such time in the London Interbank Market, (ii) reasonable means do not exist for ascertaining a Base LIBO Rate for such particular Interest Period, (iii) the Base LIBO Rate for the requested Interest Period does not cover the cost of funds to the Banks for such Interest Period, or (iv) change in any Legal Requirements or in the interpretation thereof by any Governmental Authority charged with the 

29

administration or interpretation thereof shall make it unlawful for Agent to make or maintain a LIBO Rate with respect to the Principal Balance or any portion thereof, and in the case of each of (i)-(iv) Agent has determined there is no Alternative Index Rate available, Agent shall so notify Borrower, and the interest rate applicable to the portion of the Loan with respect to which such LIBO Rate was to pertain shall automatically convert to a rate of interest equal to the sum of the Prime Rate, which shall in no event be less than zero, plus seven-tenths of one percent (0.70%) (such sum being the “Disruption Rate”) as of the impending Re-Set Date, it being agreed that the Disruption Rate shall remain in effect thereafter with respect to such portion of the Loan unless and until Agent shall have determined in good faith (which determination shall be conclusive and binding upon Borrower absent manifest error) that the aforesaid circumstances no longer exist or an Alternative Index is available, whereupon the interest rate applicable to such portion of the Loan shall be converted back to a LIBO Rate determined in the manner hereinabove set forth in this Agreement or converted to an Alternative Index Rate effective as of the first Re-Set Date for such portion of the Loan which commences two (2) Business Days or more after such good faith determination by Agent.  If the interest rate applicable to all or any portion of the Principal Balance is converted from a LIBO Rate to the Disruption Rate on a date other than a Roll Over Date in accordance with the provisions of the preceding sentence, Borrower shall pay to Agent on demand any LIBOR Breakage Costs.  Any change in the Disruption Rate as a result of a change in the Prime Rate shall be effective on the effective date of any such change in the Prime Rate.  The Disruption Rate and the components thereof shall be calculated for the actual number of days elapsed on the basis of a 360-day year.  Each determination of the Disruption Rate shall be made by Agent and shall be conclusive and binding upon Borrower absent manifest error.
After the LIBOR Termination Date, if Agent shall have determined in good faith (which determination shall be conclusive and binding upon Borrowers absent manifest error) that (i) U.S. dollar deposits, in an amount approximately equal to the Loan (or any portion thereof which is to bear interest at an Alternative Index Rate during any period in accordance with the provisions of this Agreement), are not generally available at such time in the applicable market, (ii) reasonable means do not exist for ascertaining the Alternative Index Rate during such period, or (iii) the Alternative Index Rate for the requested period does not cover the cost of funds to the Banks for such period, Agent shall so notify Borrower, and the interest rate applicable to the portion of the Loan with respect to which such Alternative Index Rate was to pertain shall automatically convert to a rate of interest equal to the Disruption Rate (or upon expiration of any then applicable interest rate period), it being agreed that the Disruption Rate shall remain in effect thereafter with respect to such portion of the Loan unless and until Agent shall have determined in good faith (which determination shall be conclusive and binding upon Borrower absent manifest error) that the aforesaid circumstances no longer exist, whereupon the interest rate applicable to such portion of the Loan shall be converted by Agent back to the Alternative Index Rate determined in the manner set forth in this Agreement within two (2) Business Days after such good faith determination by Agent.
(f)    Changes in Capital Adequacy Regulations.  If a Bank reasonably determines the amount of capital required or expected to be maintained by such Bank, any Lending Installation of such Bank or any corporation or other entity controlling such Bank is increased as a result of a Change in Legal Requirements, including, without limitation, any Risk-Based Capital Guidelines, then, within thirty (30) days after demand by such Bank pursuant to this Section 2.5(f), Borrower 

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shall pay such Bank the amount necessary to compensate for any shortfall in the rate of return on the portion of such increased capital which such Bank determines is attributable to this Agreement, its loans hereunder, or its obligation to make the Loan hereunder (after taking into account such Bank’s policies as to capital adequacy).  Notwithstanding the foregoing, for purposes of this Agreement, all requests, rules, guidelines or directives in connection with Dodd-Frank shall be deemed to be a Change regardless of the date enacted, adopted or issued and all requests, rules, guidelines or directives promulgated by the Bank for International Settlements, the Basel Committee on Banking Regulations and Supervisory Practices (or any successor or similar authority) or the U.S. or other financial regulatory authorities, in each case pursuant to Basel III, shall be deemed to be a Change regardless of the date adopted, issued, promulgated or implemented.  “Change” means (i) any change which takes effect after the date of this Agreement in the Risk-Based Capital Guidelines or (ii) any adoption of or change in any other law, governmental or quasi-governmental rule, regulation, policy, guideline, interpretation or directive (whether or not having the force of law) or in the interpretation, promulgation, implementation or administration thereof which takes effect after the date of this Agreement which affects the amount of capital required or expected to be maintained by any Bank or any Lending Installation or any corporation controlling any Bank.  Any such change the application of which is phased in over time shall be deemed, as to the application(s) which take effect after the date hereof, a “Change.”  “Risk-Based Capital Guidelines” means (i) the risk-based capital guidelines in effect in the U.S. on the date of this Agreement, including, without limitation, transition rules, and (ii) the corresponding capital regulations promulgated by regulatory authorities outside the U.S., including, without limitation, transition rules, and any amendments, modifications and/or replacements of, and/or supplements to, such regulations adopted and which take effect prior to the date of this Agreement. In the event that the provisions of this Section 2.5(f) result in a materially adverse economic consequence to Borrower, Borrower shall be permitted to prepay the Loan, in whole or in part, in accordance with Section 2.3(d), but without Spread Maintenance, in lieu of any payment otherwise required hereunder.
(g)    Alternate Lending Installation Office, Bank Statements; Survival of Indemnity.  To the extent reasonably possible (as determined in the sole discretion of the affected Bank), each Bank shall designate another Lending Installation of such Bank with respect to its percentage of the Loan and shall take other measures in its sole but good faith discretion to reduce any liability of Borrower to such Bank under this Section 2.5, so long as such designation or other measure is not disadvantageous in any material respect to such Bank in such Bank’s sole but good faith discretion.  Each Bank shall promptly deliver a statement to Agent and to Borrower as to the amount due, if any, under this Section 2.5.  Such statement shall set forth in reasonable detail the calculations upon which such Bank determined such amount and shall be final, conclusive and binding on Borrower in the absence of manifest error.  Unless otherwise provided herein, the amount specified in the statement shall be payable within thirty (30) days after receipt by Borrower of the statement.  The obligations of Borrower under this Section 2.5 shall survive payment of the Obligations and termination of this Agreement.
(h)    Mitigation.
(i)    If any Bank requests compensation under Section 2.5(c), or requires Borrower to pay any Indemnified Taxes or additional amounts to any Bank or any Taxing 

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Authority for the account of any Bank pursuant to Section 2.5(d), then such Bank shall (at the request of Borrower) use commercially reasonable efforts to designate a different lending office for funding or booking its Commitment and its Note hereunder or to assign its rights and obligations hereunder to another of its offices, branches or affiliates, if, in the reasonable judgment of such Bank, such designation or assignment (A) would eliminate or reduce amounts payable pursuant to Section 2.5(c) or 2.5(d), as the case may be, in the future, and (B) would not subject such Bank to any unreimbursed cost or expense and, in either case, would not otherwise be disadvantageous to such Bank.  Borrower hereby agrees to pay all reasonable and actual out-of-pocket costs and expenses incurred by any Bank in connection with any such designation or assignment.
(ii)    If any Bank requests compensation under Section 2.5(c), or if Borrower is required to pay any Indemnified Taxes or additional amounts to any Bank or any Taxing Authority for the account of any Bank pursuant to Section 2.5(d) and, in each case, such Bank has declined or is unable to designate a different lending office in accordance with Section 2.5(h)(i), then Borrower may, at its sole expense and effort, upon notice to such Bank and Agent, require such Bank to assign and delegate, without recourse (in accordance with and subject to the restrictions contained in, and consents required by, Article 15), all of its interests, rights (other than its existing rights to payments pursuant to Section 2.5(c) or Section 2.5(d)) and obligations under this Agreement and the related Loan Documents to an institutional investor that shall assume such obligations (which assignee may be another Bank, if a Bank accepts such assignment); provided that:
(A)    Borrower shall have paid to Agent the assignment fee (if any) specified in Section 15.1;
(B)    such Bank shall have received payment of an amount equal to the outstanding principal of its Commitment, accrued interest thereon, accrued fees and all other amounts payable to it hereunder and under the other Loan Documents (including any LIBOR Breakage Costs and/or Hedging Breakage Costs) from the assignee (to the extent of such outstanding principal and accrued interest and fees) or Borrower (in the case of all other amounts);
(C)    in the case of any such assignment resulting from a claim for compensation under Section 2.5(d) or payments required to be made pursuant to Section 2.5(c), such assignment will result in a reduction in such compensation or payments thereafter;
(D)    such assignment does not conflict with applicable Legal Requirements; and
(E)    in the case of any assignment resulting from a Bank becoming a Non‐Consenting Bank, the applicable assignee shall have consented to the applicable amendment, waiver or consent.

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A Bank shall not be required to make any such assignment or delegation if, prior thereto, as a result of a waiver by such Bank or otherwise, the circumstances entitling Borrower to require such assignment and delegation cease to apply.
Section 2.6    Alternative Index.  
(a)    Notwithstanding the foregoing or anything to the contrary set forth herein, in the event that Agent or Borrower shall have determined in the exercise of good faith reasonable judgment that (i) there is a phase out of the Fixed LIBO Rate (or the Fixed LIBO Rate is reasonably likely to be phased out and commercial real estate lenders are generally exercising their rights to suspend the use of the Fixed LIBO Rate for floating rate loans based on such phase out) and (ii) there is an Alternative Index, then Agent (or Borrower, as the case may be) shall forthwith give notice by telephone of such determination, confirmed in writing, to Agent (or Borrower) at least one (1) day prior to the last day of the related Interest Period (provided that, with respect to the circumstances described in the foregoing clause (ii), the party making such determination agrees to notify the other party thirty (30) days’ prior to the conversion, unless such conversion is a result of an unanticipated Fixed LIBO Rate cessation, in which case such party shall only be obligated to notify the other party at least one (1) day prior to the last day of the related Interest Period). If such notice is given, the Loan shall be converted, on the last day of the then current Interest Period, to the Alternative Index and interest on the Loan shall thereafter be payable in accordance with the Alternative Index Rate, provided that such conversion is then in effect for borrowers under similar loans pursuant to which Agent serves as administrative agent or otherwise consistent with market practice generally.
(b)    In the event the Loan is converted to the Alternative Index Rate, Borrower shall be permitted to amend the Interest Rate Protection Agreement in a manner reasonably acceptable to Agent and consistent with market practice at the time related to the amendment of interest rate hedges in connection with the phase out of Fixed LIBO Rate.
Section 2.7    Financial Covenant L/C.
(a)    As used herein, the term “Financial Covenant L/C” means a letter of credit in form and substance satisfactory to Agent, in its sole discretion, naming Agent as beneficiary, which can be drawn upon in the City, County and State of New York and which otherwise complies with the provisions of this Section 2.7.  Any letter of credit delivered under this Section 2.7 must be issued by a commercial bank licensed to do business and with offices in the City, County and State of New York and having (a)(i) a long term issuer credit rating of at least “A” from S&P or (ii) senior unsecured debt rating of at least “A2” from Moody’s or (b) an SUMIBK CP M-Mkt rating of at least (i) “A-1” from S&P or (ii) “P-1” from Moody’s, and in any event not be on a credit watch for a downgrading, as of the date on which the Financial Covenant L/C is issued or renewed.  If any issuer of a Financial Covenant L/C shall no longer have such required debt rating, Borrower shall, within thirty (30) days after notice from Agent, cause a replacement letter of credit to be issued by a commercial bank licensed to do business in New York which has such required senior debt rating or commercial paper rating (upon issuance of such replacement letter of credit, Agent will simultaneously release the letter of credit being replaced).  If any issuer of a Financial Covenant L/C shall enter into any form of regulatory or governmental receivership, conservatorship or other 

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similar regulatory or governmental proceeding, including any receivership or conservatorship instituted or commenced by the FDIC, or is otherwise declared insolvent or downgraded by the FDIC, or if a trustee, receiver, conservator or liquidator is appointed for such issuer, then Borrower shall, within fifteen (15) Business Days, deliver to Agent a replacement letter of credit to be issued by a commercial bank licensed to do business in New York which has a required debt rating.  Each Financial Covenant L/C shall be irrevocable, shall be in effect for an initial period of not less than one year, and (if reasonably commercially available) shall provide that the same shall be automatically renewed for successive periods of at least one year, without any action whatsoever on the part of Agent, in which case the issuing bank shall have the right to elect not to renew such letter of credit only on written notice to Agent given not less than (30) days prior to the then current expiration date thereof.  However, the privilege of the issuing bank to elect not to renew said letter of credit shall not diminish the obligation of Borrower to maintain an irrevocable letter of credit with Agent at all times required hereunder.  In addition, each Financial Covenant L/C shall provide that Agent shall have the right to draw down an amount up to the face amount of the letter of credit (and in multiple partial draws) upon presentation to the issuing bank of Agent’s certified statement that Agent is entitled to draw such amount under the provisions of this Agreement, and that the issuing bank will honor the Financial Covenant L/C without inquiry as to the accuracy of the statement and regardless of whether Borrower or any other account party contests the draw.
(b)    Borrower shall have the right from time to time to deliver to Agent a Financial Covenant L/C in the amount that, if applied to the outstanding Principal Balance of the Loan, would cure or avoid a Cash Sweep Trigger. Thereafter for so long as Agent is holding such Financial Covenant L/C, for purposes of determining whether a Cash Sweep Period exists, the outstanding principal balance of the Loan shall be deemed reduced by the amount of such Financial Covenant L/C.
(c)    If the issuing bank notifies Agent that it will not renew any then current Financial Covenant L/C, Agent will accept a replacement thereof (to be in effect not later than thirty (30) days prior to the expiration of the then expiring Financial Covenant L/C), upon the terms and conditions required by this Section 2.7.  
(d)    Agent may draw upon any Financial Covenant L/C if (i) an Event of Default exists, (ii) it is not extended or replaced as provided herein at least thirty (30) days prior to its expiration (or earlier as provided in Section 2.7(a), in the case of the issuer failing to maintain a required debt rating) or (iii) Borrower is the subject of a proceeding, or a petition therefor, under any Creditors’ Rights Law, provided that any draw solely under this clause (iii) shall be limited to an amount equal to any payments made by Borrower to Agent on behalf of the Banks in the ninety (90) day period immediately preceding the commencement of such proceedings or filing of such petition.  Any draw by Agent under any Financial Covenant L/C pursuant to this Section 2.7(d) shall be applied against the Obligations.
Section 2.8    Interest Rate Protection Agreement. 
(a)    Prior to August 8, 2018, Borrower shall enter into one or more interest rate cap agreements with Agent, an Affiliate thereof or an Acceptable Counterparty conforming to the terms of this Section 2.8 and otherwise in form and substance reasonably satisfactory to Agent 

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which shall effectively cap the interest rate of the entire Loan Amount at a LIBOR strike price of not more than three and three-quarters percent (3.75)% (together with all schedules and confirmations thereto, an “Interest Rate Protection Agreement”) in each case for the time period of Loan Years 2 through 6.  At Borrower’s election, any Interest Rate Protection Agreement may be structured as a collar composed of an interest rate cap with a LIBOR strike price of not more than three and three-quarters percent (3.75)% and an interest rate floor with Borrower as the payor and a LIBOR strike price of not more than one percent (1.00)%.
(b)    In the event the Interest Rate Protection Agreement is terminated prior to the end of Loan Year 6, Borrower shall replace such terminated Interest Rate Protection Agreement on or before five (5) Business Days after the termination thereof with a new Interest Rate Protection Agreement which shall effectively cap the interest rate of the entire Loan Amount at a LIBOR strike price required by Section 2.8(a) above.  If any provider of an Interest Rate Protection Agreement shall no longer qualify as an Acceptable Counterparty and does not provide a guaranty from an entity that satisfies the ratings requirements for an Acceptable Counterparty, Borrower shall, within thirty (30) days after such Person’s failure to qualify, cause a replacement Interest Rate Protection Agreement to be issued by an Acceptable Counterparty.  If any provider of an Interest Rate Protection Agreement shall enter into any form of regulatory or governmental receivership, conservatorship or other similar regulatory or governmental proceeding, including any receivership or conservatorship instituted or commenced by the FDIC, or is otherwise declared insolvent or downgraded by the FDIC, or if a trustee, receiver, conservator or liquidator is appointed for such issuer, then Borrower shall, within ten (10) Business Days, deliver to Agent a replacement Interest Rate Protection Agreement from an Acceptable Counterparty.  
(c)    The obligations of Borrower under any Interest Rate Protection Agreements entered into with an Acceptable Counterparty other than a Bank or an Affiliate thereof (each, a “Third-Party Interest Rate Protection Agreement”) shall not be secured by or encumber any of the collateral securing the Obligations and Borrower shall collaterally assign to Agent for the benefit of the Banks, pursuant to a Collateral Assignment of Interest Rate Protection Agreement in the form attached hereto as Exhibit E, all of Borrower’s right, title and interest to receive any and all payments under such Third-Party Interest Rate Protection Agreement (and any related guaranty, if any).  Borrower shall promptly deliver to Agent (i) an executed copy of such Third-Party Interest Rate Protection Agreement, (ii) an acknowledgment and agreement (either in such Third-Party Interest Rate Protection Agreement or by separate instrument, in each case in form and substance reasonably satisfactory to Agent) of such counterparty acknowledging such assignment and agreeing to make any payments payable under or pursuant to such Third-Party Interest Rate Protection Agreement directly to Agent and (iii) a legal opinion from counsel (in-house or outside, as such counterparty so chooses) for such counterparty regarding the due authorization and enforceability of such Third-Party Interest Rate Protection Agreement.  At such time as the Loan is indefeasibly repaid in full, all of Agent’s right, title and interest in any Third-Party Interest Rate Protection Agreement shall terminate and Agent shall execute and deliver, at Borrower’s sole cost and expense, such documents as may be required to evidence Agent’s release of such Third-Party Interest Rate Protection Agreement and to notify the relevant counterparty of such release.  If Agent receives any payments under a Third-Party Interest Rate Protection Agreement (other than a payment by reason of a termination event (as defined in such Third-Party Interest Rate Protection Agreement) or any other payment during the existence of an Event of Default), Agent shall apply the same to interest payable 

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on the next occurring Payment Date.  If Agent receives any payments under a Third-Party Interest Rate Protection Agreement during the existence of an Event of Default or by reason of a termination event under such Third-Party Interest Rate Protection Agreement during the existence of an Event of Default, Agent shall have the right to apply same to any portion of the Obligations in any order it desires including, without limitation, if such Third-Party Interest Rate Protection Agreement has been partially or wholly terminated, to apply same to the cost of acquiring another Third-Party Interest Rate Protection Agreement in form and substance, and from any counterparty thereto, satisfactory to Agent in all respects.  Notwithstanding the foregoing, if Agent receives any payments under a Third-Party Interest Rate Protection Agreement by reason of a termination event under such Third-Party Interest Rate Protection Agreement that is terminated while no Event of Default exists, Agent shall (a) purchase a replacement Interest Rate Protection Agreement for Borrower at Borrower’s sole cost and expense, or (b) make such amounts available (i) to Borrower to purchase or (ii) to reimburse Borrower for the cost of purchasing, a replacement Interest Rate Protection Agreement, and any funds in excess of the cost of such replacement Interest Rate Protection Agreement shall be remitted to Borrower.
(d)    The obligations of Borrower under any Interest Rate Protection Agreement to which any Bank or an Affiliate thereof is the counterparty (each, a “Lender Interest Rate Protection Agreement”) shall be secured pari passu by the Deed of Trust and other collateral for the Loan and any payments due thereunder shall be payable pari passu with Loan as set forth in Section 2.3(e), and all sums which may become due and payable by Borrower to the counterparty thereunder, in accordance with the terms and provisions of such Interest Rate Protection Agreement, including in connection with any termination thereof, shall be payable pursuant to this Agreement as additional interest on the Loan.  For the avoidance of doubt, it is the intent of the parties that all obligations of Borrower under any Lender Interest Rate Protection Agreement (including, without limitation, the obligations of Borrower in connection with a termination of all or a portion of any such Interest Rate Protection Agreement) shall be payable to Agent as “additional interest”, constitute Obligations and be secured by the Deed of Trust and other collateral for the Loan.  Borrower hereby assigns all of Borrower’s right, title and interest in, to and under any such Lender Interest Rate Protection Agreement and Borrower hereby agrees that a Bank, or an Affiliate thereof, as counterparty under the Lender Interest Rate Protection Agreement, shall make any payments that become payable under or pursuant to the Lender Interest Rate Protection Agreement directly to Agent for the benefit of the Banks.  At such time as the Loan is indefeasibly repaid in full, all of Agent’s right, title and interest in any Lender Interest Rate Protection Agreement shall terminate and Agent shall execute and deliver, at Borrower’s sole cost and expense, such documents as may be required to evidence Agent’s release of such Lender Interest Rate Protection Agreement.  If Agent receives any payments under an Lender Interest Rate Protection Agreement (other than a payment by reason of a termination event (as defined in such Lender Interest Rate Protection Agreement) or any other payment during the existence of an Event of Default), Agent shall apply the same to interest payable on the next occurring Payment Date.  If Agent receives any payments under an Lender Interest Rate Protection Agreement during the existence of an Event of Default or by reason of a termination event under such Lender Interest Rate Protection Agreement during the existence of an Event of Default, Agent shall have the right to apply same to any portion of the Obligations in any order it desires, including, without limitation, if such Lender Interest Rate Protection Agreement has been partially or wholly terminated, to apply same to the cost of acquiring another 

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Lender Interest Rate Protection Agreement in form and substance, and from any counterparty thereto, satisfactory to Agent in all respects.  Notwithstanding the foregoing, if Agent receives any payments under an Lender Interest Rate Protection Agreement by reason of a termination event under such Lender Interest Rate Protection Agreement that is terminated while no Event of Default exists, Agent shall (a) purchase a replacement Interest Rate Protection Agreement for Borrower at Borrower’s sole cost and expense, or (b) make such amounts available (i) to Borrower to purchase or (ii) to reimburse Borrower for the cost of purchasing, a replacement Interest Rate Protection Agreement, and any finds in excess of the cost of such replacement Interest Rate Protection Agreement shall be remitted to Borrower.  
(e)    In the event that Borrower fails to purchase and deliver to Agent an Interest Rate Protection Agreement as and when required hereunder, Agent may purchase such Interest Rate Protection Agreement and the cost incurred by Agent in purchasing such Interest Rate Protection Agreement shall be paid by Borrower to Agent with interest thereon at the Default Rate from the date such cost was incurred by Agent until such cost is paid to Agent.  Borrower shall not, without Agent’s prior consent, cause or permit any amendment to any Interest Rate Protection Agreement.
Section 2.9    Cash Management Agreement.
(a)    If (i) an Event of Default exists or (ii) the Project fails to maintain the Cash Sweep Interest Coverage Ratio or the Cash Sweep Debt Yield for three (3) consecutive calendar months (each, a “Cash Sweep Trigger”), Agent shall send a Redirection Notice, which shall cause Agent to have full control of the Operating Account until a Cash Sweep Cure Event. Upon issuing a Redirection Notice, Agent shall cause Depositary Bank to sweep funds from the Operating Account to (x) prior to the execution of the Cash Management Agreement, an account designated by Agent in its sole discretion and (y) after the execution of the Cash Management Agreement, the Cash Management Account (as defined in the Cash Management Agreement) and in either case, Agent shall release or cause the release of such funds as specified in the Cash Management Agreement or, if the Cash Management Agreement has not yet been executed, as contemplated by the form of Cash Management Agreement.  Borrower shall enter into the Cash Management Agreement within ten (10) Business Days after the occurrence of an Event of Default or a Cash Sweep Trigger, whichever first occurs.
(b)    If at any time (and from time to time) the Cash Sweep Interest Coverage Ratio or the Cash Sweep Debt Yield is not attained, then Borrower may, at Borrower’s sole election and in order to prevent delivery of a Redirection Notice (x) deliver to Agent a Financial Covenant L/C, (y) deposit with Agent a cash reserve or (z) prepay the Loan in accordance with Section 2.3(d) (provided, however, that Spread Maintenance shall not apply to any such prepayment), in each case in such amount as, when deducted from the Principal Balance of the Loan, would result in the Cash Sweep Debt Yield and/or Cash Sweep Interest Coverage Ratio being attained. Any Financial Covenant L/C or cash deposit made by Borrower to satisfy the Cash Sweep Debt Yield and/or Cash Sweep Interest Coverage Ratio requirements of this Agreement shall be held by Agent as additional security for the Obligations until such time as a Cash Sweep Cure Event occurs.  After the occurrence and during the continuance of an Event of Default, in addition to all other remedies provided to Agent as set forth in this Agreement, Agent for the benefit of the Banks shall be entitled, without notice to Borrower, to (i) draw upon any Financial Covenant L/C and to apply the proceeds to the 

37

Obligations, (ii) apply any cash deposits made hereunder to the Obligations and/or (iii) apply any funds on deposit in the Accounts, each in accordance with Section 2.3(e).  If no Event of Default exists or is continuing, Borrower shall be entitled to withdraw funds from the Excess Cash Account such amounts necessary to pay for tenant improvement costs, leasing commissions, and other leasing costs in connection with Approved Leases, subject to submission by Borrower and approval by Agent of a request for withdrawal in form and substance reasonably acceptable to Agent, accompanied by such supporting documentation as Agent may reasonably request.
(c)    If no Event of Default is continuing, Agent shall promptly send a notice to Depositary Bank removing the cash sweep direction and return control of the Operating Account to Borrower provided that (i) the Project has achieved the required Cash Sweep Interest Coverage Ratio and the Cash Sweep Debt Yield for three (3) consecutive calendar months, (ii) Borrower has taken any of the curative actions permitted by Section 2.3(b) or (iii) Borrower indefeasibly repays or prepays the Loan in full in accordance with Section 2.3(d), but Spread Maintenance shall not apply to any such repayment or prepayment (either, a “Cash Sweep Cure Event”). 
(d)    While an Event of Default exists and is continuing, Agent may apply any sums then held in the Operating Account or Cash Management Account (other than the security deposits) in accordance with Section 2.3(e) above.  Until expended or applied, amounts held in the Operating Account or Cash Management Account (other than the security deposits) shall constitute additional security for the Obligations. 
(e)    Notwithstanding the foregoing, Borrower shall not be required to reserve with Agent any amounts in respect of insurance premiums, real estate taxes, assessments or any other charges or expenses relating to the Project to the extent the same are the obligation of the REA Counterparty pursuant to one or more of the REAs.
Section 2.10    Fees.  
(a)    Certain Fees.  Contemporaneously herewith, Borrower shall pay to Agent certain fees with respect to the Loan in accordance with the terms of the Fee Agreement.
(b)    Administrative Agent Fee.  In addition to any fees referred to in the Fee Agreement, Borrower shall pay to Agent a fee (the “Administrative Agent Fee”) in the amount of Fifty Thousand and 00/100 Dollars ($50,000.00) per annum, paid quarterly in advance.  The first quarterly installment of the Administrative Agent Fee shall be payable by Borrower to Agent on the date hereof (pro-rated for the current calendar quarter) and is fully earned and non-refundable on the date hereof.  Borrower shall continue paying to Agent the Administrative Agent Fee on the Payment Date occurring every September, January, April, and July thereafter until the Scheduled Maturity Date (pro-rated for the final quarter).  When paid, such future payments of the Administrative Agent Fee shall be fully earned and non-refundable.  Upon resignation or removal of Agent in accordance with Section 13.11(a), Agent shall immediately and automatically cease to have any additional rights to future payments of the Administrative Agent Fee.  Upon appointment of a successor Agent in accordance with Section 13.11(b), such successor Agent shall be entitled to future payments of the Administrative Agent Fee, which shall be paid in accordance with this Section 2.10(b).  If no successor Agent is appointed upon Agent’s removal or resignation, then until 

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such time that a successor Agent is appointed, the Administrative Agent Fee shall be paid to the Banks pro rata as a share of each Bank’s Commitment to the Loan Amount.
ARTICLE  3     
 
INSURANCE, CONDEMNATION AND IMPOUNDS
Section 3.1    Insurance.  Subject to Section 3.1(g) Borrower shall maintain, or cause to be maintained, insurance as follows: 
(a)    Casualty; Business Interruption.
(i)    Property insurance against loss customarily included under so called “all risk” policies including flood, collapse, theft and earthquake, boiler and machinery, acts of terrorism, and such other insurable hazards as from time to time are insured against for other property and buildings similar to the premises in nature, use, location, height and type of construction.  Such insurance policy shall also insure the additional expense of demolition and increased cost of construction due to the enforcement of Legal Requirements regulating reconstruction at the time of rebuilding following a loss, which insurance for demolition and increased cost of construction may contain a sublimit of $3,000,000.  The amount of such “all risk” insurance shall be not less than one hundred percent (100%) of the replacement cost value of the improvements.  Each such insurance policy shall contain an agreed amount (coinsurance waiver) and replacement cost value endorsement and shall cover, without limitation, all tenant improvements and betterments, which Borrower is required to insure in accordance with any lease.
(ii)    If any portion of the improvements is located within an area designated as “flood prone” or a “special flood hazard area” (as defined under the regulations adopted under the National Flood Insurance Act of 1968 and the Flood Disaster Protection Act of 1973), flood insurance shall be provided, in an amount not less than the maximum limit of coverage available under the federal flood insurance plan with respect to the Project.  Agent reserves the right to require flood insurance in excess of that available under the federal flood insurance plan.  Should the available aggregate limits of flood insurance be eroded by losses so that the remaining limits available to pay losses are less than 40% of the required limits, Borrower shall promptly purchase additional coverage to restore the available limit and aggregate limit to not less than 80% of the required amount of flood insurance.  Amounts of flood insurance required by this paragraph (a)(ii) shall be solely for the protection of the improvements.  If the amounts of flood insurance required by any ground lease, condominium declaration, reciprocal easement agreement, covenants, conditions and restrictions, or the like are greater than the amounts required herein, then Borrower shall maintain such higher amounts of flood insurance.  If the flood insurance and associated aggregate limits are shared among other locations, then the risks associated with other locations also insured in the same policy shall be taken into consideration in determining the amount of flood insurance to be provided herein.

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(iii)    Comprehensive boiler and machinery insurance, if applicable, in amounts as shall be reasonably required by Agent on terms consistent with the commercial property insurance policy required under subsection (i) above.
(iv)    Rent loss and/or business interruption insurance on an actual loss sustained basis as an extension to coverage required by (i) and (ii) above, in an amount not less than the amount of rent receivable or business income earned in an 18-month period and additionally providing a 2-year extended period of indemnity.  Agent on behalf of the Banks shall be named as loss payee as respects this coverage.
(v)    During any period of repair or restoration, builder’s “All-Risk” insurance in an amount equal to not less than the full insurable completed value of the Project against such risks (including so called “all risk” perils coverage and collapse of the Improvements) to reasonable limits as Agent may reasonably request, in form and substance acceptable to Agent.
(vi)    The amount of earthquake insurance shall be based on a “Probable Maximum Loss” Study (“PML”) for the Project, which must be conducted by a seismic engineering company satisfactory to Agent.  The results of the PML study, on an individual location basis and for all locations insured in the same earthquake insurance policies, shall be used to determine the amount of earthquake coverage to be provided by Borrower.  The amount of insurance shall be determined by adding the total expected damage to all improvements subject to a single earthquake event in a given region together with the expected loss of rental income for each property, singly and collectively, for a given regional event.  Earthquake insurance shall provide a limit inclusive of rent loss for “Very High”, “High”, and “Moderate” Hazard Earthquake Risk ratings.  Other lower risk-rated buildings, as determined by Agent, shall provide one times the annual rental loss.  The total amount of earthquake insurance in limits shall be the sum of expected property damage, reconstruction cost and rental income loss calculation.  Should the available aggregate limits of earthquake insurance be eroded by losses so that the remaining limits available to pay losses are less than 40% of the required limits, Borrower shall purchase additional coverage to restore the available limit and aggregate limit to not less than 80% of the required amount of earthquake insurance.  Amounts of earthquake insurance required by this paragraph (a)(vi) shall be solely for the protection of the improvements.  If the amounts of earthquake insurance required by any ground lease, condominium declaration, reciprocal easement agreement, covenants, conditions and restrictions, or the like are greater than the amounts required herein, then Borrower shall maintain such higher amounts of earthquake insurance.  If the earthquake insurance and associated aggregate limits are shared among other locations, then the risks associated with other locations also insured in the same policy shall be taken into consideration in determining the amount of earthquake insurance to be provided herein.
(vii)    Environmental liability insurance against any and all claims, including all legal liability that could be imposed against Agent or the Banks to the extent insurable, and all court costs and attorneys’ fees and expenses, arising out of or in connection with the presence of any Hazardous Materials at the Project, providing coverage in an amount not less than $10,000,000.

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(viii)    The policies of insurance set forth in the foregoing clauses (i), (iii), (iv) and (v) shall not exclude from coverage acts of terrorism and such policies, therefore, shall include one hundred percent (100%) replacement cost insurance without co-insurance for damage to, or loss of rents from, the Project caused by terrorist activities.  All policies of insurance set forth in this Section 3.1(a) shall have deductibles of not more than five percent (5%) of the insurable value of the Project.  Should the available aggregate limits of terrorism coverage be eroded by losses so that the remaining limits available to pay losses are less than 40% of the required limits, Borrower shall purchase additional coverage to restore the available limit and aggregate limit to not less than 80% of the required amount of terrorism coverage.  Amounts of terrorism coverage required by this paragraph (a)(viii) shall be solely for the protection of the improvements.  If the amounts of terrorism coverage required by any ground lease, condominium declaration, reciprocal easement agreement, covenants, conditions and restrictions, or the like are greater than the amounts required herein, then Borrower shall maintain such higher amounts of terrorism coverage.  If terrorism coverage and associated aggregate limits are shared among other locations, then the risks associated with other locations also insured in the same policy shall be taken into consideration in determining the amount of terrorism coverage to be provided herein.  Notwithstanding the foregoing, or anything else contained in this Agreement to the contrary or otherwise, with respect to insurance against terrorism required to be maintained by Borrower hereunder (“Terrorism Insurance”), Borrower shall only be required to maintain such coverage to the extent that such Terrorism Insurance is commercially available. For so long as the Federal Terrorism Risk Insurance Act, as the same may be amended from time to time (“TRIA”), remains in effect, the term “terrorism” as used herein shall have the meaning ascribed to “terrorism” in TRIA. Notwithstanding the foregoing sentence, Borrower shall not be obligated to expend more than 200% of the annual all-risk property premium on Insurance Premiums for Terrorism Insurance in any calendar year (the “Terrorism Insurance Cap”), and if the cost of Terrorism Insurance exceeds the Terrorism Insurance Cap, Borrower shall purchase the maximum amount of Terrorism Insurance available with funds equal to the Terrorism Insurance Cap and such insurance shall have a deductible of not more than five percent (5%) of the insurable value of the Project.
(b)    Liability.
(i)    General liability insurance, including, without limitation, commercial general liability insurance; owned (if any), hired and non-owned auto liability; and umbrella liability coverage for personal injury, bodily injury, death, accident and property damage, providing in combination no less than $35,000,000 per occurrence ($50,000,000 during any ground-up construction) and in the annual aggregate, per location.  If aggregate limits are shared among more than one location, a $45,000,000 limit shall be obtained.  The policies described in this paragraph shall cover, without limitation: elevators, escalators, independent contractors, contractual liability (covering, to the maximum extent permitted by law the mortgagor’s obligation to indemnify the mortgagee as required under this Agreement) products and completed operations liability coverage.
(ii)    Workers’ compensation and disability insurance if required by law.

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(c)    Form and Quality.  All insurance policies shall be endorsed in form and substance acceptable to Agent to name Agent on behalf of the Banks as an additional insured, loss payee or mortgagee thereunder, as its interest may appear, with loss payable to Agent on behalf of the Banks, without contribution, under a standard New York (or local equivalent) mortgagee clause.  With respect to all insurance required for the Project under Section 3.1(a), no Person other than Agent shall be named as loss payee.  All premiums for such insurance policies and endorsements shall be paid for when the same are due and payable and all such policies and endorsements shall contain such provisions and expiration dates and be in such form and issued by such insurance companies licensed, authorized or approved to do business in the State of Nevada, with a rating of “A:X” or better as established by Best’s Rating Guide (or an equivalent rating approved in writing by Agent).  If any insurance company issuing such insurance shall no longer have such required rating, Borrower shall, within ten (10) Business Days after notice from Agent, cause a replacement insurance policy(ies) to be issued by an insurance company licensed to do business in the State of Nevada which has such required rating (upon issuance of such replacement insurance policy(ies), Agent will simultaneously release the insurance policy(ies) being replaced).  If any insurance company issuing such insurance shall enter into any form of regulatory or governmental receivership or other similar regulatory or governmental proceeding, or is otherwise declared insolvent or required to run off its insurance coverages, Borrower shall, within ten (10) Business Days after notice from Agent, deliver to Agent a replacement insurance policy(ies) to be issued by an insurance company licensed to do business in the State of Nevada which has such required rating.  Each policy shall provide that such policy may not be cancelled or materially changed (if such coverage for material changes is commercially available) except upon ten (10) days’ (for non-payment) and thirty (30) days’ (for all other causes) prior written notice of intention of non-renewal or cancellation to Agent and that no act or thing done by Borrower shall invalidate any policy as against Agent.  Borrower shall deliver to Agent, upon request by Agent, copies of documentation for the current policy period that were similarly provided for closing to the Agent. Borrower also shall deliver to Agent, within ten (10) Business Days after Agent’s request, a certificate of each insurance carrier evidencing the coverages set forth herein and within thirty (30) Business Days after Agent’s request, evidence that all insurance premiums (“Insurance Premiums”) due thereon have been paid and that such coverages are in full force and effect. The proceeds of insurance policies coming into the possession of Agent shall not be deemed trust funds, and Agent shall be entitled to apply such proceeds as herein provided.  Borrower may effect such coverage under its blanket insurance policies, provided that (i) any such policy of blanket insurance either shall specify therein, or Borrower shall furnish Agent with written statement from the insurer under such policy so specifying, (x) the maximum amount of the total insurance afforded by the blanket policy allocated to the Project and (y) any sublimits in such blanket policy applicable to the Project, which amounts shall not be less than the amount required pursuant to this Section 3.1(c); (ii) any policy of blanket insurance hereunder shall comply in all respects with the other provisions of this Section 3.1(c); and (iii) the protection afforded Borrower under any policy of blanket insurance hereunder shall be no less than that which would have been afforded under a separate policy or policies relating only to the Project.  Borrower shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained under this Section 3.1 unless Agent is included thereon as a named insured with loss payable to Agent under a standard mortgage endorsement of the character and to the extent above described.  Borrower shall promptly notify Agent whenever any such separate insurance is taken out and shall promptly deliver to Agent the policy or policies 

42

of such insurance.  Each insurance policy shall contain a provision whereby the insurer:  (1) waives any right to claim any premiums and commissions against Agent, provided that the policy need not waive the requirement that the premium be paid in order for a claim to be paid to the insured, and (2) provides that Agent is permitted to make payments to effect the continuation of such policy upon notice of cancellation due to non-payment of premiums.  In the event any insurance policy (except for general public and other liability and workers compensation insurance) shall contain breach of warranty provisions, such policy shall provide that with respect to the interest of Agent, such insurance policy shall not be invalidated by and shall insure Agent regardless of (X) any act, failure to act or negligence of or violation of warranties, declarations or conditions contained in such policy by any named insured, (Y) the occupancy or use of the premises for purposes more hazardous than permitted by the terms thereof, or (Z) any foreclosure or other action or proceeding taken by Agent pursuant to any provision of this Agreement or any of the other Loan Documents.
(d)    Adjustments.  Borrower shall give prompt written notice of any loss to Agent.  With respect to any loss exceeding $750,000, Borrower shall, with the reasonable approval of Agent, adjust and compromise any claim under insurance policies, appear in and prosecute any action arising from such insurance policies, collect and receive insurance proceeds, and pay Agent’s expenses, if any, incurred in the collection of such proceeds.  Nothing contained in this Section 3.1(d), however, shall require Agent to incur any expense or take any action hereunder.
(e)    Bank’s Right to Procure Insurance.  Notwithstanding anything to the contrary contained herein, if at any time Agent is not in receipt of written evidence that all insurance required hereunder is maintained in full force and effect, Agent shall have the right (but not the obligation), upon notice to Borrower, to take such action as Agent deems necessary to protect is interests in the Project, including, without limitation, the obtaining of such insurance coverage as Agent deems appropriate, and all premiums paid and expenses incurred by Agent in connection with such action shall be paid by Borrower and shall be secured by the Deed of Trust.
(f)    Delivery of Policies.  Borrower shall promptly when available deliver to Agent certified copies (or other reasonable evidence) of the insurance policies required to be maintained pursuant to this Section 3.1, provided, however, neither Agent nor any Bank shall be deemed by reason of the custody of such insurance policies or copies thereof to have knowledge of the contents thereof.  Borrower also shall deliver to Agent, within ten (10) days of Agent’s request, a certificate of each insurance carrier evidencing the coverages set forth herein together with evidence that all insurance premiums due thereon have been paid and that such coverages are in full force and effect.  Not later than thirty (30) days prior to the expiration date of each of the insurance policies, Borrower shall deliver to Agent binders of all such renewal insurance policies.  Such proof of renewal insurance shall include evidence satisfactory to Agent that all insurance premiums therefor have been paid and that the insurance coverages are in full force and effect.  Any certificate of insurance delivered to Agent in compliance with the requirements of this Agreement shall include a letter from the relevant insurance company confirming that the entity issuing such certificate of insurance is authorized to do so, and in delivering such certificate they are acting as an agent of the insurance company providing the coverage.  If such letter is not provided, then Agent will only accept insurance company issued binders confirming that the required insurance is in full force and effect.

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(g)    Notwithstanding the foregoing or any other provision herein to the contrary, provided the REAs are in full force and effect and the REA Counterparty is in compliance with its obligations to maintain insurance in respect of the Project pursuant to the REAs, the provisions of this Section 3.1 shall be inapplicable; provided further that:
(i)    All insurance policies respecting the Project maintained pursuant to the REA shall name Agent on behalf of the Banks as an additional insured or loss payee thereunder, as its interest may appear, under a mortgagee clause substantially similar to the mortgagee clause contained in the casualty policy maintained as of the date hereof or otherwise reasonably acceptable to Agent;
(ii)    All insurance policies respecting the Project maintained pursuant to the REA shall be issued by insurance companies with a rating of “A:X” or better as established by Best’s Rating Guide or otherwise reasonably acceptable to Agent;
(iii)    All insurance policies respecting the Project maintained pursuant to the REA shall provide that such policy may not be cancelled except upon ten (10) days’ (for non-payment) and thirty (30) days’ (for all other causes) prior written notice of intention of non-renewal or cancellation to Agent;
(iv)    All insurance policies respecting the Project maintained pursuant to the REA shall contain a waiver of subrogation against Agent and the Banks; and
(v)    All property insurance policies respecting the Project maintained pursuant to the REA shall have deductibles of not more than $2,500,000 or such other amount as Agent shall reasonably approve.
Section 3.2    Use and Application of Insurance Proceeds.  The provisions of the REAs shall control over any contrary or inconsistent provision of this Section 3.2 or any other provision of this Agreement relating to the use and application of insurance or condemnation proceeds. Subject to the foregoing, all insurance proceeds shall be paid to Agent, and Agent shall apply insurance proceeds to costs of restoring the Project or payment of the Loan as follows:
(a)    if the loss is less than or equal to $10,000,000, Agent shall apply the insurance proceeds to restoration provided (i) no Event of Default exists, and (ii) Borrower promptly commences and is diligently pursuing restoration of the Project;
(b)    if the loss exceeds $10,000,000 but is not more than 10% of the replacement value of the improvements, Agent shall apply the insurance proceeds to restoration provided that at all times during such restoration (i) no Event of Default exists; (ii) Agent reasonably determines that there are sufficient funds available to restore and repair the Project to a condition approved by Agent or Borrower deposits any deficiency with Agent; (iii) Agent reasonably determines that the Net Operating Income of the Project during restoration will be sufficient to pay Debt Service or Borrower deposits any deficiency with Agent; (iv) Agent reasonably determines that Leases that will remain in effect and the Tenants thereunder will be obligated to pay Rent after restoration; (v) Agent reasonably determines that restoration and repair of the Project to a condition approved by Agent will be completed within six months after the date of loss or casualty and in any event one 

44

hundred eighty (180) days prior to the Scheduled Maturity Date; (vi) Agent reasonably determines that all permits required under Legal Requirements are available for the restoration and that the restoration is permitted under applicable Legal Requirements; and (vii) Borrower promptly commences and is diligently pursuing restoration of the Project;
(c)    if the conditions set forth above are not satisfied or the loss exceeds the maximum amount specified in Section 3.2(b) above, in Agent’s sole discretion, Agent may apply any insurance proceeds it may receive to the payment of the Loan without any Spread Maintenance or other prepayment fee but with payment of LIBOR Breakage Costs, if any, or allow all or a portion of such proceeds to be used for the restoration of the Project;
(d)    insurance proceeds applied to restoration will be disbursed on receipt of satisfactory plans and specifications, contracts and subcontracts, schedules, budgets, lien waivers and architects’ certificates, and otherwise in accordance with prudent commercial construction lending practices, terms and conditions for construction loan advances;
(e)    the net proceeds of rent loss and/or business interruption insurance shall be paid to Agent, with any excess available after payment of principal, interest and any other amounts due under the Loan being delivered to Borrower; and
(f)    any excess insurance proceeds remaining after restoration of the Project may be applied to the reduction of the Principal Balance of the Loan, in Agent’s sole discretion.
Section 3.3    Condemnation Awards.  Borrower shall immediately notify Agent of the institution of any proceeding for the condemnation or other taking of the Project or any portion thereof.  Agent may participate in any such proceeding and Borrower will deliver to Agent all instruments necessary or required by Agent to permit such participation.  Without Agent’s prior consent not to be unreasonably withheld, conditioned or delayed, Borrower (1) shall not agree to any compensation or award, and (2) shall not take any action or fail to take any action which would cause the compensation to be determined. Subject to the immediately following sentence, all awards and compensation for the taking or purchase in lieu of condemnation of the Project or any part thereof are hereby assigned to and shall be paid to Agent.  Borrower authorizes Agent to collect and receive such awards and compensation, to give proper receipts and acquittances therefor, and in Agent’s sole discretion to apply the same toward the payment of the Loan (provided, however, no Spread Maintenance shall be due in connection with any such payment), notwithstanding that the Loan may not then be due and payable, or to the restoration of the Project; provided, however, if the award is less than or equal to $10,000,000 and Borrower requests that such proceeds be used for improvements required to be made as a result of such condemnation, Agent will apply the award to such restoration in accordance with disbursement procedures applicable to insurance proceeds provided there exists no Event of Default, subject to the same conditions as are applicable to the application of insurance proceeds to restoration under Section 3.2(b).  In the event that Agent permits (where Agent is not otherwise obligated to do so) such compensation or award to be applied towards restoration of the Project, any excess insurance proceeds remaining after restoration of the Project may be applied to the reduction of the Principal Balance of the Loan, in Agent’s sole discretion (provided, however, no Spread Maintenance shall be due in connection with any such payment). Borrower, upon request by Agent, shall execute all instruments requested to confirm the 

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assignment of the awards and compensation to Agent, free and clear of all Liens, charges or encumbrances, other than Permitted Liens. The provisions of the REAs shall control over any contrary or inconsistent provision of this Section 3.3 or any other provision of this Agreement relating to the use and application of insurance or condemnation proceeds.
ARTICLE  4     
 
ENVIRONMENTAL MATTERS
Section 4.1    Representations and Warranties on Environmental Matters.  To Borrower’s knowledge without additional inquiry, except as set forth in the Site Assessment or as disclosed in the Indemnity Agreement or as otherwise would not reasonably be expected to have a Material Adverse Effect, (1) no Hazardous Material is now or was formerly used, stored, generated, manufactured, installed, disposed of or otherwise present at or about the Project in violation of Environmental Laws (except for cleaning and other products currently used in connection with the operation, routine maintenance or repair of the Project in compliance with Environmental Laws), (2) all permits, licenses, approvals and filings required by Environmental Laws have been obtained, and the use, operation and condition of the Project does not, and did not previously, violate any such requirements under Environmental Laws, and (3) no civil, criminal or administrative action, suit, claim, hearing, investigation or proceeding has been brought or been threatened in writing, nor have any settlements been reached by or with any parties or any Liens imposed in connection with the Project concerning Hazardous Materials or Environmental Laws.
Section 4.2    Covenants on Environmental Matters.
(a)    Borrower shall (i) comply in all material respects with applicable Environmental Laws; (ii) notify Agent promptly upon Borrower’s discovery of any material spill, discharge, release or presence of any Hazardous Material at, upon, under, within, contiguous to or otherwise affecting the Project (except for cleaning and other products used in connection with the operation, routine maintenance or repair of the Project in compliance with Environmental Laws); (iii)  except for cleaning and other products used in connection with operation, routine maintenance or repair of the Project in compliance with Environmental Law and subject to what is permitted under the REAs, promptly remove such Hazardous Materials which could result in liability under or a violation of any Environmental Law which would reasonably be expected to have a Material Adverse Effect and remediate the Project in material compliance with Environmental Laws; (iv) promptly forward to Agent copies of all orders, notices, permits, applications or other communications and reports in connection with any such spill, discharge, release or the presence of any Hazardous Material or any other matters relating to the material requirements of Environmental Laws or any similar Legal Requirements associated therewith, as they may affect the Project, Borrower, Agent or any Bank; and (v) cooperate with any environmental consultant or engineer performing or updating a Site Assessment (as reasonably requested by Agent), including responding to any interview request and the questions propounded thereat.
(b)    Borrower shall (i) not cause, shall prohibit any other Person within the control of Borrower from causing, and shall use prudent, commercially reasonable efforts to prohibit other Persons (including tenants) from causing, any spill, discharge or release, or the use, storage, 

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generation, manufacture, installation, or disposal, of any Hazardous Materials at, upon, under, within or about the Project or the transportation of any Hazardous Materials to or from the Project (except for cleaning and other products used in connection with operations, routine maintenance or repair of the Project in compliance with Environmental Laws) that in any such case could result in liability under or a violation of any Environmental Law which would reasonably be expected to have a Material Adverse Effect, (ii) not conduct, shall prohibit any other Person within the control of Borrower from conducting, and shall use prudent, commercially reasonable efforts to prohibit other Persons (including tenants) from conducting, any activity that requires a permit or other authorization under Environmental Laws that in any such case could result in liability under or a violation of any Environmental Law which would reasonably be expected to have a Material Adverse Effect unless such permit or other authorization has been obtained.
(c)    Borrower shall provide to Agent, at Borrower’s expense promptly upon the reasonable written request of Agent from time to time, a Site Assessment or, if reasonably required by Agent, an update to any existing Site Assessment, to assess the presence or absence of any Hazardous Materials and the potential costs in connection with abatement, cleanup or removal of such Hazardous Materials found on, under, at or within the Project.  Agent agrees, however, that it shall not request a Site Assessment or update more often than once every twelve (12) months, unless (i) Agent has a reasonable basis to believe the Project is not being operated in compliance with Environmental Laws or (ii) an Event of Default shall have occurred and be continuing.  
Section 4.3    Allocation of Risks and Indemnity.  As between Borrower, on one hand, and Agent and the Banks, on the other hand, all risk of loss associated with non-compliance with Environmental Laws, or with the presence of any Hazardous Material at, upon, within, contiguous to or otherwise affecting the Project, shall lie solely with Borrower.  Accordingly, Borrower shall bear all risks and costs associated with any loss (including any loss in value attributable to Hazardous Materials), damage or liability therefrom, including all costs of removal of Hazardous Materials or other remediation required by Agent or by Legal Requirements.  Borrower shall indemnify, defend and hold harmless Agent and the Banks from and against all loss, liabilities, damages, claims, costs and expenses (including reasonable out-of-pocket costs of defense) actually incurred and arising out of or associated, in any way, with non-compliance with Environmental Laws, or the release or the existence of Hazardous Materials in, on, or about the Project, or a breach of any representation, warranty or covenant contained in this Article 4, whether based in contract, tort, implied or express warranty, strict liability, criminal or civil statute or common law; however, Borrower shall not be liable under such indemnification to the extent such loss, liability, damage, claim, cost or expense results solely from Agent’s or the Banks’ (or their respective employees, agents, representatives or contractors) gross negligence or willful misconduct, as determined by a court of competent jurisdiction by a final and non-appealable judgment.  Borrower’s obligations under this Section 4.3 shall arise upon the discovery of the presence of any Hazardous Material (but not for any Hazardous Material introduced to the Project following the sale, foreclosure or deed-in-lieu and without any fault by Borrower, its Affiliates or their agents and employees), whether or not any Governmental Authority has taken or threatened any action in connection with the presence of any Hazardous Material, and whether or not the existence of any such Hazardous Material or potential liability on account thereof is disclosed in the Site Assessment and shall continue notwithstanding the repayment of the Loan or any Transfer of any right, title and interest in the Project (by foreclosure, deed in lieu of foreclosure or otherwise).

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Section 4.4    No Waiver.  Notwithstanding any provision in this Article or elsewhere in the Loan Documents, or any rights or remedies granted by the Loan Documents, Agent and the Banks do not waive and expressly reserve all rights and benefits now or hereafter accruing to Agent and/or the Banks under the “security interest” or “secured creditor” exception under applicable Environmental Laws, as the same may be amended.  No action taken by Agent or the Banks pursuant to the Loan Documents shall be deemed or construed to be a waiver or relinquishment of any such rights or benefits under the “security interest exception.”
Section 4.5    Obligations Unsecured.  Borrower acknowledges and agrees that, notwithstanding anything to the contrary contained in any of the Loan Documents, the representations, warranties and covenants of Borrower contained in this Article 4 are independent obligations which are not secured by the Deed of Trust or any other Loan Document.  Borrower further acknowledges that it is the intent of Agent and the Banks to create separate obligations of Borrower under this Article 4 which can be enforced against Borrower without regard to the existence of the Deed of Trust or the other Loan Documents or the Liens or security interests contained therein.
ARTICLE  5     
 
LEASING MATTERS
Section 5.1    Representations and Warranties on Leases.  Except for matters set forth in Schedule 5.1(a) attached hereto and made a part hereof, Borrower represents and warrants to Agent and the Banks as of the Closing Date, with respect to Leases, that: (1) to Borrower’s knowledge, the rent roll delivered to Agent is true, correct and complete based on Leases in full force and effect on the date hereof; (2) the Leases (including amendments) are in writing, and, to Borrower’s knowledge, there are no oral agreements with respect thereto; (3) to Borrower’s knowledge, the copies of the Leases delivered to Agent are true, correct and complete; (4) to Borrower’s knowledge, neither the landlord nor any tenant has given or received written notice that either is in default under any of the Leases (other than with respect to defaults that have been cured); (5) Borrower has no knowledge of any notice of termination or default with respect to any Lease; (6) Borrower has not assigned or pledged any of the Leases, the rents or any interests therein except to Agent; (7) to Borrower’s knowledge, except as set forth in the rent roll delivered to Agent, no tenant or other party has any right or option to purchase all or any portion of the Project; (8) except as set forth in the Leases, to Borrower’s knowledge, no tenant has the right to terminate its Lease prior to expiration of the stated term of such Lease; and (9) to Borrower’s knowledge, no tenant has prepaid more than one (1) month’s rent in advance (except for bona fide security deposits).
Section 5.2    Standard Lease Form; Approval Rights; Security Deposits.  
(a)    All Leases and material amendments and waivers of any Lease must be executed as commercially reasonable market transactions, as determined in Borrower’s good faith discretion.  All Major Leases must have a minimum rent (including base rent, other fixed charges and Borrower’s good faith projected percentage rent) of $300 per rentable square foot.  Any Major Lease or material amendment or waiver which does not satisfy the foregoing criteria shall be subject to Agent’s reasonable approval.  A “Major Lease” is (i) if the Debt Yield at the time the Lease is 

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executed is less than 8%, any Lease which demises more than 4000 rentable square feet or (ii) if the Debt Yield at the time the Lease is executed is 8% or greater, any Lease which demises more than 10,000 rentable square feet.
(b)    Any Lease other than a Major Lease, and any termination, amendment or waiver of a Lease that is not Major Lease, shall not require Agent’s approval.
(c)    Borrower shall have the right to terminate any Lease provided that (i) Borrower is simultaneously replacing such terminated Lease with one or more Leases that either (x) do not require Agent’s approval or (y) are reasonably approved by Agent, (ii) the tenant thereunder is in default beyond any applicable and cure period, or (iii) the Debt Yield is equal to or greater than 7% excluding the Lease to be terminated. 
(d)    If Borrower delivers a written request for Agent’s approval of any new Lease, material modification, amendment and/or waiver of any Lease or Lease extension, Agent shall give Borrower written notice that either (i) it grants its consent or approves such Lease, (ii) it needs additional information or (iii) it does not grant its consent or does not approve such Lease within ten (10) Business Days after receipt of such request.  Agent’s approval of any Lease shall be deemed granted if (a) a second written request therefor is sent to Agent not less than five (5) Business Days after Borrower’s initial request therefor shall have been received by Agent together with copies of all documentation and information reasonably required by Agent, and (b) within five (5) Business Days after Agent’s receipt of such second request (which shall state in bold, upper case letters that failure to respond thereto within five (5) Business Days after receipt shall constitute deemed approval), Agent shall have failed to deny such approval in writing.  
(e)    Borrower shall hold, in trust, all tenant security deposits.  Within ten (10) days after Agent’s request, Borrower shall furnish to Agent a statement of all tenant security deposits, and copies of all Leases not previously delivered to Agent, certified by Borrower as being true and correct.
(f)    Agent, on behalf of the Banks, agrees, after Borrower’s request and at Borrower’s expense, to enter into a subordination non-disturbance and attornment agreement mutually agreeable to Agent, Borrower and Tenant in connection with any Lease entered into after the date hereof and in compliance with this Section 5.2. Borrower, at Borrower expense, shall obtain from each tenant under a Lease entered into after the date hereof that by its terms is not subordinated to the Deed of Trust a subordination non-disturbance and attornment agreement mutually agreeable to Agent, Borrower and Tenant. 
Section 5.3    Covenants.  Borrower shall (1) perform the obligations which Borrower is required to perform under the Leases in all material respects; (2) enforce the material obligations to be performed by the tenants; (3) promptly furnish to Agent any notice of default or termination received by Borrower from any tenant, and any notice of default or termination given by Borrower to any tenant; (4) not collect any rents for more than one (1) month in advance of the time when the same shall become due, except for bona fide security deposits; (5) except for Approved Leases, not enter into any ground lease, sandwich lease or master lease of any portion of the Project; (6) not further assign or encumber any Lease; (7) except as permitted under Section 5.2 above, not 

49

cancel or accept surrender or termination of any Lease without Agent’s consent (not to be unreasonably withheld, conditioned or delayed); and (8) except as permitted under Section 5.2 above, not modify or amend any Lease (except for minor modifications and amendments entered into in the ordinary course of business, consistent with prudent property management practices, not affecting the economic terms of such Lease, and any action in violation of clauses (5), (6), (7) and (8) of this Section 5.3 shall be void at the election of Agent.
Section 5.4    Tenant Estoppels.  At Agent’s request (but no more frequently than one time per Loan Year, unless in connection with an Event of Default, an Assignment or a Participation) and subject to the applicable Lease provisions, Borrower shall use commercially reasonable efforts to obtain and furnish to Agent, written estoppels in form and substance reasonably satisfactory to Agent (or in the form or substance required under such Lease), executed by tenants under Leases in the Project and confirming the term, rent and other provisions and matters relating to the Leases.
ARTICLE  6     
 
REPRESENTATIONS AND WARRANTIES
Borrower represents and warrants to Agent and the Banks as of the Closing Date that:
Section 6.1    Organization and Power.  (1) Each Loan Party is duly organized, validly existing and in good standing under the Legal Requirements of the state of its formation or existence set forth on the organizational chart attached hereto as Schedule 6.1, (2) each Loan Party is qualified to do business and in good standing under the Legal Requirements of every state in which it does business or is otherwise required to qualify under that state’s Legal Requirements, except where the failure to so qualify would not reasonably be expected to have a Material Adverse Effect, (3) each Borrower is in compliance with Legal Requirements applicable to doing business in the State of Nevada, except where any such failure to comply would not reasonably be expected to have a Material Adverse Effect, and (4) each Loan Party has the power and authority to own its property, borrow or guarantee, as the case may be, the Loan and enter into and perform its obligations under the Loan Documents. Borrower is not a “foreign person” within the meaning of § 1445 (f)(3) of the Internal Revenue Code, as amended.
Section 6.2    Validity of Loan Documents.  The execution, delivery and performance by Borrower and each Borrower Party of the Loan Documents: (1) are duly authorized and do not require the consent or approval of any other party or Governmental Authority which has not been obtained; and (2) will not violate any Legal Requirement or result in the imposition of any lien, charge or encumbrance upon the assets of any such party, except as contemplated by the Loan Documents.  The Loan Documents have been duly executed and delivered and constitute the legal, valid and binding obligations of Borrower and each Borrower Party, enforceable in accordance with their respective terms, subject to applicable Creditors’ Rights Laws generally affecting the enforcement of creditors’ rights.
Section 6.3    Liabilities; Litigation; Bankruptcy.
(a)    The financial statements delivered by Borrower and each Borrower Party are true, correct and complete in all material respects with no significant change since the date of 

50

preparation. Except as disclosed in such financial statements, there are no liabilities (fixed or contingent) affecting the Project, Borrower or any Borrower Party that would reasonably be expected to have a Material Adverse Effect.  Except as disclosed in such financial statements or on Schedule 6.3 attached hereto and made a part hereof, there is no litigation, administrative proceeding, investigation or other legal action (including any proceeding under any Creditors’ Rights Law) pending or, to the knowledge of Borrower, threatened, against the Project, Borrower or any Borrower Party which if adversely determined would reasonably be expected to  have a Material Adverse Effect.
(b)    Neither Borrower nor any Borrower Party is contemplating either the filing of a petition by it under any Creditors’ Rights Law or the liquidation of all or a major portion of its assets or property, and neither Borrower nor any Borrower Party has knowledge of any Person contemplating the filing of any such petition against it.
Section 6.4    Taxes and Assessments.  The Project is comprised of one or more parcels, each of which constitutes a separate tax lot and none of which constitutes a portion of any other tax lot.  There are no pending or, to Borrower’s knowledge, proposed, special or other assessments for public improvements or otherwise affecting the Project.
Section 6.5    Other Agreements; Defaults.  
(a)    Neither the execution, delivery or performance by each Borrower Party of the Loan Documents to which it is a party (including, without limitation, the granting of Liens pursuant to the respective Loan Documents), nor compliance by each such Borrower Party with the terms and conditions thereof, nor the consummation of the transactions contemplated therein (i) will contravene any provision of any Legal Requirement applicable to such Borrower Party, (ii) will conflict with or result in any breach of any of the terms, covenants, conditions or provisions of, or constitute a default under, or result in the creation or imposition of (or the obligation to create or impose) any Lien (except pursuant to the respective Loan Document) upon any of the property or assets of such Borrower Party pursuant to the terms of any contractual obligation to which such Borrower Party is a party or by which it or any of its property or assets is bound or to which it or any of its property or assets may be subject, (iii) will violate any provision of any organizational document of such Borrower Party, where any such contravention, conflict, violation, breach or default referred to in clause (i), (ii) or (iii) of this Section 6.5(a), would reasonably be expected to have a Material Adverse Effect, or (iv) requires any approval or consent of partners, members or any other Person which has not been obtained.  
(b)    Neither Borrower nor any Borrower Party is a party to any agreement or instrument or subject to any court order, injunction, permit or restriction which would reasonably be expected to have a Material Adverse Effect.  Neither Borrower nor any Borrower Party is in violation of any agreement which violation would reasonably be expected to have a Material Adverse Effect.  Neither Borrower nor any Borrower Party has (i) entered into any agreement, the default by Borrower or such Borrower Party, as the case may be, under which may result in an Event of Default under this Agreement or any of the other Loan Documents, or (ii) granted a Lien on any of the collateral for the Loan to secure any obligation of Borrower or any Borrower Party under any 

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agreement with any Person other than Agent and/or the Banks.  Borrower is not a party to, or bound by, any so-called integrated cash management arrangement with any of its Affiliates or sponsors.
Section 6.6    Compliance with Legal Requirements.
(a)    Borrower has all material requisite approvals, consents, licenses, permits, franchises, qualifications, certificates of occupancy or other governmental authorizations to own, lease and/or operate the Project as currently operated and to carry on its business as currently conducted, and except as set forth on Schedule 6.6(a), the Project is in compliance with all material Legal Requirements and except as shown in any property condition report provided to Agent, is free of structural defects, and all building systems contained therein are in good working order, subject to ordinary wear and tear.  Except as set forth on Schedule 6.6(a) and in the Zoning Report, the Project does not constitute, in whole or in part, a non-conforming use under Legal Requirements;
(b)    No notice of condemnation has been received by Borrower and, to Borrower’s knowledge, no condemnation is contemplated with respect to all or any portion of the Project or for the relocation of roadways providing access to the Project; and
(c)    The Project (taking into account the easements and other rights appurtenant thereto under the REAs) has adequate rights of legal and physical access to public rights of ways and is served by adequate water, sewer, sanitary sewer and storm drain facilities.  All public utilities necessary or convenient to the use and enjoyment of the Project for its current purpose are located in the public right-of-way near the Project, and all such utilities are connected so as to serve the Project without passing over other property, except to the extent such other property is subject to the REAs or another perpetual easement benefitting Project.  All roads necessary for the utilization of the Project for its current purpose have been completed and dedicated to public use and accepted by all Governmental Authorities or are reasonably accessible to the Project pursuant to the REAs or another perpetual easement benefitting the Project. 
Section 6.7    Location of Borrower.  Each Borrower’s principal place of business and chief executive offices are, and the office where each Borrower maintains all records relating to the Project and the other collateral under the Loan Documents is, located at the address stated in Section 11.1.
Section 6.8    ERISA.  
(a)    There is no Lien outstanding or security interest given by any Loan Party or member of the Controlled Group in connection with any Pension Plan.  No Loan Party or member of the Controlled Group has incurred any withdrawal liability under Section 4201 of ERISA with respect to such any Loan Party’s or Controlled Group member’s complete or partial withdrawal from any Multiemployer Plan, except where such withdrawal liability could not reasonably be expected to have a Material Adverse Effect.  No accumulated funding deficiency (whether or not waived) under Section 412 of the Code or Section 302 of ERISA has occurred with respect to any Pension Plan except where such accumulated funding deficiency could not reasonably be expected to have a Material Adverse Effect.

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(b)    No part of the funds to be used by a Loan Party in satisfaction of their respective obligations under this Agreement and the other Loan Documents, constitute “plan assets” within the meaning of Department of Labor regulation 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of ERISA, of any “employee benefit plan” within the meaning of Section 3(3) of ERISA that is subject to Title I of ERISA, any “plan” within the meaning of Section 4975 of the Code that is subject to Section 4975 of the Code or any entity the underlying assets of which are deemed to include plan assets
Section 6.9    Margin Stock.  No part of the proceeds of the Loan will be used for purchasing or acquiring any “margin stock” within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System.
Section 6.10    Tax Filings.  Borrower has filed (or has obtained effective extensions for filing) all federal, state and other material tax returns required to be filed and have paid or made adequate provision for the payment of all federal, state and other material taxes, charges and assessments payable by Borrower (other than the payment of any taxes, charges, and assessments the amount or validity of which are currently being contested in good faith by appropriate proceedings and with respect to which appropriate reserves have been provided in the books of Borrower).
Section 6.11    Solvency.  Giving effect to the Loan, the fair saleable value of Borrower’s assets exceeds and will, immediately following the making of the Loan, exceed Borrower’s total liabilities, including, without limitation, subordinated, unliquidated, disputed and contingent liabilities.  The fair saleable value of Borrower’s assets is and will be immediately following the making of the Loan, greater than Borrower’s probable liabilities, including the maximum amount of its contingent liabilities on its Debts as such Debts become absolute and matured.  Borrower’s assets do not and, immediately following the making of the Loan will not, constitute unreasonably small capital to carry out its business as conducted or as proposed to be conducted.  Borrower does not intend to, and does not believe that it will, incur Debts and liabilities (including contingent liabilities and other commitments) beyond its ability to pay such Debts as they mature (taking into account the timing and amounts of cash to be received by Borrower and the amounts to be payable on or in respect of obligations of Borrower).
Section 6.12    Full and Accurate Disclosure.  To Borrower’s knowledge, no statement of fact made by or on behalf of Borrower or any Borrower Party in this Agreement or in any of the other Loan Documents contains any untrue statement of a material fact or omits to state any material fact necessary to make statements contained herein or therein, taken as a whole, not materially misleading.  There is no fact presently known to Borrower which has not been disclosed to Agent which materially and adversely affects, nor as far as Borrower can foresee, might materially and adversely affect, the Project or the business, assets, properties, operations or condition (financial or otherwise) of Borrower.
Section 6.13    Single Purpose Entity.  Each Borrower is and has at all times since its respective formation been a Single Purpose Entity (except that neither Borrower has had Independent Managers and neither Borrower’s operating agreement has contained all provisions required by Section 8.14 prior to the date hereof).

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Section 6.14    Property Specific Representations.
(a)    Borrower has good, marketable, insurable and indefeasible fee simple title to the Project, to the extent constituting real property, subject to no Liens or other encumbrances except Permitted Liens.
(b)    Except as set forth in the Zoning Report, the Project complies in all material respects with all applicable zoning ordinances and no special use permits are required for the continued use of the Project for its current use.
Section 6.15    Taxpayer I.D. Number.  Esplanade Owner’s U.S. taxpayer identification number is 37-1843558 and Plaza Owner’s U.S. taxpayer identification number is 37-1844538.
Section 6.16    Organization I.D. Number.  Esplanade Owner’s entity number is E0519572016-5 and Plaza Owner’s entity number is E0529732016-7.
Section 6.17    Legal Name.  Each Borrower’s exact legal name, as that name appears on its Articles of Organization, is as set forth on the first page hereof.
Section 6.18    Use of Proceeds.  Borrower is borrowing the Loan for its own use and not as an agent for any third party and for only lawful purposes.
ARTICLE  7     
 
FINANCIAL REPORTING
Section 7.1    Financial Statements.
(a)    Quarterly Reports.  Borrower shall deliver to Agent within sixty (60) days after the end of each calendar quarter with respect to the first three calendar quarters of each calendar year:
(i)    an unaudited balance sheet and statement of operations (showing quarterly and year-to-date activity) in accordance with GAAP for each Borrower and for the Project for such calendar quarter, and a compliance certificate setting out the Interest Coverage Ratio and the Debt Yield as of the end of such calendar quarter; and
(ii)    quarterly leasing status reports (until the Project is 95% leased) and rent rolls/occupancy summaries for the Project.
(b)    Annual Reports.  
(i)    Borrower shall deliver to Agent within one hundred twenty (120) days after the end of each calendar year current, certified, unaudited (as of the end of such calendar year) financial statements in accordance with GAAP (balance sheet, statement of operations, statement of member’s equity, statement of cash flows and footnotes) for each Borrower and for the Project, and a compliance certificate setting out the Interest Coverage Ratio and the Debt Yield as of the end of such calendar quarter; and

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(ii)    annually, upon request, Borrower shall cause each Guarantor to deliver to Agent, within one hundred twenty (120) days after the fiscal year-end, a certified, unaudited statement of such Guarantor’s net worth.
(c)    Appraisals.  Within forty-five (45) days before each of the second, fourth and sixth anniversary of the date of the Appraisal delivered in connection with underwriting the Loan, Agent or any of the Banks may commission a new and/or updated Appraisal of the Project, which Appraisal shall be obtained at Borrower’s sole cost and expense, but no more than $10,000 in the aggregate.  In addition to the foregoing, Agent may, at its option, commission a new and/or updated Appraisal of the Project from time to time after the date hereof; provided, however, that Borrower shall only be required to reimburse Agent for such new and/or updated Appraisal if an Event of Default exists or if such Appraisal is required by applicable Legal Requirements.
(d)    Certification; Supporting Documentation.  Each such report and financial statement of Borrower shall be in scope and detail reasonably satisfactory to Agent and shall be accompanied by a certificate of a duly authorized representative of Borrower, stating that such information is true, correct and complete and that, to the best of his or her knowledge, no Event of Default has occurred, or if an Event of Default has occurred, specifying the nature thereof and the action proposed to be taken with respect thereto.
Section 7.2    Accounting Principles.  All financial statements shall be prepared in accordance with GAAP.  
Section 7.3    Other Information.  Each Borrower shall deliver, or cause to be delivered, to Agent such reasonably requested additional information regarding Borrower, its subsidiaries, its business, any Borrower Party, and the Project within forty-five (45) days after Agent’s request therefor; provided, however, that with respect to any Guarantor as of the date hereof, it shall not be deemed a reasonable request if Agent requests any additional information other than updates to the information delivered by such Guarantor in connection with the closing of the Loan.
Section 7.4    Annual Budget.  Within ninety (90) days after the commencement of each fiscal year, Borrower will provide to Agent its annual operating and capital improvements budget for such fiscal year.
Section 7.5    Audits and Records.
(a)    Agent shall have the right to choose and appoint a certified public accountant to perform financial audits as it reasonably deems necessary.  Borrower shall be responsible for the cost of any such audit if it is performed during the continuance of an Event of Default or if it discloses any material misstatement in Borrower’s financial statements previously delivered pursuant to this Agreement. Borrower shall permit Agent and any Bank(s) to examine such records, books and papers of Borrower which reflect upon its financial condition and the income and expense relative to the Project; and
(b)    At any time during regular business hours upon reasonable prior written notice, Borrower shall permit Agent, Bank(s) and/or any of their respective agents or representatives (including any auditor chosen by Agent) to have access to, and to examine, all of Borrower’s books 

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and records, including, without limitation, those relating to the ownership, development, management, leasing and/or operation of the Project and permit Agent and any Bank(s) to copy and make abstracts from any and all of Borrower’s books and records relating to the Project.
Section 7.6    Annual Ownership Report.  At Agent’s request, within thirty (30) days after the end of each calendar year, Borrower shall deliver to Agent, then-current organizational chart of Borrower with the same level of detail provided for in the form attached hereto as Schedule 6.1.
Section 7.7    Electronic Submissions.  Subject to Section 11.1 as to any approval, consent, demand, notice or, request, any budgets, reports, statements, rent rolls (which shall contain at least the following information:  rent roll date, tenant name, suite or unit identification, type of space, rentable square foot area, base rent per rentable square foot, annual base rent, expense reimbursements, lease commencement date, rent commencement date and lease expiration date), leasing reports, sales reports and/or other information required to be submitted by Borrower or its agents, contractors or employees to Agent under this Agreement shall be delivered electronically via email in PDF or other electronic format to Agent at the email address from time to time to be designated by the relevant loan officer of Agent.
ARTICLE  8     
 
COVENANTS
Borrower covenants and agrees with Agent and the Banks as follows:
Section 8.1    Due on Sale and Encumbrance; Transfers of Interests.  
(a)    Without the prior approval of Agent, which may be withheld in its sole and absolute discretion, other than a Permitted Transfer, the Loan shall become due and payable upon the occurrence of any Transfer referred to in Section 8.1(b).
(b)    Without limiting the foregoing, except with respect to Permitted Transfers (for which the consent of Agent shall not be required):
(i)    neither Borrower nor any other Person having a direct or indirect legal, beneficial or record ownership or economic interest in Borrower shall (x) directly or indirectly Transfer all or any portion of its, his or her interest in the Project or any part thereof (including any ownership or economic interest in Borrower); (y) further encumber, alienate, grant a Lien or grant any other interest in the Project or any part thereof (including any ownership or economic interest in Borrower), whether voluntarily or involuntarily; or (z) enter into any easement or other agreement granting rights in or restricting the use or development of the Project; and
(ii)    no new manager or member having the ability to control the affairs of Borrower shall be admitted to or created in Borrower (nor shall any existing manager, managing member or controlling member withdraw from Borrower), and no change in Borrower’s organizational documents relating to control over Borrower and/or the Project shall be effected.

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(c)    With respect to any and all Transfer(s), promptly upon any Loan Party having knowledge of the same, if such Transfer resulted or would result in a Person owning twenty percent (20%) or more of the direct or indirect interests in Borrower (or such lesser percentage as may be required from time to time under applicable Legal Requirements) who was not a beneficial owner of at least twenty percent (20%) of such interests prior to the Transfer, then Borrower shall provide Agent with (i) notice of such Transfer, (ii) sufficient information about the transferee so that Agent and the Banks may fulfill their “know your customer” requirements (which, by way of example, may include the receipt and review of copies of operating agreements, by-laws, partnership agreements, articles of incorporation, articles of organization, certificates of formation, certificates of good standing, W-9 forms, updated organizational charts, valid governmental forms of identification and such other information or documentation reasonably required by Agent and the Banks with respect to such “know your customer” requirements) and (iii) such other information or documentation reasonably required by Agent and the Banks from time to time with respect to such “know your customer” requirements, and such Permitted Transfer shall, unless such transaction involved publicly traded securities, require Agent’s written confirmation (which confirmation shall not be unreasonably delayed) that such transferee is neither an Embargoed Person, a Prohibited Person or a restricted person described in Article 14, failing which such proposed Permitted Transfer shall be void ab initio.  With respect to a transaction involving publicly traded securities, Borrower shall, promptly after it acquires knowledge thereof, so advise Agent and Agent shall then either promptly confirm or reject that the applicable transferee is neither an Embargoed Person, a Prohibited Person or a Restricted Person described in Article 14.
(d)    As used in this Section 8.1, “Transfer” shall include the sale, transfer, conveyance, grant, mortgage, pledge hypothecation, lease, license, declaration of trust, assignment or other disposal of a legal or beneficial ownership or economic interest in (i) the Project, (ii) any membership interest in Borrower, and (iii) any membership interest in any sole member of Borrower; “Transfer” shall not include the leasing of portions of the Project so long as Borrower complies with the provisions of the Loan Documents relating to such leasing activity.  In addition, “Transfer” shall not include the disposition of personal property in the ordinary course of business or the creation, modification or termination of any Permitted Lien.
(e)    Notwithstanding anything in this Section 8.1 to the contrary, there shall be no change in the day-to-day control, management and advisory service of Borrower, except (x) in accordance with this Agreement and Borrower’s operating agreement as it exists on the date hereof and (y) in connection with any Permitted Transfer.  
Section 8.2    Taxes; Charges.  Except to the extent REA Counterparty is obligated to pay the same pursuant to the REAs, Borrower shall pay before any fine, penalty, interest or cost may be added thereto, and shall not enter into any agreement to defer, any real estate taxes and assessments, franchise taxes and charges, and other governmental charges that may become a Lien upon the Project or become payable during the term of the Loan, and will promptly furnish Agent with evidence of such payment; provided, however, that Borrower shall be permitted to contest the same in good faith by appropriate proceedings and with respect to which appropriate reserves have been provided in the books of the Borrower.  Borrower shall not suffer or permit the joint assessment of the Project with any other real property constituting a separate tax lot or with any other real or personal property.  Borrower shall pay when due all claims and demands of mechanics, materialmen, 

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laborers and others which, if unpaid, might result in a Lien on the Project; however, Borrower may contest the validity of such claims and demands so long as (a) Borrower notifies Agent that it intends to contest such claim or demand, (b) Borrower provides Agent with an indemnity, bond or other security reasonably satisfactory to Agent (including an endorsement to Agent’s title insurance policy insuring against such claim or demand, if available) assuring the discharge of Borrower’s obligations for such claims and demands, including interest and penalties, and (c) Borrower is diligently contesting the same by appropriate legal proceedings in good faith and at its own expense and concludes such contest prior to the tenth (10th) day preceding the earlier to occur of the Maturity Date or the date on which the Project is scheduled to be sold for non-payment.
Section 8.3    Project Management.  The Project is and shall continue to be managed by Borrower or one of its Affiliates.  In no event, may Borrower (i) enter into a property or asset management or leasing agent agreement without Agent’s prior reasonable consent and then only if the manager or leasing agent (“Manager”) is reasonably acceptable to Agent and enters into an assignment and subordination agreement with respect to its agreement with Borrower in form and substance reasonably acceptable to Agent or (ii) amend or terminate any such management or leasing agent agreement without Agent’s prior reasonable consent.  Agent may (x) remove any Manager who is an Affiliate of Borrower upon an Event of Default or a default beyond applicable cure periods under such management or leasing agent agreement and (y) remove any Manager for fraud, gross negligence, willful misconduct or misappropriation of funds, and Manager will agree to the foregoing in the assignment and subordination agreement.
Section 8.4    Operation; Maintenance; Inspection; Alterations.  
(a)    Borrower shall observe and comply in all material respects with all Legal Requirements applicable to the ownership, use and operation of the Project. Borrower shall maintain the Project in good condition and promptly repair any damage or casualty, subject to the terms of this Agreement. Borrower shall permit Agent and its agents, representatives and employees, upon reasonable prior notice to Borrower during normal business hours, to inspect the Project and conduct such environmental and engineering studies as Agent may require, provided such inspections and studies do not materially interfere with the use and operation of the Project.
(b)    Borrower shall obtain Agent’s prior consent to any alterations of any portion of the Project that will have a Material Adverse Effect. In addition, No approval shall be required for (i) alterations required by applicable Legal Requirements, (ii) alterations pursuant to any (x) Lease existing as of the date hereof, or (y) any Approved Lease, or (iii) alterations that are non-structural, such as carpeting or painting.
(c)    Any request for Agent’s prior consent to an alteration that is required under this Agreement shall be delivered to Agent together with all materials reasonably determined by Borrower to be necessary for Agent to evaluate such request.  If Agent does not notify Borrower of its disapproval of a proposed alteration (with reasonably detailed reasons therefor) within ten (10) Business Days after request by Borrower, then the same shall be deemed approved.  Borrower shall promptly reimburse Agent for its out-of-pocket costs and expenses reasonably incurred in reviewing any request.

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Section 8.5    Taxes on Security.  Borrower shall pay all taxes, charges, filing, registration and recording fees, excises and levies payable with respect to the Note or the Liens created or secured by the Loan Documents, other than Taxes imposed on (or measured by) net income (however denominated), franchise Taxes, and branch profits or similar Taxes imposed on Agent or the Banks.  If there shall be enacted any Legal Requirements (1) deducting the Loan from the value of the Project for the purpose of taxation, (2) affecting any Lien on the Project, or (3) changing existing Legal Requirements of taxation of mortgages, deeds of trust, security deeds, or debts secured by real property, or changing the manner of collecting any such taxes, Borrower shall promptly pay to Agent, on demand, all taxes, costs and charges for which Agent is or may be liable as a result thereof; provided; however, that (i) this Section 8.5 shall not apply to Taxes imposed on (or measured by) net income (however denominated), franchise Taxes, and branch profits or similar Taxes imposed on Agent or the Banks and (ii) if such payment would be prohibited by Legal Requirements or would render the Loan usurious, then instead of collecting such payment, Agent may declare all amounts owing under the Loan Documents to be immediately due and payable.
Section 8.6    Legal Existence; Name; Organizational Documents.  
(a)    Each Borrower shall preserve and keep in full force and effect its entity status, franchises, rights and privileges under the Legal Requirements of the state of its formation and in every state in which it does business, and all material qualifications, licenses and permits applicable to the ownership, use and operation of the Project.  Neither Borrower nor any sole member of such Borrower shall wind up, liquidate, dissolve, reorganize, merge, or consolidate with or into, or convey, sell, assign, transfer, lease, or otherwise dispose of all or substantially all of its assets to, or acquire all or substantially all of the assets of the business of, any Person, or permit any subsidiary of Borrower to do so.  
(b)    Each Borrower shall conduct business only in its own name and shall not change its name, identity, or organizational structure, or the location of its chief executive office or principal place of business unless Borrower (i) shall have obtained the prior consent of Agent to such change not to be unreasonably withheld, conditioned or delayed, and (ii) shall have taken all actions necessary or requested by Agent to file or amend any financing statement or continuation statement to assure perfection and continuation of perfection of security interests under the Loan Documents.  
(c)    Borrower shall not, nor shall it permit any sole member of such Borrower, if any, to, amend such Borrower’s organizational documents without the prior consent of Agent, and each Borrower shall maintain its separateness as an entity, including maintaining separate books (subject, however, to Section 8.14(a)(viii)), records, and accounts and observing corporate and partnership formalities independent of any other entity, shall pay its obligations with its own funds and shall not commingle funds or assets with those of any other entity.
Section 8.7    Affiliate Transactions.  Without the prior consent of Agent, Borrower shall not engage in any transaction affecting the Project with an Affiliate of Borrower, except for arm-length transactions that are no less favorable to Borrower than would generally be available in the marketplace for a similar transaction with an unaffiliated third-party.  It is hereby agreed that the 

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REAs and any Approved Lease existing as of the date hereof shall not be considered affiliate transactions for the purposes of this Section 8.7.
Section 8.8    Limitation on Other Debt.  Borrower shall not, without the prior consent of Agent, incur any Debt other than the Loan and customary trade payables (including planned capital improvements) which are payable, and shall be paid, within sixty (60) days of when incurred.
Section 8.9    Further Assurances.  Borrower shall within ten (10) Business Days after Agent’s request (1) cure any defects in the execution and delivery of the Loan Documents, and (2) execute and deliver, or cause to be executed and delivered, all such other documents, agreements and instruments as Agent may reasonably request to further evidence and more fully describe the collateral for the Loan, to correct any omissions in the Loan Documents, to perfect, protect or preserve any Liens created under any of the Loan Documents, or to make any recordings, file any notices, or obtain any consents, as may be necessary or appropriate in connection therewith and to consummate fully the transaction contemplated under this Agreement and the other Loan Documents.
Section 8.10    Estoppel Certificates.  Borrower, within fifteen (15) days after request (but not more often than one time per Loan Year, unless in connection with an Event of Default, Assignment or Participation), shall furnish to Agent a statement, duly acknowledged, setting forth the amount due on the Loan, the interest rate, the date to which interest has been paid, whether any known offsets or defenses exist against the Loan and, if any are alleged to exist, the nature thereof in detail, and stating that no Event of Default has occurred, or if an Event of Default has occurred, specifying the nature thereof and the action proposed to be taken with respect thereto, and such other matters as Agent reasonably may request.
Section 8.11    Notice of Certain Events.  Borrower shall promptly notify Agent of (1) any Event of Default, together with a detailed statement of the steps being taken to cure such Event of Default; (2) any notice of default received or sent by Borrower under other obligations relating to the Project or otherwise material to Borrower’s business which would reasonably be expected to result in a Material Adverse Effect on Borrower or the Project; (3) any pending legal, judicial or regulatory proceedings, including any dispute between Borrower and any Governmental Authority, affecting Borrower or the Project which would reasonably be expected to result in a Material Adverse Effect, and (4) any change in the information provided in the Certification Regarding Beneficial Owners of Legal Entity Customers that was delivered on the date hereof.
Section 8.12    Indemnification.  Borrower shall defend, indemnify and hold harmless Agent and the Banks and their respective directors, officers, employees, attorneys, agents, successors and assigns from and against any and all deficiencies, losses, liabilities, claims, damages, expenses, obligations, penalties, actions, judgments, awards, suits, costs or disbursements of any kind or nature whatsoever, including reasonable attorneys’ fees and expenses, in connection with (1) any inspection, review or testing of or with respect to the Project, (2) any investigative, administrative, mediation, arbitration, or judicial proceeding, whether or not Agent or the Banks are designated a party thereto, commenced or threatened at any time (including after the repayment of the Loan) in any way related to the execution, delivery or performance of any Loan Document or to the Project, (3) any proceeding instituted by any Person claiming a Lien, and (4) any brokerage commissions 

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or finder’s fees claimed by any broker or other party in connection with the Loan, the Project, or any of the transactions contemplated in the Loan Documents, including, without limitation, those arising from the joint, concurrent, or comparative negligence of Agent, except to the extent any of the foregoing is caused by Agent’s or any Bank’s gross negligence or willful misconduct (including that of the employees, agents, representatives and contractors of each, in each case acting within the scope of their authority), as determined by a court of competent jurisdiction by a final and non-appealable judgment; provided, that, Borrower’s indemnification obligations to Agent and the Banks pursuant to this Section 8.12 shall continue in full force and effect with respect to each other Bank that did not commit the gross negligence or willful misconduct.  Borrower shall have no liability under this Section 8.12(i) for Taxes imposed on (or measured by) net income (however denominated), franchise Taxes, and branch profits or similar Taxes imposed on Agent or the Banks, other than any such Taxes relating to indemnification for amounts other than such Taxes, and (ii) in connection with any litigation or other dispute between Agent and one or more of the Banks and/or between any Bank and any other Bank.
Section 8.13    Compliance With Legal Requirements.  Borrower shall fully, faithfully and punctually comply (and shall use commercially reasonable efforts to cause all lessees and other Persons that occupy or enter upon the Project at all times so to comply) with all material Legal Requirements of any Governmental Authority having jurisdiction over Borrower or the Project now or hereafter in effect (including any of the foregoing that heretofore have been promulgated but which are not yet in effect), in each instance as modified, amended, renewed and/or extended, which are applicable to Borrower, to the Project or any portion thereof, to the use, manner of use, occupancy, possession, condition, operation, maintenance, alteration, repair, replacement, or restoration of the Project or any portion thereof or to the conduct of Borrower’s business at the Project (“Requirements”), including, without limitation, Requirements that, if violated, would cause the Project or a part thereof to be subject to forfeiture.  Notwithstanding the foregoing, Borrower may contest the validity of such Requirements so long as (a) Borrower notifies Agent that it intends to contest the same, (b) Borrower is diligently contesting the same by appropriate legal proceedings in good faith and at its own expense, and (c) such contest will not subject Borrower, any Borrower Party or the Project to any potential civil or criminal liability.
Section 8.14    Single Purpose Covenants.  
(a)    Each Borrower shall at all times be a Single Purpose Entity.  For the purpose of this Agreement a “Single Purpose Entity” means a Person which shall at all times:  (i) exist solely for the purpose of, and not engage in any business or activity other than, the owning, operating, financing, leasing and otherwise dealing with the Project and activities incidental thereto; (ii) not acquire or own any assets other than the Project and such incidental personal property as may be necessary for the ownership and operation thereof; (iii) not incur any indebtedness, secured or unsecured, direct or contingent (including guaranteeing any obligation) other than as expressly permitted by this Agreement; (iv) maintain its books and records separate from any other Person; (v) maintain its bank accounts separate from any other Person; (vi) conduct business in its own name; (vii) hold all of its assets in its own name and not commingle its assets with those of any other Person; (viii) maintain its financial statements, accounting records and other entity documents separate from any other Person; provided, however, that the assets of any Borrower may be included in a consolidated financial statement of its Affiliate (such assets shall also be listed on Borrower’s 

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own separate balance sheet); (ix) pay its own liabilities and expenses (including, without limitation, salaries of its own employees, if any) only out of its own funds, to the extent there is sufficient income from the Project to do so, it being understood and agreed that the foregoing shall not require such Borrower’s indirect or direct members to make any additional capital contributions to such Borrower; (x) observe all organizational formalities necessary to maintain its separate existence, or fail to preserve its existence as an entity duly organized, validly existing and in good standing (if applicable) under the applicable Legal Requirements of the jurisdiction of its organization or formation; (xi) except for capital contributions or capital distributions permitted under the terms and conditions of such Borrower’s organizational documents and properly reflected on its books and records, the REAs, any Approved Leases and any agreements entered into in accordance with Section 8.7, not enter into or be party to any transaction with its partners, members, stockholders or Affiliates except in the ordinary course of its business and on terms and conditions that are intrinsically fair, commercially reasonable and are no less favorable to such Borrower than would be obtained in a comparable arms-length transaction with an unaffiliated third party; (xii) except as contemplated hereby, not guarantee or become obligated for the debts of any other Person; (xiii) not (1) except as contemplated hereby, hold out its credit or assets as being available to satisfy the obligations of any other Person or otherwise pledge its assets to secure the obligations of any other Person or (2) make any loans or advances to any Person, or (3) own any stock or securities of, any Person, or (4) buy or hold evidence of indebtedness issued by any other Person or (5) with respect to such Borrower, own any subsidiary, or make any investment in, in any Person (or, with respect to such Borrower’s sole member, own any subsidiary, or make any investment in any Person other than its investment in such Borrower); (xiv) not acquire obligations or securities of its partners, members, stockholders or other Affiliates, as applicable; (xv) allocate fairly and reasonably any shared expenses (including, without limitation, office space and services performed by an employee of an Affiliate) with any other Person and promptly reimburse any such other Person for expenses incurred on behalf of Borrower; (xvi) use separate stationery, invoices, and checks bearing its own name; (xvii) not pledge its assets for the benefit of any other Person or make any loans or advances to any Person; (xviii) hold itself out as a separate and distinct entity under its own name and not as a division or part of any Person; (xix) correct any known misunderstanding regarding its separate and distinct identity; (xx) intend to maintain adequate capital in light of its contemplated business obligations; provided, however, that the foregoing shall not require such Borrower’s members, partners or shareholders to make additional capital contributions to such Borrower; (xxi) (1) comply in all respects with the provisions of its organizational documents and (2) not amend, modify, terminate or fail to comply with the provisions of its organizational documents to the extent the same relate to its Single Purpose Entity status, in each case without the prior written consent of Agent (not to be unreasonably withheld); (xxiii) not, to the fullest extent permitted by Legal Requirements, (1) dissolve or liquidate or consolidate or terminate or transfer or otherwise dispose of all or substantially all of its assets or change its legal structure or merge with or into any other entity in whole or in part, or (2) take any Material Action or action that might cause such entity to become insolvent, in each case, without the unanimous written consent of all of its partners or members, as applicable, and the written consent of all directors or managers of such Borrower or such Borrower’s sole member, as applicable , including, without limitation, the Independent Manager; (xxiv) not maintain its assets in such a manner that it will be costly or difficult to segregate, ascertain or identify its individual assets from those of any other Person; (xxv) not fail to (1) file its own tax returns separate from those of any other Person, except to the extent that such Borrower 

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is treated as a “disregarded entity” or part of a consolidated (or combined) group for tax purposes and is not required to file its own tax returns under applicable Legal Requirements and (2) pay any taxes required to be paid under applicable Legal Requirements; provided, however, that such Borrower shall not have any obligation to reimburse its equityholders or their Affiliates for any taxes that such equityholders or their Affiliates may incur as a result of any profits or losses of such Borrower; (xxv) not have any of its obligations guaranteed by an Affiliate, except as contemplated by the Loan Documents; (xxvi) not identify itself as a department or division of any other Person; (xxviii) omitted; and (xxix) with respect to such Borrower, have organizational documents that provide that (1) upon the occurrence of any event that causes the last remaining member of such Borrower (“Member”) to cease to be the member of such Borrower (other than (x) upon an assignment by Member of all of its member’s interest in such Borrower and the admission of the transferee in accordance with the Loan Documents and such Borrower’s operating agreement, or (y) the resignation of Member and the admission of an additional member of such Borrower in accordance with the terms of the Loan Documents and such Borrower’s operating agreement), the personal representative of Member shall, within ninety (90) days, agree in writing to continue the existence of such Borrower and to the admission of such personal representative or its nominee or designee, as the case may be, as a substitute member of such Borrower, effective as of the occurrence of the event that caused Member to cease to be a member of such Borrower, and any Person acting as the Independent Manager of such Borrower shall, without any action of any other Person and simultaneously with the Member ceasing to be the member of such Borrower, automatically be admitted to such Borrower as a member (“Special Member”) and shall continue such Borrower’s existence without dissolution and (2) Special Member may not resign from such Borrower or transfer its rights as Special Member or be removed as Special Member unless (x) a successor Special Member has been admitted to Borrower as Special Member in accordance with requirements of Nevada law and (y) such successor Special Member has also accepted its appointment as the Independent Manager.  Such Borrower’s organizational documents shall further provide that (v) Special Member shall automatically cease to be a member of such Borrower upon the admission to such Borrower of a substitute member, (w) pursuant to Section 86.095(3) of the Nevada Revised Statutes, as amended, modified, replaced and/or supplemented from time to time (the “Act”), Special Member shall be a member of Borrower that has no interest in the profits, losses and capital of Borrower and has no right to receive any distributions of such Borrower assets, (x) pursuant to Sections 86.095(1) and (2) of the Act, Special Member shall not be required to make any capital contributions to Borrower and shall not receive a member’s interest in such Borrower, (y) Special Member, in its capacity as Special Member, may not bind such Borrower and (z) except as required by any mandatory provision of the Act, Special Member, in its capacity as Special Member, shall have no right to vote on, approve or otherwise consent to any action by, or matter relating to, such Borrower, including, without limitation, the merger, consolidation or conversion of such Borrower; provided, however, such prohibition shall not limit the obligations of Special Member, in its capacity as Independent Manager, to vote on such matters required by such Borrower’s operating agreement.  In order to implement the admission to each Borrower of Special Member, Special Member shall execute a counterpart to such Borrower’s operating agreement.  Prior to its admission to each Borrower as Special Member, Special Member shall not be a member of such Borrower.  Neither Borrower nor any member or Affiliate of such Borrower may remove an Independent Manager or Special Member without Agent’s prior consent (not to be unreasonably withheld).  Any action initiated by or brought against Member or Special Member under any Creditors Rights Law shall 

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not cause Member or Special Member to cease to be a member of a Borrower and upon the occurrence of such an event, the existence of such Borrower shall continue without dissolution.  Each Borrower’s operating agreement shall also provide that each of Member and Special Member waives any right it might have to agree in writing to dissolve such Borrower upon the occurrence of any action initiated by or brought against Member or Special Member under any Creditors Rights Law, or the occurrence of an event that causes Member or Special Member to cease to be a member of such Borrower.  The organizational documents of each Borrower shall provide an express acknowledgment that Agent is an intended third party beneficiary of the provisions of such organizational documents required pursuant to this Section 8.14.  For the avoidance of doubt, compliance with the immediately preceding six sentences shall also comprise elements of the definition of “Single Purpose Entity.”
(b)    The organizational documents of each Borrower shall include the following provisions: (i) at all times there shall be, and such Borrower or such Borrower’s sole member, as applicable, shall cause there to be, at least one (1) Independent Manager; (ii) the sole member of such Borrower shall not take any Material Action unless at the time of such action there shall be at least one Independent Manager; (iii) such Borrower shall not, without the written consent of its sole member and the Independent Manager, take any Material Action or any action that might cause such entity to become insolvent, and when voting with respect to such matters, the Independent Manager shall, to the fullest extent permitted by law, including Sections 86.095(4) and 86.286(5) of the Act, and notwithstanding any duty otherwise existing at law or in equity, consider only the interests of such Borrower (including its creditors), and except for its duties to such Borrower with respect to voting on matters as set forth immediately above (which duties shall extend to the constituent equity owners of such Borrower solely to the extent of their respective economic interests in such Borrower but shall exclude (1) all other interests of such constituent equity owners, (2) the interests of other affiliates of such Borrower, and (3) the interests of any group of affiliates of which such Borrower is a part), the Independent Manager shall not have any fiduciary duties to such constituent equity owners, any officer or any other Person; provided, however, the foregoing shall not eliminate the implied contractual covenant of good faith and fair dealing; and (iv) no Independent Manager of such Borrower may be removed or replaced other than as a result of an Independent Manager Event, and any such removal or replacement shall not occur unless Borrower provides Agent with not less than five (5) Business Days’ prior written notice of (1) any proposed removal of an Independent Manager, together with a statement as to the reasons for such removal, and (2) the identity of the proposed replacement Independent Manager, together with a certification that such replacement satisfies the requirements set forth in the organizational documents for an Independent Manager; provided, however, no resignation or removal of an Independent Manager shall be effective until a successor Independent Manager is appointed and has accepted his or her appointment.
Section 8.15    Cooperation.  Borrower acknowledges that, subject to Sections 11.9, 15.1 and 15.2, the Banks and their successors and assigns may without notice to or consent from Borrower (a) sell this Agreement, the Deed of Trust, the Note, the other Loan Documents, and any and all servicing rights thereto to one or more investors as a whole loan, (b) participate the Loan to one or more investors, (c) deposit this Agreement, the Note and the other Loan Documents with a trust, which trust may sell certificates to investors evidencing an ownership interest in the trust assets, or (d) otherwise sell the Loan or interests therein to investors (the transactions referred to in clauses 

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(a) through (d) are hereinafter each referred to as a “Secondary Market Transaction”).  Borrower shall cooperate with Agent and the Banks in effecting any such Secondary Market Transaction and shall cooperate to implement all requirements imposed by Moody’s or S&P involved in any Secondary Market Transaction.  Borrower shall provide such information and documents relating to Borrower and the Project as Agent may reasonably request in connection with such Secondary Market Transaction, together with such opinion(s) of counsel as Agent may reasonably request.  In addition, Borrower shall make available to Agent all information concerning its business and operations that Agent may reasonably request.  Subject to the terms of Section 11.26, Agent shall be permitted to share all such information with the investment banking firms, Moody’s, S&P, accounting firms, law firms and other third-party advisory firms involved with the Loan and the Loan Documents or the applicable Secondary Market Transaction.  Subject to the terms of Section 11.26, it is understood that the information provided by Borrower to Agent may ultimately be incorporated into the offering documents for the Secondary Market Transaction and thus various investors may also see some or all of the information.  Agent and all of the aforesaid third-party advisors and professional firms shall be entitled to rely on the information supplied by or on behalf of Borrower.  Borrower also agrees to execute any amendment of or supplement to this Agreement and the other Loan Documents as Agent may reasonably request in connection with any Secondary Market Transaction, provided that such amendment or supplement does not change any of the economic terms of the Loan or materially increase Borrower’s non-monetary Obligations or materially diminish Borrower’s rights under this Agreement and the other Loan Documents. All costs and expenses (other than Borrower’s own attorneys’ fees) in connection with any request or action by Agent or any Bank under this Section 8.15 shall be borne by Agent or such Bank, as the case may be.
Section 8.16    Interest Coverage Ratio.  The Interest Coverage Ratio shall be calculated quarterly, beginning on the first Test Date, by Borrower within (i) sixty (60) days after the end of each calendar quarter with respect to the first three calendar quarters of each calendar year and (ii) one hundred twenty (120) days following the end of the immediately preceding calendar year.  Borrower shall promptly certify to Agent such calculation in writing, together with all statements and background information used for such calculation. 
Section 8.17    Debt Yield.  The Debt Yield shall be calculated quarterly, beginning on the first Test Date, by Borrower within (i) sixty (60) days after the end of each calendar quarter with respect to the first three calendar quarters of each calendar year and (ii) one hundred twenty (120) days following the end of the immediately preceding calendar year.  Borrower shall promptly certify such calculation and deliver to Agent such certification and all statements and background information used for such calculation.
Section 8.18    Financial Covenants.  Borrower shall cause each Guarantor to maintain throughout the term of the Loan a consolidated net worth (excluding its interest in the Project) of not less than $100,000,000.00 (determined in accordance with GAAP or another accounting method reasonably acceptable to Agent).  The foregoing financial requirements and covenants imposed upon each Guarantor are referred to in this Agreement as the “Financial Covenants.”
Section 8.19    [Reserved].

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Section 8.20    Accounts.
(a)    Borrower represents, warrants and covenants that there are and (except with Agent’s consent, not to be unreasonably withheld) shall be no deposit, securities or similar accounts (other than the Operating Account and the Accounts) maintained by Borrower with respect to the Project.  Borrower shall promptly (i) deposit or cause to be deposited all Operating Revenues into the Operating Account and (ii) send a notice, substantially in the form of Exhibit B to the Cash Management Agreement, to all tenants now or hereafter occupying space at the Project directing them to pay all sums due under their respective Leases (including, without limitation, rents and any Lease termination payments) into the Operating Account.  
(b)    Borrower agrees that, until the Obligations are indefeasibly satisfied in full, Borrower shall not (i) close the Operating Account, (ii) open any accounts for the operations of the Project except for the Operating Account, the Accounts and any other accounts approved by Agent in its reasonable discretion or (iii) rescind, withdraw or change the directions sent pursuant to Section 8.20(a) without Agent’s prior written consent.  The foregoing shall not prohibit Borrower from opening, maintaining and utilizing one or more separate accounts for the disbursement or retention of funds that have been transferred to Borrower to the extent permitted under this Agreement and the other Loan Documents and provided that, prior to the use of such separate accounts, Borrower pledges and grants to Agent for the benefit of Banks a security interest in all such funds and accounts as additional security for the Loan and enters into a control agreement(s) evidencing and/or securing such pledge as Agent shall require.
(c)    Borrower hereby pledges and grants to Agent for the benefit of the Banks a security interest in the Operating Account, the Accounts and in all such funds and accounts as additional security for the Obligations and shall enter into such control agreement(s) evidencing and/or securing such pledge as Agent shall require.
(d)    Borrower acknowledges that if, during a Cash Sweep Period, Depositary Bank sets off and/or charges the Operating Account for any fees and expenses of the Depositary Bank within fifteen (15) days of such set off or charge, Borrower shall deposit, or shall cause to be deposited, into the Operating Account an amount equal to such set off or charge.
(e)    During a Cash Sweep Period, Borrower shall provide to Agent electronic access to the Accounts.
Section 8.21    ERISA.  Borrower shall not establish any pension plan for employees which would cause Borrower to be subject to ERISA.  However, the foregoing shall not prohibit Borrower from being a party to any collective bargaining agreement for its employees which provides for Pension Plan contributions.
Section 8.22    Cross-Default; Cross-Collateralization; Waiver of Marshalling of Assets.  
(a)    Borrower acknowledges that Agent has made the Loan to Borrower upon the security of its collective interest in the Projects and in reliance upon the aggregate of the Projects.  Borrower agrees that the Deed of Trusts are and will be cross collateralized and cross defaulted 

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with each other so that (i) an Event of Default under any of the Deed of Trusts shall constitute an Event of Default under each of the other Deed of Trusts; (ii) an Event of Default under this Agreement shall constitute an Event of Default under each Deed of Trust; (iii) each Deed of Trust shall constitute security for the Note as if a single blanket lien were placed on all of the Projects as security for the Note; and (iv) such cross collateralization shall in no event be deemed to constitute a fraudulent conveyance.
(b)    To the fullest extent permitted by law, Borrower, for itself and its successors and assigns, waives all rights to a marshalling of the assets of Borrower, Borrower’s partners and others with interests in Borrower, and of the Projects, and agrees not to assert any right under any laws pertaining to the marshalling of assets, the sale in inverse order of alienation, homestead exemption, the administration of estates of decedents, or any other similar matters whatsoever to defeat, reduce or affect the right of Agent under the Loan Documents to a sale of the Projects for the collection of the Obligations without any prior or different resort for collection or of the right of Agent to the payment of the Obligations out of the net proceeds of a Project in preference to every other claimant whatsoever.  In addition, Borrower, for itself and its successors and assigns, waives in the event of foreclosure of any or all of the Deed of Trusts, any equitable right otherwise available to Borrower which would require the separate sale of the Projects or require Agent to exhaust its remedies against any Project or any combination of the Projects before proceeding against any other Project or combination of Projects; and further in the event of such foreclosure Borrower does hereby expressly consent to and authorize, at the option of Agent, the foreclosure and sale either separately or together of any combination of the Projects.
Section 8.23    No Cash Distributions.  While an Event of Default or Cash Sweep Period exists, Borrower shall not declare or pay any dividend or make any other distribution to its interest owners, directly or indirectly, issue any further ownership interests or alter any rights attaching to its issued ownership interests as at the date of this Agreement, or repay or redeem any of its invested capital.  Any fees to Borrower, Guarantor, any of their respective affiliates, principals, partners, sureties or any related Person shall be subordinate to Debt Service on the Loan.
ARTICLE  9     
 
EVENTS OF DEFAULT
Each of the following shall constitute an Event of Default under the Loan:
Section 9.1    Payments.  Borrower’s failure to pay (w) any regularly scheduled installment of principal due under this Agreement or the Note on its due date, (x) interest or other regularly scheduled amount due under this Agreement or the Loan Documents within three (3) Business Days after the date when due, (y) the Loan at the Maturity Date, whether by acceleration or otherwise, or (z) any other amount required to be paid by Borrower hereunder or under any of the other Loan Documents within the time periods applicable to any such payment after notice by Agent to Borrower as set forth herein or therein, or if no time period and/or notice period is expressly set forth, within fifteen (15) Business Days after Agent’s demand therefor.

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Section 9.2    Insurance.  Borrower’s failure to (i) deliver or cause to be delivered to Agent any binder or certificate required to be delivered pursuant to  Section 3.1(c) within five (5) Business Days after notice by Agent to Borrower or (ii) maintain insurance as required under Section 3.1(a) and (b) of this Agreement, or (b) in the event that a copy of the insurance policy with respect to a specific insurance coverage has not already been delivered to Agent, the failure of Borrower to deliver to Agent such insurance policy within five (5) Business Days after the time limits required by Section 3.1(c), or (c) the failure of any binder or certificate delivered to Agent in respect of insurance to be maintained by Borrower to accurately reflect in any respect the insurance coverage required to be provided under Section 3.1(a) or (b), as the case may be.
Section 9.3    Sale, Encumbrance, Etc.  The Transfer of any part or all of the Project, or any interest therein, or of any interest in Borrower, in violation of Section 8.1.
Section 9.4    Covenants.  Borrower’s or, to the extent applicable, any Borrower Party’s failure to perform or observe any of the agreements and covenants contained in this Agreement or in any of the other Loan Documents, and the continuance of such failure for thirty (30) days after notice by Agent to Borrower; however, subject to any shorter period for curing any failure by Borrower as specified in any of the other Loan Documents.  Borrower or such Borrower Party, as applicable, shall have an additional period of time reasonably necessary (not to exceed one hundred eighty (180) days) to cure such failure if (1) such failure does not involve the failure to make payments on a monetary obligation; (2) such failure cannot reasonably be cured within thirty (30) days; and (3) Borrower or such Borrower Party, as applicable, is diligently undertaking to cure such default.  The notice and cure provisions of this Section 9.4 do not apply to the other Events of Default described in this Article 9 (excluding Sections 9.10, 9.11, 9.12 and 9.13).
Section 9.5    Representations and Warranties.  Any representation or warranty made in any Loan Document proves to be untrue in any material respect when made or deemed made; provided, however, that any breach by Borrower of any representation or warranty that, by its nature, is reasonably susceptible of cure, shall not constitute an Event of Default unless Borrower fails to cure such breach within twenty (20) days from the earlier of (A) the date of written notice to Borrower from Agent requesting that Borrower cure such material breach, and (B) the date Borrower has actual knowledge of such material breach.
Section 9.6    Single Purpose Entity.  The failure of either Borrower to maintain its status as a Single Purpose Entity; provided, however, that such violation or failure to comply with a particular single purpose entity covenant (set forth in the definition of Single Purpose Entity) shall not constitute an Event of Default if (A) such violation or failure to comply was inadvertent, immaterial and non-recurring, (B) such violation or failure to comply is curable and such Borrower shall promptly cure such violation or failure to comply within thirty (30) calendar days of such Borrower’s obtaining actual knowledge of such failure and (C) if requested by Agent upon its reasonable determination that such default might be considered by a court as a factor in the court’s finding for a consolidation of the assets of such Borrower with the assets of another Person, such Borrower causes its legal counsel to deliver a legal opinion to the effect that such violation or failure to comply shall not result in the substantive consolidation of such Borrower with any other Person, which opinion shall be acceptable to Agent in its reasonable discretion.

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Section 9.7    Involuntary Bankruptcy or Other Proceeding.  Commencement of an involuntary case or other proceeding against Borrower or any Borrower Party (each, a “Bankruptcy Party”) which seeks liquidation, reorganization or other relief with respect to it or its debts or other liabilities under any Creditors’ Rights Law now or hereafter in effect or seeks the appointment of a trustee, receiver, liquidator, custodian or other similar official of it or any of its property, and such involuntary case or other proceeding shall remain undismissed or unstayed for a period of ninety (90) days; or an order for relief against a Bankruptcy Party shall be entered in any such case under the Bankruptcy Code.
Section 9.8    Voluntary Petitions, Etc.  Commencement by a Bankruptcy Party of a voluntary case or other proceeding seeking liquidation, reorganization or other relief with respect to itself or its Debts or other liabilities under any Creditors’ Rights Law or seeking the appointment of a trustee, receiver, liquidator, custodian or other similar official for it or any of its property, or consent by a Bankruptcy Party to any such relief or to the appointment of or taking possession by any such official in an involuntary case or other proceeding commenced against it, or the making by a Bankruptcy Party of a general assignment for the benefit of creditors, or the failure by a Bankruptcy Party, or the admission by a Bankruptcy Party in writing of its inability to pay its debts generally as they become due, or any action by a Bankruptcy Party to authorize or effect any of the foregoing.
Section 9.9    Misapplication or Misappropriation of Funds.  Borrower’s intentional misuse of funds disbursed from any reserve account, except to the extent that such intentional misuse of funds is caused by any employee of the Borrower or its Affiliates and (a) such funds are replaced within twenty (20) days after the earlier of the date on which Borrower has notice of the misuse or the date on which Agent gives written notice thereof to Borrower, and (b) such employee is promptly terminated.
Section 9.10    Anti-Terrorism and Anti-Money Laundering.  The failure of Borrower or any of its Affiliates to comply with the provisions of Article 14.
Section 9.11    Other Loan Documents.  The occurrence of an Event of Default under any of the other Loan Documents.
Section 9.12    Invalidity of Loan Documents.  Any of the Loan Documents having been determined by a court of competent jurisdiction by a final and non-appealable judgment to be invalid in whole or material part.
Section 9.13    Default under REAs.  The occurrence of a material default by Borrower in its obligations under either REA which is not cured after written notice from REA Counterparty and expiration of any applicable cure period.
Section 9.14    Termination of REAs.  The termination of either REA.
Section 9.15    ERISA.
(a)    The assets of any Loan Party become “plan assets” within the meaning of Department of Labor regulation 29 C.F.R. Section 2510.3-101, as modified by Section 3(42) of 

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ERISA, of any “employee benefit plan” within the meaning of Section 3(3) of ERISA that is subject to Title I of ERISA, any “plan” within the meaning of Section 4975 of the Code that is subject to Section 4975 of the Code or any entity the underlying assets of which are deemed to include plan assets.
(b)    The occurrence of any of the following (i) any Loan Party or any member of the Controlled Group incurs any liability under Title IV of ERISA with respect to the termination of any Pension Plan, including but not limited to the imposition of any Lien in favor of the PBGC or any Pension Plan; (ii) the receipt by any Loan Party or any member of the Controlled Group from the PBGC or a plan administrator of any notice relating to the intention to terminate any Pension Plan or to appoint a trustee to administer any Pension Plan under Section 4042 of ERISA; or (iii) the incurrence by any Loan Party or any member of the Controlled Group of any liability with respect to the complete or partial withdrawal from any Multiemployer Plan, if in each case in clauses (i) through (iii), such event or condition, together with all other such events or conditions, if any, could reasonably be expected to result in a Material Adverse Effect.
ARTICLE  10     
 
REMEDIES
Section 10.1    Remedies - Insolvency Events.  Upon the occurrence of any Event of Default described in Section 9.7 or 9.8, the obligations of Agent and the Banks to advance amounts hereunder shall automatically and immediately terminate, and all amounts due under the Loan Documents automatically and immediately shall become due and payable, all without notice and without presentment, demand, protest, notice of protest or dishonor, notice of intent to accelerate the maturity thereof, notice of acceleration of the maturity thereof, or any other notice of any kind, all of which are hereby expressly waived by Borrower; provided; however, that if the Bankruptcy Party under Section 9.7 or 9.8 is other than Borrower, then all amounts due under the Loan Documents shall become immediately due and payable at Agent’s election, in Agent’s sole discretion.
Section 10.2    Remedies - Other Events.  Except as set forth in Section 10.1 above, while any Event of Default exists, Agent may (1) by notice to Borrower, declare the entire Loan to be immediately due and payable without presentment, demand, protest, notice of protest or dishonor, notice of intent to accelerate the maturity thereof, notice of acceleration of the maturity thereof, or other notice of default of any kind, all of which are hereby expressly waived by Borrower, (2) terminate the obligation, if any, of Agent to advance amounts hereunder, and (3) exercise all rights and remedies therefor under the Loan Documents and at law or in equity.
Section 10.3    Agent’s Right to Perform the Obligations.  If Borrower shall fail, refuse or neglect to make any payment or perform any act required by the Loan Documents, then while any Event of Default exists, and without notice to or demand upon Borrower and without waiving or releasing any other right, remedy or recourse Agent or the Banks may have because of such Event of Default, Agent may (but shall not be obligated to) make such payment or perform such act for the account of and at the expense of Borrower, and shall have the right to enter upon the Project for such purpose and to take all such action thereon and with respect to the Project as it may deem necessary or appropriate.  If Agent shall elect to pay any sum due with reference to the Project, 

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Agent may do so in reliance on any bill, statement or assessment procured from the appropriate Governmental Authority or other issuer thereof without inquiring into the accuracy or validity thereof.  Similarly, in making any payments to protect the security intended to be created by the Loan Documents, Agent shall not be bound to inquire into the validity of any apparent or threatened adverse title, lien, encumbrance, claim or charge before making an advance for the purpose of preventing or removing the same.  Additionally, if any Hazardous Materials affect or threaten to affect the Project, Agent may (but shall not be obligated to) give such notices and, subject to the terms of the Indemnity Agreement, take such actions as it deems necessary or advisable in order to abate the discharge of any Hazardous Materials or remove the Hazardous Materials.  Borrower shall indemnify, defend and hold Agent and the Banks harmless from and against any and all losses, liabilities, claims, damages, expenses, obligations, penalties, actions, judgments, suits, costs or disbursements of any kind or nature whatsoever, including reasonable attorneys’ fees, incurred or accruing by reason of any acts performed by Agent pursuant to the provisions of this Section 10.3, including those arising from the joint, concurrent, or comparative negligence of Agent, except as a result of Agent’s or the Banks’ gross negligence or willful misconduct as determined by a court of competent jurisdiction by a final and non-appealable judgment or any other exclusion provided for in the Indemnity Agreement.  All sums paid by Agent pursuant to this Section 10.3, and all other sums expended by Agent to which it shall be entitled to be indemnified, together with interest thereon at the Default Rate from the date of such payment or expenditure until paid, shall constitute additions to the Loan, shall be secured by the Loan Documents and shall be paid by Borrower to Agent upon demand.
Section 10.4    Guarantor Cure Right.  In the event that any default occurs with respect to a Guarantor in the performance of its obligations under the Recourse Indemnity and/or Indemnity Agreement or takes an action, or omits to take an action, or otherwise causes an Event of Default which would result in the occurrence of a default or Event of Default hereunder or under the other Loan Documents, Agent and the Banks agree that the occurrence or failure to occur of such event or events shall not constitute an default or Event of Default hereunder or under the other Loan Documents if: (a) within thirty (30) days from the date of the occurrence of such default, Borrower presents to Agent a Replacement Guarantor that meets the requirements of this Section 10.4 and Section 8.18 or is otherwise acceptable to the Banks; (b) promptly upon Agent’s approval of such Replacement Guarantor (to the extent such approval is required, in which case which approval may be conditioned upon such Replacement Guarantor’s satisfaction of Agent’s customary due diligence requirements), Replacement Guarantor executes a replacement Recourse Indemnity and/or Indemnity Agreement containing the same coverage and terms as those being replaced; (c) such Replacement Guarantor shall then and at all times thereafter comply with the Financial Covenants and the other covenants applicable to Guarantor in the Loan Documents; (d) Borrower delivers or causes to be delivered to Agent (i) such documents executed by Replacement Guarantor under which such Replacement Guarantor assumes all obligations of the Guarantor being replaced from the effective date of such replacement, (ii) copies of the organizational documents of such Replacement Guarantor, provided that in the case of a private equity fund or similar entity, such documents may be redacted to exclude proprietary or confidential material so long as Agent is provided the information necessary to perform its customary due diligence, (iii) an opinion from counsel to such Replacement Guarantor in form and substance reasonably acceptable to Agent, and (iv) such other documents which Agent may reasonably require to effect the replacement of the applicable 

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Guarantor by such Replacement Guarantor; and (e) after giving effect to such replacement, no defaults related to the Replacement Guarantor exist.
ARTICLE  11     
 
MISCELLANEOUS
Section 11.1    Notices.  Any approval, confirmation, consent, demand, determination, notice, request or other communication required or permitted to be given under this Agreement shall be in writing and either shall be sent by overnight air courier service, personally delivered to a representative of the receiving party, or sent by telecopy (provided an identical notice is also sent simultaneously by overnight courier or personal delivery as otherwise provided in this Section 11.1).  All such communications shall be sent or delivered, addressed to the party for whom it is intended at its address set forth below.
If to Borrower:    c/o Crown Acquisitions, Inc.
667 Madison Avenue, 12th Floor
New York, New York  10065
Attention:    Ms. Brittany Bragg
Telecopy:    (212) 629-9424

-and-
c/o Wynn Resorts, Limited
3131 Las Vegas Boulevard South
Las Vegas, Nevada 89109
Attention:    General Counsel
Telecopy:    (702) 770-1102

- and -

c/o Morgan Stanley Real Estate Advisor, Inc.
3280 Peachtree Road, 20th Floor
Atlanta, Georgia  30305
Attention:    Ms. Candice Todd
Telecopy:    (404) 812-8433

With copies to:    Latham & Watkins LLP
12670 High Bluff Drive
San Diego, Ca  92130
Attention:    Brett P. Rosenblatt, Esq.
Telecopy:    (858) 523-5450

- and -

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Sullivan & Cromwell LLP
125 Broad Street
New York, NY 10004-2498
Attention:    Arthur S. Adler, Esq.
Telecopy:    (212) 291-9001

If to Agent:        United Overseas Bank Limited, New York Agency
592 Fifth Avenue, 10th Floor
New York, New York  10036
Attention:    Mr. William A. Sinsigalli
Telecopy:    (212) 382-1881

With a copy to:    Dentons US LLP
1221 Avenue of the Americas
New York, New York  10020-1089
Attention:    Gary A. Goodman, Esq.
Telecopy:    (212) 768-6800

Any communication so addressed and mailed shall be deemed to be given on the earliest of (1) when actually delivered or (2) on the first (1st) Business Day after deposit with an overnight air courier service, in each case to the address of the intended addressee (except as otherwise provided in the Deed of Trust), and any communication so delivered in person shall be deemed to be given when receipted for by, or actually received by Agent or Borrower, as the case may be.  If given by telecopy, a notice shall be deemed given and received when the telecopy is transmitted to the party’s telecopy number specified above, and electronic confirmation of complete receipt is received by the transmitting party during recipient’s normal business hours or on the next Business Day if not so confirmed during recipient’s normal business hours, and an identical notice is also sent simultaneously by overnight courier or personal delivery as otherwise provided in this Section 11.1.  Either party may designate a change of address by notice to the other by giving at least ten (10) days prior notice of such change of address.
Section 11.2    Amendments and Waivers.  No amendment or waiver of any provision of the Loan Documents shall be effective unless in writing and signed by the party against whom enforcement is sought; provided, however, that no amendment, waiver or consent shall, unless in writing and signed by all of the Banks, do any of the following: (1) reduce the principal of, or interest on, the Note or any fees due thereunder or any other amount due hereunder or under any of the Loan Documents; (2) postpone any date fixed for any payment of principal of, or interest on, the Note or any fees due hereunder or under any of the Loan Documents; (3) amend this Section 11.2 or any other provision requiring the consent of all of the Banks; (4) waive any default under Section 9.1; or (5) result in any of the actions listed in Section 13.4(a). Notwithstanding the foregoing, Borrower is entitled to rely on the signature of Agent on any such amendment or waiver as evidence that the requisite number of the Banks have executed such amendment or waiver.  For the avoidance of doubt, nothing herein or in any of the other Loan Documents shall be, or shall be deemed to constitute, a waiver, amendment, modification, forbearance or extension with respect to the Loan or the other Loan Documents other than in accordance with the express terms and conditions hereof 

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for the limited and express purposes contemplated hereby.  In addition, no single or multiple waivers, amendments, modifications, forbearances or extensions, whether previously entered into or entered into in the future, shall constitute, or be deemed to constitute, a course of dealing creating any additional obligation to waive, amend, modify, forbear or extend any obligations or conditions under any of the Loan Documents, unless expressly agreed in writing by the parties hereto.
Section 11.3    Limitation on Interest.  It is the intention of the parties hereto to conform strictly to applicable usury Legal Requirements.  Accordingly, all agreements between Borrower, on one hand, and Agent and the Banks, on the other hand, with respect to the Loan are hereby expressly limited so that in no event, whether by reason of acceleration of maturity or otherwise, shall the amount paid or agreed to be paid to Agent or the Banks or charged by Agent or the Banks for the use, forbearance or detention of the money to be lent hereunder or otherwise, exceed the maximum amount allowed by Legal Requirements.  If the Loan would be usurious under applicable Legal Requirements  (including the Legal Requirements of the State of Nevada, the State of New York and the U.S.), then, notwithstanding anything to the contrary in the Loan Documents: (1) the aggregate of all consideration which constitutes interest under applicable Legal Requirements that is contracted for, taken, reserved, charged or received under the Loan Documents shall under no circumstances exceed the maximum amount of interest allowed by applicable Legal Requirements , and any excess shall be credited on the Note by the holder thereof (or, if the Note has been paid in full, refunded to Borrower); and (2) if maturity is accelerated by reason of an election by Agent, or in the event of any prepayment, then any consideration which constitutes interest may never include more than the maximum amount allowed by applicable Legal Requirements.  In such case, excess interest, if any, provided for in the Loan Documents or otherwise, to the extent permitted by applicable Legal Requirements, shall be amortized, prorated, allocated and spread from the date of advance until payment in full so that the actual rate of interest is uniform through the term hereof.  If such amortization, proration, allocation and spreading is not permitted under applicable Legal Requirements, then such excess interest shall be canceled automatically as of the date of such acceleration or prepayment and, if previously paid, shall be credited on the Note (or, if the Note has been paid in full, refunded to Borrower).  The terms and provisions of this Section 11.3 shall control and supersede every other provision of the Loan Documents.  The Loan Documents are contracts made under and shall be construed in accordance with and governed by the Legal Requirements of the State of New York, without giving effect to New York’s principles of conflicts of laws, except that if at any time U.S. federal Legal Requirements permit Agent or the Banks to contract for, take, reserve, charge or receive a higher rate of interest than is allowed by the Legal Requirements of the State of New York (whether such U.S. federal Legal Requirements directly so provide or refer to the Legal Requirements of any state), then such U.S. federal Legal Requirements shall to such extent govern as to the rate of interest which Agent or the Banks may contract for, take, reserve, charge or receive under the Loan Documents.
Section 11.4    Invalid Provisions.  If any provision of any Loan Document is held to be illegal, invalid or unenforceable, such provision shall be fully severable; the Loan Documents shall be construed and enforced as if such illegal, invalid or unenforceable provision had never comprised a part thereof; the remaining provisions thereof shall remain in full effect and shall not be affected by the illegal, invalid, or unenforceable provision or by its severance therefrom; and in lieu of such illegal, invalid or unenforceable provision there shall be added automatically as a part of such Loan 

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Document a provision as similar in terms to such illegal, invalid or unenforceable provision as may be possible to be legal, valid and enforceable.
Section 11.5    Reimbursement of Expenses.  Subject to the limitation set forth in Section 8.15, (a) Borrower shall promptly upon request pay all out-of-pocket expenses incurred by Agent and the Banks in connection with the origination of the Loan and the preparation, negotiation, execution and delivery of the Loan Documents, including, without limitation, such fees and expenses of Agent’s and the Banks’ environmental, engineering, insurance and other consultants, premiums for title insurance and endorsements thereto and fees, charges or taxes for the recording or filing of Loan Documents, and the reasonable fees and expenses of Agent’s and the Banks’ attorneys, whether incurred by Agent and/or the Banks prior to, on or after the date hereof.  Borrower shall also promptly upon request from time to time pay all expenses of Agent and the Banks in connection with (i) the administration of the Loan, including, without limitation, amendments, modifications, consents, waivers, audit costs, inspection fees, settlement of condemnation and casualty awards, expenses, charges and expenses of any other architectural/engineering consultants and (ii) the Assignment, Participation or syndication of the Loan, and (b) Borrower shall promptly upon request reimburse Agent and the Banks for all amounts expended, advanced or incurred by Agent and/or the Banks to collect the Note, or to enforce the rights of Agent and the Banks under this Agreement or any other Loan Document, or to defend or assert the rights and claims of Agent and the Banks under the Loan Documents or with respect to the Project (by litigation or other proceedings), which amounts will include, without limitation, all court costs, reasonable attorneys’ fees and expenses, fees of auditors and accountants, and investigation expenses as may be incurred by Agent and/or the Banks in connection with any such matters (whether or not litigation is instituted), together with interest at the Default Rate on each such amount from the tenth (10th) Business Day after demand therefor until the date of reimbursement to Agent, all of which shall constitute part of the Loan and shall be secured by the Loan Documents.  This Section 11.5 shall not apply with respect to Taxes other than any Taxes that represent losses, claims, damages, etc. arising from any non-Tax claim.
Section 11.6    Approvals; Third Parties; Conditions.  All approval rights retained or exercised by Agent with respect to leases, contracts, plans, studies and other matters are solely to facilitate the Banks’ credit underwriting, and shall not be deemed or construed as a determination that Agent or the Banks have passed on the adequacy thereof for any other purpose and may not be relied upon by Borrower or any other Person.  This Agreement is for the sole and exclusive use of Agent and the Banks and Borrower and may not be enforced, nor relied upon, by any Person other than Agent and the Banks and Borrower.  All conditions to the obligations of Agent or the Banks hereunder, including the obligation to make the Loan, are imposed solely and exclusively for the benefit of Agent, the Banks, their successors and assigns, and no other Person shall have standing to require satisfaction of such conditions or be entitled to assume that Agent or the Banks will refuse to make the Loan in the absence of strict compliance with any or all of such conditions, and no other Person shall, under any circumstances, be deemed to be a beneficiary of such conditions, any and all of which may be freely waived in whole or in part by Agent at any time in Agent’s sole discretion.
Section 11.7    Agent Not in Control; No Partnership.  None of the covenants or other provisions contained in this Agreement shall, or shall be deemed to, give Agent the right or power to exercise control over the affairs or management of Borrower, the power of Agent being limited 

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to the rights to exercise the remedies referred to in the Loan Documents.  The relationship between Borrower, on the one hand, and Agent and/or the Banks, on the other hand, is, and at all times shall remain, solely that of debtor and creditor.  No covenant or provision of the Loan Documents is intended, nor shall it be deemed or construed, to create a partnership, joint venture, agency or common interest in profits or income between Agent and/or the Banks, and Borrower or to create an equity in the Project in Agent or any of the Banks.  Agent neither undertakes nor assumes any responsibility or duty to Borrower or to any other person with respect to the Project or the Loans, except as expressly provided in the Loan Documents; and notwithstanding any other provision of the Loan Documents: (a) neither Agent nor any of the Banks shall be construed as (i) a partner, joint venturer, agent, alter ego, manager, controlling person or other business associate or participant of any kind of Borrower or its stockholders, members, or partners or (ii) having a common interest in profits or income between Agent, the Banks and Borrower, or to create an equity interest in the Project in Agent or any of the Banks, and neither Agent nor any of the Banks intend to ever assume such status; (b) neither Agent nor any of the Banks shall in any event be liable for any Debts, costs, liabilities, expenses or losses incurred or sustained by Borrower; and (c) neither Agent nor any of the Banks shall be deemed responsible for or a participant in any acts, omissions or decisions of Borrower or its stockholders, members or partners.
Section 11.8    Time of the Essence.  Time is of the essence with respect to this Agreement.
Section 11.9    Successors and Assigns.  This Agreement shall be binding upon, and shall inure to the benefit of, Agent, the Banks and Borrower and the respective successors and permitted assigns of Agent, the Banks and Borrower, provided that neither Borrower nor any other Borrower Party shall, without the prior consent of Agent, assign any rights, duties or obligations hereunder or under any other Loan Document.
Section 11.10    Renewal, Extension or Rearrangement.  All provisions of the Loan Documents shall apply with equal effect to each and all promissory notes and amendments thereof hereinafter executed which in whole or in part represent a renewal, extension, increase or rearrangement of the Loan.  For portfolio management purposes, or in connection with Participations or a Secondary Market Transaction, Agent (with the consent of all of the Banks) may elect to divide the Loan into two (2) or more separate loans evidenced by separate promissory notes so long as the payment and other obligations of Borrower are not effectively increased or otherwise modified.  Borrower agrees to cooperate with Agent and to execute such documents as Agent reasonably may request to effect such division of the Loan, provided Borrower shall only be responsible for its attorneys’ fees and expenses, if any, in connection therewith.
Section 11.11    Waivers.  NO COURSE OF DEALING ON THE PART OF AGENT OR THE BANKS, THEIR RESPECTIVE OFFICERS, EMPLOYEES, CONSULTANTS OR AGENTS, NOR ANY FAILURE OR DELAY BY AGENT AND/OR THE BANKS WITH RESPECT TO EXERCISING ANY RIGHT, POWER OR PRIVILEGE OF AGENT AND/OR THE BANKS UNDER ANY OF THE LOAN DOCUMENTS, SHALL OPERATE AS A WAIVER THEREOF.  WITHOUT LIMITING THE FOREGOING, BORROWER ACKNOWLEDGES THAT AGENT, ON BEHALF OF THE BANKS, SHALL HAVE THE RIGHT TO EXERCISE ANY OF ITS RIGHTS AND REMEDIES HEREUNDER AND UNDER THE OTHER LOAN DOCUMENTS AT ANY TIME THAT AN EVENT OF DEFAULT HAS OCCURRED, WHETHER 

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THE SAME SHALL BE MONETARY OR NON-MONETARY IN NATURE.  IF AGENT AND/OR THE BANKS ACCEPT ANY PAYMENT(S) UNDER THE LOAN DOCUMENTS WITH KNOWLEDGE OF ANY EVENT OF DEFAULT, THEN SUCH ACCEPTANCE OF PAYMENT(S) SHALL NOT BE DEEMED A WAIVER OF SUCH EVENT OF DEFAULT.  AGENT AND/OR THE BANKS MAY ACCEPT ANY PAYMENT(S) AND THEREAFTER ENFORCE THEIR RIGHTS AND REMEDIES ON ACCOUNT OF ANY EVENT OF DEFAULT THAT OCCURRED BEFORE OR AT THE TIME OF SUCH PAYMENT(S).
Section 11.12    Cumulative Rights.  Rights and remedies of Agent and the Banks under the Loan Documents shall be cumulative, and the exercise or partial exercise of any such right or remedy shall not preclude the exercise of any other right or remedy.
Section 11.13    Singular and Plural.  Words used in this Agreement and the other Loan Documents in the singular, where the context so permits, shall be deemed to include the plural and vice versa.  The definitions of words in the singular in this Agreement and the other Loan Documents shall apply to such words when used in the plural where the context so permits and vice versa.
Section 11.14    Phrases.  When used in this Agreement and the other Loan Documents, the phrase “including” shall mean “including, but not limited to” and “including, without limitation”, the phrase “satisfactory to Agent” shall mean “in form and substance satisfactory to Agent in all respects”, the phrase “with Agent’s consent” or “with Agent’s approval” shall mean such consent or approval at Agent’s discretion, and the phrase “acceptable to Agent” shall mean “acceptable to Agent at Agent’s sole discretion” unless otherwise specified
Section 11.15    Exhibits and Schedules.  The exhibits and schedules attached to this Agreement are incorporated herein and shall be considered a part of this Agreement for the purposes stated herein.
Section 11.16    Titles of Articles, Sections and Subsections.  All titles or headings to articles, sections, subsections or other divisions of this Agreement and the other Loan Documents or the exhibits hereto and thereto are only for the convenience of the parties and shall not be construed to have any effect or meaning with respect to the other content of such articles, sections, subsections or other divisions, such other content being controlling as to the agreement between the parties hereto.
Section 11.17    Agent’s and the Banks’ Promotional Material.  All references to Borrower or to Agent and/or the Banks contained in any press release, advertisement or promotional material issued by Borrower or by Agent and/or the Banks shall be approved in writing by the other party in advance of issuance (subject to Section 11.26(c)).
Section 11.18    Survival.  All of the representations, warranties, covenants, and indemnities hereunder (including environmental matters under Article 4), and under the indemnification provisions of the other Loan Documents shall survive the repayment in full of the Loan and the release of the Liens evidencing or securing the Loan, and shall survive the Transfer (by sale, foreclosure, conveyance in lieu of foreclosure or otherwise) of any or all right, title and interest in and to the Project to any party, whether or not an Affiliate of Borrower.

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Section 11.19    Waiver of Jury Trial.  TO THE MAXIMUM EXTENT PERMITTED BY LEGAL REQUIREMENTS, BORROWER, ON THE ONE HAND, AND AGENT AND THE BANKS, ON THE OTHER HAND, HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS AGREEMENT OR ANY OTHER LOAN DOCUMENT, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENT (WHETHER VERBAL OR WRITTEN) OR ACTION OF EITHER PARTY OR ANY EXERCISE BY ANY PARTY OF THEIR RESPECTIVE RIGHTS UNDER THE LOAN DOCUMENTS OR IN ANY WAY RELATING TO THE LOAN OR THE PROJECT (INCLUDING, WITHOUT LIMITATION, ANY ACTION TO RESCIND OR CANCEL THIS AGREEMENT, AND ANY CLAIM OR DEFENSE ASSERTING THAT THIS AGREEMENT WAS FRAUDULENTLY INDUCED OR IS OTHERWISE VOID OR VOIDABLE).  THIS WAIVER IS A MATERIAL INDUCEMENT FOR AGENT AND THE BANKS TO ENTER THIS AGREEMENT.
Section 11.20    Waiver of Punitive or Consequential Damages.  NEITHER AGENT, THE BANKS NOR BORROWER NOR GUARANTOR OR ANY BORROWER PARTY SHALL BE RESPONSIBLE OR LIABLE TO THE OTHER OR TO ANY OTHER PERSON FOR ANY PUNITIVE, EXEMPLARY OR CONSEQUENTIAL DAMAGES WHICH MAY BE ALLEGED AS A RESULT OF THE LOAN OR THE TRANSACTION CONTEMPLATED HEREBY, INCLUDING ANY BREACH OR OTHER DEFAULT BY ANY PARTY HERETO.
Section 11.21    Governing Law/Jurisdiction.  THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER AND UNDER THE OTHER LOAN DOCUMENTS SHALL IN ALL RESPECTS BE GOVERNED BY, AND CONSTRUED AND ENFORCED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK (WITHOUT GIVING EFFECT TO NEW YORK’S PRINCIPLES OF CONFLICTS OF LAW).  BORROWER, AGENT AND EACH BANK HEREBY IRREVOCABLY (I) SUBMIT TO THE NON-EXCLUSIVE JURISDICTION OF ANY NEW YORK STATE OR FEDERAL COURT SITTING IN THE COUNTY OF NEW YORK OVER ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE OTHER LOAN DOCUMENTS, (II) WAIVE ANY OBJECTION WHICH IT MAY HAVE AT ANY TIME TO THE LAYING OF VENUE OF ANY ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT, (III) WAIVE ANY CLAIM THAT SUCH PROCEEDINGS OR ACTIONS HAVE BEEN BROUGHT IN AN INCONVENIENT FORUM AND (IV) WAIVE THE RIGHT TO OBJECT, WITH RESPECT TO SUCH ACTION OR PROCEEDING, THAT SUCH COURT DOES NOT HAVE JURISDICTION OVER SUCH PARTY.  EACH OF AGENT, BANKS AND BORROWER HEREBY AGREES AND CONSENTS THAT, IN ADDITION TO ANY METHODS OF SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW, ALL SERVICE OF PROCESS IN ANY SUCH SUIT, ACTION OR PROCEEDING IN ANY NEW YORK STATE OR FEDERAL COURT SITTING IN THE COUNTY OF NEW YORK MAY BE MADE BY CERTIFIED OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, DIRECTED TO AGENT, EACH BANK OR BORROWER, AS APPLICABLE AT THE ADDRESS FOR NOTICES PURSUANT TO SECTION 11.1, AND SERVICE SO MADE SHALL BE COMPLETE FIVE DAYS AFTER THE SAME SHALL HAVE BEEN SO MAILED.

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Section 11.22    Entire Agreement.  This Agreement and the other Loan Documents embody the entire agreement and understanding between Agent and the Banks, on the one hand, and Borrower and Borrower Parties on the other hand, and supersede all prior agreements and understandings between such parties relating to the subject matter hereof and thereof.  Accordingly, the Loan Documents may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties.  There are no unwritten oral agreements between the parties.  
Section 11.23    Counterparts.  This Agreement may be executed in multiple counterparts, each of which shall constitute an original, but all of which shall constitute one document.
Section 11.24    Nature of Obligations of Banks.  The obligations of the Banks hereunder are several and not joint.  Failure of any Bank to fulfill its obligations hereunder shall not result in any other Bank becoming obligated to advance more than its Commitment, nor shall such failure release or diminish the obligations of any other Bank to fund its Commitment provided herein.
Section 11.25    Waiver of Set-Off.  Borrower hereby irrevocably waives the right to assert any counterclaim (except mandatory counterclaims) in any action or proceeding brought against it by Agent or any Bank or their respective agents or otherwise to offset any obligation to make the payments required by the Loan Documents.  No failure by Agent or any Bank to perform any of its obligations hereunder shall be valid defense to, or result in any offset against, any payments which Borrower is obligated to make under any of the Loan Documents.
Section 11.26    Confidentiality.  Except as otherwise provided by applicable Legal Requirements, Agent and each Bank shall utilize all financial statements and reports and all other non-public information obtained from or on behalf of Borrower or Guarantor pursuant to the requirements of this Agreement or in connection with the transactions contemplated by this Agreement, which statements, reports and information have been identified as confidential or proprietary by the Borrower or Guarantor in accordance with Agent’s or such Bank’s (as the case may be) customary procedure for handling confidential information of this nature and in accordance with safe and sound banking practices, but in any event Agent and such Bank may make disclosure: (a) to any of their respective Affiliates; (b) as reasonably requested by any proposed Assignee, Participant or other transferee in connection with the contemplated transfer of any Note or participations therein as permitted hereunder, provided that Agent requires that such Person treat such information confidentially in accordance with the terms hereof; (c) as required or requested by any Governmental Authority or representative thereof or pursuant to legal process or in connection with any legal proceedings; (d) to the Agent’s or such Bank’s independent auditors and other professional advisors; (e) if an Event of Default exists, to any other Person in connection with the exercise by the Agent and/or the Banks of rights hereunder or under any of the other Loan Documents; and (f) to the extent such information (x) becomes publicly available other than as a result of a breach of this Section or (y) becomes available to the Agent or any Bank on a nonconfidential basis from a source other than the Borrower or any Affiliate.
Section 11.27    Construction.  In this Agreement, unless a contrary intention appears, (1) an amendment includes a supplement, novation, extension (whether of maturity or otherwise), restatement, re-enactment or replacement; (2) assets includes present and future properties, revenues and rights of every description; (3) an authorization includes an authorization, consent, approval, 

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resolution, permit, license, exemption, filing, or registration; (3) disposal means a Transfer, whether voluntary or involuntary, and dispose will be construed accordingly; (4) indebtedness includes any obligation (whether incurred as principal or as surety and whether present or future, actual or contingent) for the payment or repayment of money; (5) a currency is a reference to the lawful currency for the time being of the relevant country; (6) a Legal Requirement is a reference to that provision as extended, applied, amended or re-enacted and includes any subordinate legislation; and (7) a time of day is a reference to New York, New York time. Further, unless the contrary intention appears, a reference to a “month” or “months” is a reference to a period starting on one day in a calendar month and ending on the numerically corresponding day in the next calendar month or the calendar month in which it is to end, except that: if the numerically corresponding day is not a Business Day, the period will end on the next Business Day in that month (if there is one) or the preceding Business Day (if there is not); if there is no numerically corresponding day in that month, that period will end on the last Business Day in that month;  a period which commences on the last Business Day of a month will end on the last Business Day in the next month or the calendar month in which it is to end, as appropriate. Unless the contrary intention appears: a reference to a party will not include that party if it has ceased to be a party under this Agreement; a word or expression used in any other Loan Document or in any notice given in connection with any Loan Document has the same meaning in that Loan Document or notice as in this Agreement; and any obligation of Borrower or any Guarantor under the Loan Documents which is not a payment obligation remains in force for so long as any payment obligation of Borrower or any Guarantor may be or is capable of becoming outstanding under the Loan Documents.
Section 11.28    Use of Websites.  Except as provided below, Borrower may deliver any information under this Agreement to Agent and the Banks by posting it on to an electronic website if (1) Agent and each Bank agree; (2) Borrower and Agent designate an electronic website for this purpose; (3) Borrower notifies Agent of the address of and password for the website; and (4) the information posted is in a format agreed between Borrower and Agent. Agent must supply each Bank with the address of and password for the website. Notwithstanding the above, Borrower must supply to Agent in paper form a copy of any information posted on the website together with sufficient copies for: any Bank not agreeing to receive information via the website; and within ten Business Days of request any other Bank, if that Bank so requests. Borrower shall promptly upon becoming aware of its occurrence, notify Agent if the website cannot be accessed; the website or any information on the website is infected by any electronic virus or similar software; the password for the website is changed; or any information to be supplied under this Agreement is posted on the website or amended after being posted. If the circumstances in the immediately preceding sentence occur, Borrower shall supply any information required under this Agreement in paper form until Agent is satisfied that the circumstances giving rise to the notification are no longer continuing.
Section 11.29    Language.  Any notice or other writing given in connection with a Loan Document must be in English.
Section 11.30    Acknowledgement and Consent to Bail-In of EEA Financial Institutions.  Notwithstanding anything to the contrary in any Loan Document or in any other agreement, arrangement or understanding among any such parties, each party hereto acknowledges that any liability of any EEA Financial Institution arising under any Loan Document, to the extent such 

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liability is unsecured, may be subject to the write-down and conversion powers of an EEA Resolution Authority and agrees and consents to, and acknowledges and agrees to be bound by:
(a)    the application of any Write-Down and Conversion Powers by an EEA Resolution Authority to any such liabilities arising hereunder which may be payable to it by any party hereto that is an EEA Financial Institution; and
(b)    the effects of any Bail-In Action on any such liability, including, if applicable:
(i)    a reduction in full or in part or cancellation of any such liability;
(ii)    a conversion of all, or a portion of, such liability into shares or other instruments of ownership in such EEA Financial Institution, its parent undertaking, or a bridge institution that may be issued to it or otherwise conferred on it, and that such shares or other instruments of ownership will be accepted by it in lieu of any rights with respect to any such liability under this Agreement or any other Loan Document; or
(iii)    the variation of the terms of such liability in connection with the exercise of the write-down and conversion powers of any EEA Resolution Authority.
Section 11.31    Joint and Several Liability.  If Borrower consists of more than one (1) Person the obligations and liabilities of each Person shall be joint and several.
Section 11.32    Compliance with Gaming Laws.  
(a)    Agent and each Bank hereby acknowledges that one or more of the Affiliates of Borrower is the holder of privileged gaming licenses, and that, as such, such entities are required to adhere to strict laws and regulations in all applicable jurisdictions regarding business relationships. If at any time Borrower receives a written notice from any gaming authority that any Bank is not qualified to make or hold Loans to, or owed by, Borrower under applicable gaming laws (and such Bank is notified by Borrower and Agent in writing of such disqualification), then, in each case, Borrower may, at its sole expense and effort, either (x) within ten (10) Business Days of receiving such certificate upon notice to such Bank and Agent (A) terminate the Commitments of such Bank and (B) pay-off any outstanding portion of the Loan made by such Bank (and all Banks hereby consent to such non-ratable pay-off of such Bank’s portion of the Loan notwithstanding anything to the contrary set forth in this Agreement), together with accrued interest thereon, or (y) upon notice to such Bank and Agent, require such Bank to transfer and assign, without recourse, all of its interests, rights and obligations under this Agreement to an Approved Lender that shall assume such assigned obligations; provided that (x) such assignment shall not conflict with any law, rule or regulation or order of any court or other Governmental Authority having jurisdiction, (y) Borrower shall have received the prior written consent of Agent, which consent shall not unreasonably be withheld or delayed, and (z) Borrower or such assignee shall have paid to such Bank in immediately available funds an amount equal to the sum of the principal of and interest accrued to the date of such payment on the outstanding Loan plus all fees and other amounts accrued for the account of such Bank hereunder with respect thereto. Each Bank hereby grants to Agent an irrevocable power of attorney (which power is coupled with an interest) to execute and deliver, on behalf of such Bank, as assignor, 

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any Assignment necessary to effectuate any assignment of such Bank’s interests hereunder in the circumstances contemplated by this Section 11.32.
(b)    Notwithstanding anything to the contrary in this Agreement or any other Loan Document, Agent, each Bank and each participant agrees to cooperate with any applicable gaming authority in connection with the administration of their regulatory authority over Borrower or its Affiliates including, without limitation, the provision of such documents or other information as may be requested by such gaming authority relating to any Bank, Agent, participant, Borrower or to the Loan Documents. Agent, each Bank and each participant agrees to comply with any order of a gaming authority issued in connection with any proceeding under the gaming laws.
ARTICLE  12     
 
LIMITATIONS ON LIABILITY
Section 12.1    Limitation on Liability.  
(a)    Without limiting Section 11.20, except as provided below or in any guaranty or indemnity, none of Borrower, nor any Borrower Party, any Affiliate of either of them, nor any member, partner, officer, director or employee of any of the foregoing shall be personally liable for amounts due under the Loan Documents. Borrower shall be personally liable to Agent and the Banks for any actual deficiency, loss, cost (including reasonable attorneys’ fees and expenses), expense, claim, liability, judgment, award, obligation, penalty, action, suit, disbursement or damage actually suffered by Agent and any of the Banks because of:  (i) Borrower’s commission of a criminal act; (ii) intentional misapplication by Borrower, any other Borrower Party or any of their respective Affiliates of any funds derived from the Project and/or the Leases, including, without limitation, security deposits, rents, issues, profits, insurance proceeds and condemnation awards;  (iii) fraud or intentional misrepresentation by Borrower, any other Borrower Party or any of their respective Affiliates made in or in connection with the Loan Documents or the Loan; (iv) the failure to deposit rents into the lockbox account; (v) Borrower’s or any property manager’s (that is an Affiliate of Borrower) collection of rents more than one (1) month  in advance (other than escalations which are collected when due) or entering into or modifying Leases, or receipt of monies by Borrower, any such property manager or any other Borrower Party in connection with the modification of any Lease, in violation of any of the Loan Document; (vi) distributions by Borrower to its owners of amounts comprising Operating Revenue or any other collateral for the Loan, during a Cash Sweep Period or the continuance of an Event of Default; (vii) any brokerage commission or finder’s fee claimed from Agent and/or any of the Banks in connection with the transaction contemplated by the Loan Documents arising through Borrower or any Borrower Party; (viii) damage or destruction to the Project caused by the intentional physical waste  of Borrower, any other Borrower Party or any of their respective Affiliates or any of their respective agents, employees or contractors (in each case acting within the scope of their authority), including, without limitation, the intentional removal or disposal of any material portion of the Project in violation of any of the Loan Documents; (ix) Borrower’s failure to maintain insurance as required by the Loan Documents or Borrower’s failure to pay any Real Estate Taxes or other assessments affecting the Project; (x) Borrower’s failure to comply with obligations with respect to environmental matters under Article 4 of the Loan Agreement; (xi) any claim or allegation made by Borrower or any other Borrower Party in writing 

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in a judicial proceeding between Borrower or such Borrower Party, on the one hand, and Agent and/or the Banks, on the other, commenced subsequent to an Event of Default, that this Agreement or the transactions contemplated by the Loan Documents establish a joint venture, partnership or other similar arrangement between Borrower and Agent and/or the Banks;  (xii) Borrower, any Borrower Party or any of their respective Affiliates takes any action in bad faith (as determined in a non-appealable decision made by a court of competent jurisdiction) which impedes, enjoins, prevents, hinders, frustrates, delays, stays or interferes with Agent’s and the Banks’ exercise of any rights or remedies under any of the Loan Documents, at law or in equity, from and after the occurrence of an Event of Default; and/or (xiii) voluntary transfers of interests in the Property or direct or indirect interests in Borrower, in each case in violation of the Loan Documents (but excluding Leases entered into good faith and in the ordinary course and there shall no Guarantor liability if the failure in question was a failure to provide to Agent notice or information to be provided under the Loan Documents in connection with such transfer).
(b)    Notwithstanding anything to the contrary in this Agreement or any other Loan Document, the Obligations shall be fully recourse to Borrower in the event that: (i) Borrower files a voluntary petition under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency law; (ii) an Affiliate, officer, director, or representative which controls, directly or indirectly, Borrower files, or joins in the filing (by its execution) of, an involuntary petition against Borrower under the Bankruptcy Code or solicits or causes to be solicited petitioning creditors for any involuntary petition against Borrower from any Person; (iii) Borrower files an answer consenting to or otherwise joins in (by its execution of) any involuntary petition filed against it by any other Person under the Bankruptcy Code (and the Obligations shall not become recourse as a result of Borrower’s acknowledgment of its insolvency or other actions taken by Borrower in good faith) or solicits or causes to be solicited petitioning creditors for any involuntary petition from any Person;  (iv) any Affiliate, officer, director, or representative which controls Borrower consents to or joins in (by its execution of) an application (other than by or on behalf of the Banks) for the appointment of a custodian, receiver, trustee, or examiner for Borrower or any portion of the Project; (v) Borrower makes an assignment for the benefit of creditors (other than in favor of Agent or any Lender) or admits, in writing in any legal proceeding, its insolvency, unless such admission is made in an answer to a complaint, petition allegation or other process filed or made by another Person (not an Affiliate of Borrower) and Borrower believes in good faith that such admission is true; and/or (vi) the failure of Borrower to maintain its status as a Single Purpose Entity where the same results in a substantive consolidation of the Borrower into an insolvency proceeding of another Person (but specifically excluding any such failure relating to solvency and/or  the  adequacy  of  capital  and/or  payment  of  obligations  from  Borrower’s  assets or the incurrence of  trade or operating debt).
Section 12.2    Limitation on Liability of Agent, the Banks and their Officers, Employees, Etc.  Any obligation or liability whatsoever of Agent and/or the Banks which may arise at any time under this Agreement or any other Loan Document shall be satisfied, if at all, out of Agent’s and/or the Banks, as applicable, assets only.  No such obligation or liability shall be personally binding upon, nor shall resort for the enforcement thereof be had to, the property of any of Agent’s or the Banks’ shareholders, directors, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.
Section 12.3    Claims Against Agent and/or the Banks.

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(a)    Neither Agent nor the Banks shall be in default under this Agreement, or under any other Loan Document, unless a written notice specifically setting forth the default shall have been given to Agent within forty-five (45) days after Borrower first had actual knowledge or actual notice of the occurrence of the event which Borrower alleges gave rise to such claim and neither Agent nor the relevant Bank(s), as the case may be, remedies or cures the default, if any there be, with reasonable promptness thereafter.
(b)    If it is determined by the final order of a court of competent jurisdiction, which is not subject to further appeal, that Agent and/or any of the Banks has breached any of its obligations under the Loan Documents and has not remedied or cured the same with reasonable promptness following notice thereof, then Agent’s and/or such Bank’s responsibilities shall be limited to:  (i) where the breach consists of the failure to grant consent or give approval in violation of the terms and requirements of the Loan Documents, the obligation to grant such consent or give such approval; and (ii) in the case of any such failure to grant such consent or give such approval, or in the case of any other default by Agent and/or any of the Banks, where it is also determined that Agent and/or the relevant Bank(s), as the case may be, acted in bad faith, or Agent’s and/or such Bank’s default constituted gross negligence or willful misconduct, the payment of any actual direct, compensatory damages sustained by Borrower as a result thereof plus Borrower’s reasonable costs and expenses, including, without limitation, reasonable attorneys’ fees and disbursements in connection with such court proceedings.
(c)    In no event, however, shall Agent and/or any of the Banks be liable to Borrower or anyone else for other damages such as, but not limited to, indirect, speculative or punitive damages whatever the nature of the breach by Agent and/or the relevant Bank(s), as the case may be, of its obligations under this Loan Agreement or under any of the other Loan Documents.  In no event shall Agent and/or the relevant Bank(s), as the case may be, be liable to Borrower or anyone else unless a written notice specifically setting forth the claim of Borrower shall have been given to Agent within the time period specified above.
(d)    Borrower agrees that so long as any of the Obligations remains outstanding, Borrower shall not assert, and Borrower hereby waives, any right of offset, claim, counterclaim or defense against Agent, any Bank or any of the Obligations, which right of offset, claim, counterclaim or defense arises out of obligations, liabilities or circumstances unrelated to the Obligations, the Loan or the Project (such offsets, claims, counterclaims or defenses being, collectively, “Unrelated Claims”).  Any assignee of a Bank’s interest in and to the Loan Documents shall take the same free and clear of all Unrelated Claims, and no Unrelated Claim shall be interposed or asserted by Borrower in any action or proceeding brought by any such assignee upon any of the Loan Documents, and any such right to interpose or assert any such Unrelated Claim in any such action or proceeding is hereby expressly waived by the Borrower for the benefit of such assignee.
ARTICLE  13     
 
THE AGENT
Section 13.1    Appointment and Authorization.  Subject to Section 13.4 and except as specifically otherwise provided herein, United Overseas Bank Limited, New York Agency, is hereby 

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appointed by each Bank as Agent hereunder and under each other Loan Document.  Each Bank hereby irrevocably authorizes Agent to enter into the Loan Documents for the benefit of the Banks, to act as agent for the Banks with full power and authority to collect and administer the Loan, to exercise (or refrain from exercising) on behalf of the Banks all rights and remedies of the Banks under the Loan Documents, to take such actions as the Banks are obligated or entitled to take under the provisions of this Agreement and the other Loan Documents and to exercise such powers as are set forth herein or therein, together with such other powers as are reasonably incidental thereto.  Except as specifically otherwise provided herein, Agent shall have the power to issue consents, approvals and waivers and determine compliance with the terms and conditions of the Loan Documents as to whether any document, item or matter is satisfactory or acceptable, each without the consent of the Banks.  Further, Agent may at any time convene a meeting of the Banks.  Agent, in its management and administration of the Loan, or in connection with the exercise of any rights and remedies under the Loan Documents or at law or equity, agrees to use the same diligence and care as customarily used by Agent with respect to loans held by it entirely for its own account.  Agent shall promptly deliver to the Bank copies of all financial statements that Agent receives from Borrower or Guarantor pursuant to Section 7.1.
Notwithstanding the use of the defined term “Agent”, it is expressly understood and agreed that Agent shall not have a fiduciary relationship or any fiduciary responsibilities to any Bank by reason of this Agreement or any of the other Loan Documents and that Agent is merely acting as the contractual representative of the Banks.  In its capacity as the Banks’ contractual representative, Agent (i) is a “representative” of the Banks within the meaning of Section 9-105 of the Uniform Commercial Code and (ii) is acting as an independent contractor, the rights and duties of which are limited to those expressly set forth in this Agreement and the other Loan Documents.  Each Bank hereby agrees to assert no claim against Agent on any agency theory or any other theory of liability for breach of fiduciary duty, all of which claims each Bank hereby irrevocably waives.  No implied covenants, responsibilities, duties, obligations or liabilities shall be read into this Agreement or the other Loan Documents or otherwise exist against or with respect to Agent.
Section 13.2    Reliance on Agent.  All acts of and communications by Agent, as agent for the Banks, shall be deemed legally conclusive and binding on the Banks; and Borrower or any third party (including any court) shall be entitled to rely on any and all communications or acts of Agent with respect to the exercise of any rights or the granting of any consent, waiver or approval on behalf of Banks or the Required Banks in all circumstances where an action by Banks or the Required Banks is required or permitted pursuant to this Agreement or the provisions of any other Loan Document or by applicable Legal Requirements without the right or necessity of making any inquiry of any individual Bank as to the authority of Agent with respect to such matter.  In no event shall any of the foregoing limit the rights or obligations of any Bank with respect to any other Bank pursuant to this Article 13.  Each Bank acknowledges and agrees for the benefit of Agent and Borrower that Agent shall be, and Borrower shall be entitled to deal with Agent as, the exclusive representative of the Banks on all matters relating to the Loan, this Agreement and each of the other Loan Documents.
Section 13.3    Powers.  Agent shall have and may exercise such powers under the Loan Documents as are delegated to Agent by the terms of each thereof, together with such powers as are reasonably incidental thereto, and may exercise all other powers as are not reserved to the consent 

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of the Required Banks or to the consent of all Banks pursuant to Section 13.4.  Each Bank agrees that any action taken by Agent pursuant to this Article 13 or at the direction or with the consent of all the Banks or the Required Banks in accordance with this Agreement, together with such other powers as are reasonably incidental thereto, shall be authorized and binding upon all Banks.  Agent shall not be considered, or be deemed, a separate agent of the Banks hereunder, but is, and shall be deemed, an Agent acting in its capacity as an Agent, exercising such rights and powers under the Loan Documents as are specifically delegated to Agent or which Agent is otherwise entitled to take hereunder.  Agent shall have no implied duties to the Banks, or any obligation to the Banks to take any action, except any action specifically provided by the Loan Documents to be taken by Agent.
Section 13.4    Consents and Approval. 
(a)    Agent shall not, without first obtaining the consent of the Banks holding Ratable Shares totaling one hundred percent (100%) of the Loan, take any of the following actions:
(i)    amend the interest rate or Maturity Date set forth in the Loan Documents (except as may be expressly permitted in the Loan Documents),
(ii)    provide a written release of any material portion of the collateral for the Loan, or a written release of any obligations of any Guarantor (except as set forth in the Loan Documents),
(iii)    increase the Loan Amount (other than as a result of an advance which Agent directs to be made after an Event of Default to cure an Event of Default or to comply with any of Borrower’s covenants or otherwise to protect the value of the Project or the priority or validity of any Lien or security interest in favor of, or purportedly in favor of, the Banks (or Agent for the benefit of the Banks),
(iv)    waive, defer, forgive or reduce any principal or interest or fees (other than a fee due to less than all the Banks, provided that the consent of each such affected Bank is obtained) due under the Loan or extend the time for payment of any such principal or interest or fees (other than a fee due to less than all the Banks, provided that the consent of each such affected Bank is obtained), including, without limitation, the Maturity Date, except as set forth in Section 2.11,
(v)    permit Borrower to further encumber or hypothecate all or a material portion of the Project, except to the extent expressly permitted under the Loan Documents,
(vi)    change the Ratable Share or Commitment of any Bank, except in connection with a transfer of a Bank’s interest permitted under this Agreement,
(vii)    make any amendment to this Section 13.4 or any amendment to the percentage specified in the definition of Required Banks or otherwise change the definition of Banks, 
(viii)    release any Guarantor from any of its material obligations under the Loan Documents, or 

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(ix)    take any action specifically requiring the consent of all the Banks under any of the other terms of this Agreement or any of the other Loan Documents.
(b)    Agent shall not, without first obtaining the consent of the Required Banks, take any of the following actions:
(i)    permit (x) Borrower to Transfer any direct or indirect interest in the Project or (y) Guarantor or any other Person to Transfer any direct or indirect interest in Borrower, in each case, except to the extent expressly permitted under the Loan Documents,
(ii)    declare the Note to be immediately due and payable following an Event of Default or any rescission of any such acceleration,
(iii)    (A) bring any action to foreclose the Lien of the Deed of Trust; or conducting a foreclosure sale pursuant to a power of sale; or accept a deed in lieu of foreclosure, (B) appoint a receiver for the collection of rents, (C) file or approve any plan in any proceeding under any Creditors’ Rights Law involving Borrower or any Borrower Party or the Project, (D) bring any suit to collect any of the Obligations or to sue on the Recourse Indemnity following an Event of Default, or (D) take any other remedial action or refrain from taking any remedial action, subject to Section 13.16,
(iv)    approve the Post-Default Plan,
(v)    material amendment or waiver with respect to the definition of “Cash Sweep Period”  or any related definitions, or with respect to Section 2.9 or of the Cash Management Agreement,
(vi)    replacement of Manager or material amendment of any management or leasing agent agreement,
(vii)    material amendment or waiver with respect to the types, nature or amounts of insurance coverage,
(viii)    material amendment or waiver of any prohibition against distributions,
(ix)    material amendment or waiver of Guarantor financial covenants, or
(x)    following a substantial casualty or condemnation, any decision with respect to (x) restoration of the Property, (y) adjustment of casualty or condemnation claims or (z) application of insurance proceeds or condemnation awards.
(c)    As to any matter which is subject to a vote of the Banks, any of the Banks may require Agent to initiate such a vote.  In such event, Agent shall be bound by the results of such vote, so long as the action voted in favor of is permissible under the Loan Documents and under applicable Legal Requirements, and subject to the obligation of each Bank to (x) contribute its 

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Ratable Share of all expenses and liabilities incurred in connection therewith and (y) indemnify Agent as more fully set forth in this Agreement.
(d)    In addition to the required consents or approvals referred to in this Section 13.4, Agent may at any time request instructions from the Banks with respect to any actions or approvals which, by the terms of this Agreement or of any of the other Loan Documents, Agent is permitted or required to take or to grant without instructions from any Banks, and if such instructions are promptly requested, Agent shall be absolutely entitled to take or to refrain from taking any action or to withhold any approval and shall not have any liability whatsoever to any Bank, Borrower or any Borrower Party for taking or refraining from taking any action or withholding any approval under any of the Loan Documents.  In the event that Agent requests instructions from the Banks with respect to any matter as to which, pursuant to the express provisions of this Agreement, Agent is required to act in a reasonable manner, then the Banks shall also act in a reasonable manner with respect to their instructions to Agent as to such matter.  Without limiting the foregoing, no Bank, Borrower or any Borrower Party shall have any right of action whatsoever against Agent as a result of Agent acting or refraining from acting under this Agreement or any of the other Loan Documents in accordance with the instructions of the Required Banks or, as applicable, all Banks, and each Bank, severally to the extent of its Ratable Share, hereby agrees to indemnify Agent against and hold it harmless from any and all loss it may incur by reason of taking or refraining from taking such action.  Agent shall be fully justified as against the Banks in failing or refusing to take any action hereunder and under any other Loan Document unless it shall first be further indemnified to its satisfaction by the Banks ratably in proportion to their respective Commitments against any and all liability, cost and expense that Agent may incur by reason of taking or continuing to take any such action.  If any indemnity or other assurances furnished to Agent for any purpose shall, in the reasonable opinion of Agent, be insufficient or become impaired, Agent may call for additional indemnity and cease, or not commence, to do the action indemnified against until such additional indemnity is furnished.  Under no circumstances shall Agent be required to take any action that Agent in good faith believes (i) could reasonably cause it to incur any loss, or (ii) is in violation of any Legal Requirement.  Notwithstanding anything that may be construed to the contrary in this subsection (d), neither Agent nor any the Banks may rely on the foregoing as against Borrower or any Borrower Party to the extent that Agent’s action or inaction would otherwise result in a breach by Agent or the Banks of their respective obligations to Borrower’s or any Borrower Party hereunder or under any of the Loan Documents and neither Borrower nor any Borrower Party shall be deemed by reason of this subsection (d) to have waived its rights with respect to a failure of Agent or any of the Banks to perform their respective obligations hereunder or under the other Loan Documents.
(e)    All communications from Agent to the Banks requesting the Banks’ determination, consent, approval or disapproval (i) shall be given in the form of a written notice to each Bank, (ii) shall be accompanied by a description of the matter as to which such determination, consent, approval or disapproval is requested, and (iii) shall include the recommendation of Agent.  Each Bank shall reply within five (5) Business Days after request for approval, or such lesser time as may be reasonably determined by Agent due to time constraints in the Loan Documents (or other relevant factors) and specified in the request for approval.  In the event any Bank fails to reply to a request for approval from Agent within five (5) Business Days or such lesser time, such Bank 

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shall be deemed to have approved (and voted in favor of) Agent’s recommendation with respect to any matters set forth in the request.
Section 13.5    Rights as a Bank.  Agent, in its capacity as a Bank, shall have the same rights, powers and obligations hereunder and under any other Loan Document as any Bank and may exercise the same as though it were not Agent, and the term “Bank” or “Banks” shall, unless the context otherwise indicates, include Agent in its individual capacity.  Borrower and each Bank acknowledge and agree that Agent, the Banks and/or their respective Affiliates may accept deposits from, lend money to, hold other investments in, and generally engage in any kind of banking, trust, debt, equity advisory or other transaction or have other relationships, in addition to those contemplated by this Agreement or any other Loan Document, with Borrower, Guarantor, any other Borrower Party or any of its or their Affiliates.  Banks acknowledge that pursuant to such activities, Agent named herein and its Affiliates may receive information regarding Borrower, any other Borrower Party and their respective Affiliates (including information that may be subject to confidentiality obligations in favor of Borrower, such other Borrower Parties and such Affiliates), and acknowledge and agree that Agent named herein and its Affiliates shall be under no obligation to provide such information to Banks.
Section 13.6    Employment of Agents and Advisors.  
(a)    Agent may undertake or execute any of its duties hereunder and under any other Loan Document by or through its directors, officers, shareholders, members, partners, managers, employees, agents, and attorneys-in-fact and neither Agent nor any of the foregoing shall have any liability hereunder, except for its or their own gross negligence or willful misconduct as determined by a court of competent jurisdiction by a final and non-appealable judgment.  
(b)    Agent shall be entitled to rely upon any notice, certification, consent, resolution, certificate, affidavit, letter, e-mail, telegram, statement, paper, document or other communication believed by it to be genuine and correct and to have been signed or sent by or on behalf of the proper Person or Persons, and to rely upon the advice of consultants (including accountants and other experts) selected by Agent.  
(c)    It is understood and agreed that in the event Agent determines it is necessary to engage counsel for the Banks at any time, said counsel shall be selected by Agent.  Agent shall be entitled to (and to rely on) advice of counsel concerning all matters pertaining to the agency hereby created and its duties hereunder and under any other Loan Document.  Agent selected, and the other Banks consented to the selection of, Dentons US LLP as Agent’s counsel for all matters in connection with the Loan, the Project and the transactions contemplated by the Loan Documents.  Any such legal counsel shall be deemed to be acting on behalf of the Banks in assisting Agent with respect to the Loan, but shall not be precluded from also representing Agent in any matter in which the interests of Agent and the other Banks may diverge.  If, at any time during the term of the Loan, any Bank shall decide that its interests have become so divergent from the interests of the other Banks or Agent that it does not feel it is prudent to be represented by the same counsel, such Bank may retain, at its sole cost and expense, its own counsel (but such Bank shall nevertheless remain responsible for its pro rata share of costs, expenses and liabilities including with respect to counsel selected by Agent); provided, however, that notwithstanding any potential divergent interests of the 

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Banks and any retention of individual counsel, the Banks agree that the counsel selected by Agent to represent the Banks generally in connection with the Loan, the Project and the transactions contemplated by the Loan Documents shall remain as counsel for all matters in connection therewith.
Section 13.7    Reimbursement and Indemnification.  
(a)    Each Bank agrees to indemnify and defend Agent and to reimburse Agent promptly on request, ratably, except for Agent’s gross negligence or willful misconduct as determined by a court of competent jurisdiction by a final and non-appealable judgment: (i) for any amounts (excluding principal and interest on the Loan, loan fees and other amounts owing under Article 2) not reimbursed by Borrower for which Agent is entitled to reimbursement under the Loan Documents; (ii) for any other expenses incurred by Agent on behalf of the Banks in connection with the preparation, execution, delivery, administration and enforcement of the Loan Documents (including fees of receivers or trustees, court costs, title company charges, filing and recording fees and reasonable attorneys’ fees and costs), if not paid by Borrower; (iii) for any expenses incurred by Agent on behalf of the Banks and not paid or reimbursed by Borrower which may be necessary or desirable to preserve and maintain collateral securing any of the Obligations or to perfect and maintain perfected the Liens upon such collateral, including, without limitation, any advances made to pay taxes or insurance or otherwise to preserve the Lien of the Deed of Trust or to preserve and protect the Project; (iv) for any amounts and other expenses incurred by Agent on behalf of the Banks in connection with any default by any Bank hereunder or under the other Loan Documents, if not paid by such Bank; (v) for any expenses incurred by Agent and not paid or reimbursed by Borrower if Agent employs counsel for advice or other representation (whether or not any suit has been or shall be filed) with respect to its rights and obligations under this Agreement; and (vi) for any liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses or disbursements of any kind which may be imposed on, incurred by or asserted against Agent in any way relating to or arising out of the Loan Documents or any other document delivered in connection therewith or the transactions contemplated thereby, or the enforcement of any of the terms thereof or of any such other documents, which are not paid or reimbursed by Borrower.  Each Bank shall, within five (5) days after a demand therefor, contribute its respective Ratable Share of the actual (or estimated) costs and expenses incurred (or to be incurred) by Agent in accordance with the terms of this Agreement.  The obligations of the Banks under this Section 13.7 shall survive payment of the Obligations and termination of this Agreement.
(b)    Agent shall not have any liabilities or responsibilities to Borrower or any Borrower Party on account of the failure of any Bank to perform its obligations hereunder or under any other Loan Document or to any Bank on account of the failure of Borrower or Borrower Parties or any other Bank to perform its obligations hereunder or under any other Loan Document.
Section 13.8    Documents.  Each Bank acknowledges that it has received, reviewed and approved of the Loan Documents.  Agent on behalf of the Banks shall hold executed originals of all of the Loan Documents, other than the originals of the Notes, each of which shall be delivered to the relevant Bank named therein.  Agent agrees to maintain appropriate accounting records reflecting the Banks’ respective interests in the Loan, which records shall be conclusive, absent manifest error.  The Banks and their respective accountants and consultants shall be permitted to 

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examine and make copies of books and records relating to the Loan at reasonable times upon reasonable prior notice to Agent.
Section 13.9    No Responsibility for Loan, Recitals, Etc.  Neither Agent nor any of its directors, officers, agents, shareholders, members, partners, managers, employees, attorneys-in-fact or Affiliates shall be responsible or liable for or have any duty to ascertain, inquire into, or verify: (a) any recital, statement, warranty or representation made by any other party under or in connection with any Loan Document or any borrowing thereunder; (b) the performance or observance of any of the covenants or agreements of any other party to any Loan Document including, without limitation, any agreement by an obligor to furnish information directly to each Bank; (c) the satisfaction of any condition specified herein or in any other Loan Document; (d) the validity, effectiveness, genuineness or enforceability of this Agreement or any Loan Document or any other instrument or writing furnished in connection therewith; or (e) the value, sufficiency, creation, perfection or priority of any interest in any collateral security for the Obligations.
Section 13.10    No Representations; Banks’ Credit Decisions.
(a)    Each Bank acknowledges and agrees that Agent has not made any representations or warranties, express or implied, with respect to any aspect of the Loan, Borrower, Guarantor or the Project, including, without limitation (i) the existing or future solvency or financial condition or responsibility of Borrower or Guarantor, (ii) the payment or collectability of the Loan, (iii) the validity, enforceability or legal effect of the Loan Documents, or the title policy or the survey furnished by Borrower, or (iv) the validity or effectiveness of the Lien created by the Deed of Trust or the other security interests contemplated by the Loan Documents.
(b)    Each Bank has made or caused to be made an independent investigation of the Project, Borrower and Guarantor and their creditworthiness, and all other matters affecting such Bank’s decision to make its Ratable Share of the Loan.  Each Bank acknowledges that Agent or its Affiliates is (or may be) a lender to the Guarantor or its Affiliates under other credit facilities and as a result may from time to time have information regarding the Guarantor or its Affiliates that is not (and will not be made) available to the Banks under the Loan.  Each Bank acknowledges that notwithstanding the fact that Agent may have made available to such Bank certain information contained in Agent’s files and certain memoranda prepared by Agent for its general use with respect to the Loan, Agent has made no representations or warranties, oral or written, upon which such Bank has relied or is entitled to rely and such Bank has not relied in any manner upon any such materials which may have been made available to it by Agent or upon any judgment, determination or statements of Agent in entering into this Agreement or in making its Ratable Share of the Loan.
(c)    Each Bank acknowledges that it has, independently and without reliance upon Agent or any other Bank, and based on the financial statements and other information prepared by or on behalf of Borrower or Guarantor and such other documents and information as it has deemed appropriate, made its own credit analysis and decision to enter into this Agreement and the other Loan Documents.  Each Bank also acknowledges and agrees that it will, independently and without reliance upon Agent or any other Bank, and based on such documents and information as it shall deem appropriate at the time, continue to make its own credit decisions in taking or not taking action under this Agreement and the other Loan Documents.  Except for notices, reports and 

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other documents and information actually received by Agent and expressly required to be furnished to Banks by Agent hereunder, Agent shall not have any duty or responsibility to provide any Bank with any credit or other information concerning the affairs, business, prospects, operations, properties, financial and other condition or creditworthiness of Borrower, Guarantor, any other Borrower Party, any asset manager or any Affiliate thereof which may come into the possession of Agent or any of its Affiliates.  Agent shall not be required to file this Agreement, any other Loan Document or any document or instrument referred to herein or therein, for record or give notice of this Agreement, any other Loan Document or any document or instrument referred to herein or therein, to anyone.
(d)    Agent maintains internal policies and procedures, standards and/or other documentation that address requirements placed on federally regulated lenders under the federal laws and regulations regarding flood insurance, including the National Flood Insurance Act of 1968 and the Flood Disaster Protection Act of 1973, as amended (the “Flood Laws”).  Agent, as administrative agent, will post on the applicable electronic platform (or otherwise distribute to each Bank in the syndicate) documents that it receives in connection with the Flood Laws. However, Agent reminds each Bank and Participant in the Loan that, pursuant to the Flood Laws, each federally regulated lender (whether acting as a Bank or Participant in the Loan) is responsible for assuring its own compliance with the flood insurance requirements.
Section 13.11    Successor Agents.  
(a)    Resignation and Removal of Agent.  While an Event of Default exists or in the event that Agent (i) is no longer able or willing to agent mortgage loans in the United States (provided Agent also resigns as agent under all or substantially all of its other similar loan transactions under which it is permitted to resign as agent) or (ii) withdraws entirely or substantially from the U.S. real estate finance market, Agent may resign at any time from the performance of all its functions and duties hereunder by giving notice thereof to the Banks and Borrower, such resignation to be effective upon the appointment of a successor Agent or, if no successor Agent has been appointed, the later of (x) thirty (30) days after the retiring Agent gives notice of its intention to resign or (y) on the date set forth in such notice.  Additionally, if Agent is grossly negligent or commits willful misconduct or if Agent sells or assigns the entirety of Agent’s interest in the Loan, the Required Banks may remove Agent from its role as Agent for the Banks, without affecting Agent’s rights or obligations as a Bank, such removal to be effective on the date specified by the Required Banks.  Any resignation by Agent hereunder shall not affect its obligations and rights hereunder as a Bank.  
(b)    Appointment of Successor.  Upon the resignation or removal of Agent, or any successor Agent, the Required Banks shall appoint a successor Agent with the consent of Borrower, which consent shall not be unreasonably withheld, conditioned or delayed; provided, that no consent of Borrower shall be required if (i) the successor Agent is also a Bank as of the date hereof or (ii) an Event of Default then exists.  If no successor Agent shall have been so appointed by the Required Banks and shall have accepted such appointment within sixty (60) days after delivery of notice of resignation or removal, then the departing Agent may, after consultation with the Banks and Borrower, appoint a successor Agent with the consent of Borrower, which consent shall not be unreasonably withheld, conditioned or delayed; provided, that no consent of Borrower shall be 

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required if (x) the successor Agent is a Bank as of the date hereof or (y) an Event of Default then exists. Borrower shall grant or deny its consent within ten (10) Business Days after request therefor (and if denying consent, shall specify in reasonable detail the basis of its denial) and Borrower shall be deemed to have consented if (1) Borrower shall fail to reply within such ten (10) Business Day period and (2) a second written request thereof is sent to Borrower not less than ten (10) Business Days after Agent’s initial request therefor shall have been sent to Borrower and (3) within five (5) Business Days after Borrower’s receipt of such second request (which shall state in bold, upper case letters that failure to respond thereto within five (5) Business Days after receipt shall constitute deemed approval), Borrower shall have failed to deny such approval in writing. Upon the request of Borrower, Agent shall provide to Borrower copies of all documentation and information reasonably required by Borrower. Upon the acceptance of any appointment as an Agent hereunder by a successor Agent and upon the execution of a written designation and acceptance, such Agent’s resignation shall become effective and such successor Agent shall thereupon succeed to and become vested with all of the rights, powers, privileges and duties of the resigning or removed Agent, and the resigning or removed Agent shall be discharged from its duties and obligations and liabilities hereunder and under the other Loan Documents other than its liability, if any, for duties and obligations accrued prior to its retirement.  After any retiring Agent’s resignation hereunder as an Agent, the provisions of this Article 13 shall continue in effect for its benefit in respect of any actions taken or omitted to be taken by it while it was acting as an Agent hereunder and under the other Loan Documents. The successor Agent shall promptly deliver to Borrower a copy of the designation and acceptance.
(c)    Failure to Appoint Successor.  If no successor Agent has accepted appointment as Agent by the effective date of the retiring Agent’s resignation or removal, the retiring Agent’s resignation or removal shall nevertheless be effective and Banks shall perform all of the duties of Agent hereunder and Borrower shall make all payments in respect of the Obligations to the applicable Banks and for all purposes deal directly with the Banks, until such time, if any, as the Required Banks appoint a successor Agent as provided above.
Section 13.12    Pro Rata Treatment.  Except to the extent otherwise expressly provided herein, (i) the respective interests of the Banks in the Loan shall be of equal priority with one another and no party shall have priority over the other and (ii) all payments received from Borrower or Guarantor from and after the date hereof on account of principal or interest under the Loan, shall be allocated by Agent pro rata among the Banks in accordance with their respective Ratable Shares. 
Section 13.13    Sharing of Payments.  Each Bank agrees that, in the event a Bank (or any of its Participants) shall obtain payment of any principal of its Notes or of interest thereon or any other sum through the exercise of a right of set-off, banker’s lien, counterclaim, or by any other means (including, without limitation, direct payment or pursuant to any Creditors’ Rights Law, including, without limitation the Bankruptcy Code), and such payment results in such Bank (or any such Participant) receiving a greater payment than it would have been entitled to had such payment been paid directly to Agent for disbursement to the Banks, then such Bank (or any such Participant) shall promptly remit to Agent such excess amounts, and Agent shall promptly remit to the other Banks, such amounts as shall be equitable, to the end that all Banks shall share ratably the benefit of such payment, but only to the extent that Agent has received such amounts.  Borrower agrees that any Bank purchasing a Participation may, to the fullest extent permitted by Legal Requirements, 

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exercise all rights of payment, including set-off, banker’s lien or counterclaim, with respect to such Participations as fully as if such Bank were a holder of the Loan or other obligation in the amount of such Participation.  Except as otherwise expressly provided in this Agreement, if any Bank shall fail to remit to Agent or any other Bank an amount payable by such Bank to Agent or such other Banks pursuant to this Agreement on the date when such amount is due, such payments shall accrue interest thereon, for each day from the date such amount is due until the day such amount is paid to Agent or such other Bank, at the Default Rate.  NOTWITHSTANDING ANYTHING CONTAINED HEREIN, NO BANK MAY EXERCISE ANY RIGHT OF SET-OFF, BANKER’S LIEN, COUNTERCLAIM OR OTHER RIGHT OR REMEDY WITH RESPECT TO BORROWER OR ANY BORROWER PARTY OR ANY PROPERTY WITHOUT AGENT’S CONSENT, WHICH CONSENT SHALL BE GIVEN OR WITHHELD IN AGENT’S SOLE AND ABSOLUTE DISCRETION.
Section 13.14    Non-Receipt of Funds by Agent.  Unless Borrower notifies Agent prior to the date on which Borrower is scheduled to make payment to Agent of a payment of principal, interest or fees for the account of the Banks, that it does not intend to make such payment, Agent may assume that such payment has been made.  Agent may, but shall not be obligated to, make the amount of such payment available to the intended recipient in reliance upon such assumption.  If Borrower has not in fact made such payment to Agent, the recipient of such payment shall, on demand by Agent, repay to Agent the amount so made available together with interest thereon in respect of each day during the period commencing on the date such amount was so made available by Agent until the date Agent recovers such amount at a rate per annum equal to the Prime Rate for such day.
Section 13.15    Payments Received.  All payments actually received by Agent from Borrower for the account of the Banks shall be disbursed by Agent to the applicable Banks no later than the next Business Day following the day such payment is received on or before 2:00 p.m. (New York time) on such next Business Day.  If payments received by Agent from Borrower are not disbursed to the applicable Banks the same day as they are received, Agent will use good-faith efforts to cause such funds to be invested overnight and each Bank will receive its Ratable Share of any interest so earned.  The Banks acknowledge that Agent does not guarantee any particular level of return on the overnight funds and that Agent will invest such funds as it deems prudent from time to time.
Section 13.16    Borrower Default.  
(a)    Agent shall not be deemed to have knowledge of the occurrence of a default or of an Event of Default unless Agent has actual knowledge thereof or has received notice from a Bank, Borrower or a Borrower Party specifying such default or Event of Default and stating that such notice is a “Notice of Default.”  In the event that Agent has actual knowledge of an Event of Default or receives a notice of the occurrence of an Event of Default, Agent shall give prompt notice thereof to the Banks.  In the event that Agent sends a default notice to Borrower under the terms of the Loan Documents, Agent will promptly deliver to the Banks copies of the same.  
(b)    Agent, following consultation with the Banks if required under this Agreement or any of the other Loan Documents, shall take such action (or refrain from taking such 

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action) with respect to such Event of Default as it is directed to do so by the Required Bank and, if it receives no such direction within thirty (30) days after its request to the Banks, then as it shall deem appropriate and in the best interest of the Banks in Agent’s sole and absolute discretion.  In no event shall Agent be required to take any action which it determines to be contrary to Legal Requirements or to the Loan Documents.  Anything to the contrary contained elsewhere in this Agreement or in any of the other Loan Documents notwithstanding, each of the Banks acknowledges and agrees that no individual Bank may separately enforce or exercise any of the provisions, rights or remedies of or under any of the Loan Documents, including, without limitation, the Notes, other than by and through Agent.
(c)    The Banks agree to cooperate in good faith and in a commercially reasonable manner in connection with the exercise by Agent of the rights granted to the Banks by Legal Requirements and the Loan Documents, including, but not limited to, providing necessary information to Agent with respect to the Obligations, preparing and executing necessary affidavits, certificates, notices, instruments and documents and participating in the organization of applicable entities to hold title to the Project.  Each Bank agrees that it shall subscribe to and accept its Ratable Share of the ownership interests in any entity organized to hold title to the Project and each such Bank agrees that the nature of such entity shall be determined by Agent. 
Section 13.17    Agency Provisions Relating to Collateral.  
(a)    Actions to Preserve Collateral.  Agent is hereby authorized by the Banks on behalf of all Banks, without the necessity of any notice to or further consent from any Bank, at any time and from time to time, to take any action with respect to any collateral securing any of the Obligations which may be necessary to preserve and maintain such collateral or to perfect and maintain perfected the Liens upon such collateral; provided that Agent shall not, without the reasonable consent of the Required Banks, make protective advances (other than to pay real estate taxes and insurance premiums) in an aggregate amount in excess of $5,000,000 in any twelve (12)-month period.
(b)    No Other Obligations With Respect To Collateral.  Except as expressly provided in this Agreement, Agent shall have no obligation whatsoever to any Bank or to any other Person to assure that any collateral securing any of the Obligations exists or is owned by Borrower or any Borrower Party or is cared for, protected or insured or has been encumbered or that the Liens granted herein or in any of the other Loan Documents or pursuant hereto or thereto have been properly or sufficiently or lawfully created, perfected, protected or enforced or are entitled to any particular priority.
(c)    Cost and Expenses of Enforcement.  Should Agent commence any proceeding or in any way seek to enforce Agent’s or the Banks’ rights or remedies under the Loan Documents, irrespective of whether as a result thereof Agent shall acquire title to any collateral securing any of the Obligations, each Bank, upon demand therefor from time to time, shall contribute its share (based on its Ratable Share) of the costs and/or expenses of any such enforcement or acquisition, as more fully set forth in Section 13.7.

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(d)    Post-Default Plan.  In the event that all or any portion of the collateral securing any of the Obligations is acquired by Agent as the result of the exercise of any remedies hereunder or under any other Loan Document, or is retained in satisfaction of all or any part of the Obligations, title to any such collateral or any portion thereof shall be held in the name of Agent or a nominee or subsidiary of Agent and the Banks, as agent, for the ratable benefit of the Banks.  Agent shall prepare a recommended course of action for such collateral (the “Post-Default Plan”), which shall be subject to the approval of the Required Banks.  Agent shall administer such collateral in accordance with the Post-Default Plan, and upon demand therefor from time to time, each Bank will contribute its Ratable Share of all costs and expenses incurred by Agent pursuant to the Post-Default Plan, including, without limitation, any operating losses and all necessary operating reserves.  To the extent there is net operating income from such collateral, Agent shall, in accordance with the Post-Default Plan, determine the amount and timing of distributions to the Banks.  All such distributions shall be made to the Banks in accordance with their respective Ratable Shares.  In no event shall the provisions of this Section 13.17(d) or the Post-Default Plan require Agent or any Bank to take any action which would cause Agent or such Bank to be in violation of any applicable Legal Requirement.
Section 13.18    Rights and Remedies Against a Defaulting Bank.  If any Defaulting Bank fails to fund all or any portion of such Bank’s Commitment of the Loan or fails to reimburse Agent for its ratable portion of Agent’s costs and expenses pursuant to the terms of this Agreement or any of the other Loan Documents, within five (5) days of demand (the aggregate amount which the Defaulting Bank fails to pay or fund is referred to as the “Defaulted Amount”), then, in addition to the rights and remedies that may be available to the other Banks (the “Non-Defaulting Banks”) at law and in equity:
(a)    Suspension of Rights.  Such Defaulting Bank’s right to participate in the administration of the Loan and the Loan Documents, including without limitation, any rights to vote upon, consent to or direct any action of Agent or Banks shall be suspended and such rights shall not be reinstated unless and until such default is cured (and for purposes of determining approval or disapproval by the Required Banks or all the Banks, the portion of the outstanding principal amount of the Loan allocated to any Defaulting Bank shall be disregarded for such determination); provided, however, that if Agent, in its capacity as a Bank, is a Defaulting Bank, Agent shall continue to have all rights provided for in this Agreement and the other Loan Documents with respect to the administration of the Loan unless and until it is removed as Agent pursuant to Section 13.11;
(b)    Funding and Subordination of Defaulted Amount. 
(i)    Any or all of the Non-Defaulting Banks shall be entitled (but shall not be obligated) to fund the Defaulted Amount, and collect interest at the Default Rate on the Defaulted Amount from a Defaulting Bank (after crediting all interest actually paid by Borrower on the Defaulted Amount from time to time) from amounts otherwise payable to such Defaulting Bank for the period from the date on which the payment was due until the date on which payment is made.  If more than one Bank elects to advance a portion of the Defaulted Amount, such Banks’ advances shall be made based on the relative Ratable Shares of the Loan of each advancing Bank or as otherwise agreed to by such Banks.  Each Defaulting 

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Bank agrees to repay on demand each of the Non-Defaulting Banks who have advanced a portion of such Defaulting Bank’s Defaulted Amount;
(ii)    In the event a Defaulted Amount is funded by any Non Defaulting Banks pursuant to subsection (b)(i) above, the relevant Defaulting Bank’s interest in the Loan and the Loan Documents and the proceeds thereof shall be subordinated to any Defaulted Amount funded by any Non-Defaulting Banks pursuant to subsection (b)(i) above, plus interest which may be due in accordance with subsection (b)(i) above (to be applied pari passu among the Non-Defaulting Banks funding such Defaulted Amount), without necessity for executing any further documents, provided that such Defaulting Bank’s interest in the Loan and the Loan Documents and the proceeds thereof shall no longer be so subordinated if such Defaulted Amount funded by the Non-Defaulting Banks (and all interest which has accrued pursuant to subsection (b)(i) above) shall be repaid in full;
(iii)    To achieve such subordination, (x) Agent shall deduct from the interest due to the relevant Defaulting Bank on its subordinated interest in the Loan the excess of interest on the relevant Defaulted Amount at the rate specified in subsection (b)(i) above over the interest actually received from Borrower by the Non-Defaulting Banks which funded such Defaulted Amount on account of their portion of such Defaulted Amount for the same time period and (y) all amounts received by Agent on account of principal (or reimbursement for amounts otherwise advanced) which would otherwise be payable to such Defaulting Bank shall be paid pari passu to the Non-Defaulting Banks until such Defaulted Amount and all interest thereon has been repaid in full, and
(iv)    If, following the payment in full of all amounts due pursuant to subsection (b)(ii) above to the Non-Defaulting Banks who have funded all or any portion of any Defaulted Amount, there remains any Defaulted Amount which has not been funded by the Non-Defaulting Banks or the relevant Defaulting Bank (an “Unfunded Defaulted Amount”), then a portion of such Defaulting Bank’s interest in the Loan and the Loan Documents and the proceeds thereof equal to the amount of such Unfunded Defaulted Amount (together with interest thereon at the rate applicable to such Defaulted Amount from time to time pursuant to the Loan Documents) shall be subordinated to the interests of the Non-Defaulting Banks unless and until such Unfunded Defaulted Amount is funded either by one or more Non-Defaulting Banks or by such Defaulting Bank.  Such portion of such Defaulting Bank’s interest, including any proceeds or distributions related thereto, may be used to fund to Borrower the relevant Unfunded Defaulted Amount if and when needed for Project costs.
(c)    Continuing Obligation.  The failure of any Bank (including a Defaulting Bank) to pay any Defaulted Amount shall not relieve any other Bank of its obligation, if any, hereunder to advance its Ratable Share on the date such advance is required to be made, but no Bank shall be responsible for the failure of any Defaulting Bank to make its Ratable Share on such date.  

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(d)    Replacement of Defaulting Bank. 
(i)    Borrower, upon three (3) Business Days’ written notice to the applicable Defaulting Bank and Agent, may, at any time prior to such time as such Defaulting Bank ceases being a Defaulting Bank, require that such Defaulting Bank transfer all of its right, title and interest under this Agreement and the other Loan Documents, such Defaulting Bank’s Notes and the other Loan Documents to a proposed Bank identified by Borrower that is satisfactory to Agent in its sole discretion if (x) such proposed Bank agrees to assume all of the obligations of such Defaulting Bank hereunder, and to purchase all of such Defaulting Bank’s Ratable Share of the Loan for an aggregate consideration equal to the sum (the “Defaulting Bank Purchase Price”) of (A) the aggregate outstanding principal amount of such Defaulting Bank’s Ratable Share of the Loan, together with interest thereon to the date of such purchase (to the extent not paid by Borrower), and (B) the applicable Defaulted Amount, together with interest thereon at the non-default rate due from Borrower to the date of such purchase (to the extent not paid by Borrower), and (y) reasonably satisfactory arrangements are made for payment to (1) the Bank(s) who funded the applicable Defaulted Amount and (2) such Defaulting Bank the balance of the Defaulting Bank Purchase Price.
(ii)    Notwithstanding anything to the contrary contained herein, a Bank that is not a Defaulting Bank (a “Replacement Bank”) shall have the right to replace a Defaulting Bank and the rights of such Defaulting Bank shall be assigned to the Replacement Bank, provided that, if more than one Bank elects to replace a Defaulting Bank, then the Required Banks shall select the Replacement Bank from the nominated Replacement Banks.
Nothing herein contained shall be deemed or construed to waive, diminish or limit, or prevent or estop Agent, any Bank or Borrower from exercising or enforcing any rights or remedies which may be available at law or in equity as a result of or in connection with any default under this Agreement or the other Loan Documents by a Defaulting Bank.  In addition, no Bank shall be deemed to be a Defaulting Bank if such Bank refuses to fund its Ratable Share of any advance being made after any Event of Default under Sections 9.7 or 9.8 due to the lack of court approval for such advance.
Section 13.19    No Relation.  Neither the relationship between Agent and the Banks, nor the relationship among the Banks, is intended by the parties to create, and neither shall create, any trust, joint venture or partnership relation between them.
Section 13.20    Amendments Affecting Agent as Agent.  Notwithstanding anything to the contrary contained in this Agreement, Agent shall not be bound by any waiver, amendment, supplement or modification of this Agreement or any other Loan Document which affects its duties, rights and/or obligations hereunder or thereunder unless it shall have given its prior written consent thereto.
Section 13.21    No Third-Party Beneficiary.  The provisions of this Article 13 (other than Section 13.2, the last sentence of Section 13.4(d), Section 13.11(b), Section 13.18(d) and the penultimate sentence of Section 13.18) are solely for the benefit of Agent and Banks, and neither 

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Borrower nor any other Person shall have any rights as a third party beneficiary of any of the provisions hereof (except for the specified provisions).  Borrower acknowledges and agrees that the provisions of this Article 13 are primarily intended to govern the relationship among the Banks and Agent, and the provisions of this Article 13 may accordingly be modified without Borrower’s consent, written or otherwise (except for the specified provisions and provided, that no such modification shall in any manner increase the obligations or liabilities of Borrower hereunder, decrease the rights of Borrower hereunder or cause any costs to Borrower except de minimis costs).
ARTICLE  14     
 
ANTI-TERRORISM AND ANTI-MONEY LAUNDERING PROVISIONS
Section 14.1    Embargoed Persons.  Borrower represents and warrants to Agent and the Banks as of the Closing Date that:
(a)    none of the funds or other assets of Borrower constitute property of, or are beneficially owned, directly or indirectly, by, any Person that is the target of trade restrictions under U.S. Legal Requirements, including, without limitation, those who are covered by the International Emergency Economic Powers Act, 50 U.S.C. §§1701 et. seq. and The Trading with the Enemy Act, 50 U.S.C. App. 1 et. seq., as each of the same may be amended, modified, replaced and/or supplemented from time to time, and any Executive Orders, rules and/or regulations promulgated thereunder (an “Embargoed Person”) with the result that Bank/AA Exposure could occur; 
(b)    to Borrower’s knowledge, no Embargoed Person has any interest of any nature whatsoever (whether directly or indirectly) in Borrower with the result that Bank/AA Exposure could occur; and
(c)    none of the funds of Borrower have been derived from any unlawful activity with the result that Bank/AA Exposure could occur.  “Bank/AA Exposure”: shall mean any one or more of the following: (i) the Loan is in violation of Legal Requirements, or (ii) the Project or any other collateral for the Loan or any portion thereof (including the Rents (as defined in the Deed of Trust) or other income to be derived therefrom) is subject to forfeiture or to being frozen, seized, sequestered or otherwise impaired by a Governmental Authority, or (iii) the Loan or any payments made or to be made in respect thereof (including principal and interest) is subject to forfeiture or to being frozen, seized, sequestered or otherwise impaired by a Governmental Authority or (iv) Agent or the Banks or any of their collateral for the Loan or the Lien priority thereof or any of Agent’s or Banks’ rights or remedies in respect of the Loan or the collateral therefor is otherwise impaired or adversely affected, or (v) any of the Banks or Agent or any of their respective officers, directors, employees or agents is subject to criminal or civil liability or penalty.
Section 14.2    Patriot Act; OFAC.  Borrower represents and warrants to Agent and the Banks as of the Closing Date that neither Borrower nor, to Borrower’s knowledge, any of its direct or indirect owners (excluding shareholders of publicly traded entities) is a Person who is in violation of the U.S. Federal Bank Secrecy Act and its implementing rules and/or regulations (31 CFR part 103), the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, Public Law 107 56 and the regulations promulgated thereunder, 

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as each of the same may be amended, modified, replaced and/or supplemented from time to time (collectively, the “Patriot Act”), any order, rule and/or regulation issued with respect to anti-money laundering by the U.S. Department of the Treasury’s Office of Foreign Assets Control (“OFAC”), or any other anti-money laundering Legal Requirements with the result that Bank/AA Exposure could occur.
Section 14.3    Restricted Persons.  Borrower represents and warrants to Agent and the Banks as of the Closing Date that (a) neither Borrower nor, to Borrower’s knowledge, any of its direct or indirect owners (excluding shareholders of publicly traded entities) is a Person (i) with whom U.S. Persons are restricted from doing business under (x) rules and/or regulations issued by OFAC (including those Persons named on OFAC’s Specially Designated Nationals and Blocked Persons list) or under any U.S. Legal Requirements (including the September 23, 2001, Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) or (y) any other Legal Requirements, (ii) who appears on the OFAC List, World Check, the Dow Jones Watch List, the Special Reference List  or any other comparable list, domestic or foreign, used by Agent and/or any of the Banks from time to time, or (iii) operating, organized or resident in a Sanctioned Country or is owned or controlled by any such Person, if, with respect to either clause (i), (ii) or (iii) , Bank/AA Exposure could occur, if Bank/AA Exposure could occur, and (b) without limiting the foregoing, Borrower is not presently funding its obligations hereunder with funds from any of the Persons referred to in this Section 14.3, if Bank/AA Exposure could occur.  Borrower and its subsidiaries and their respective directors, officers, employees and agents are in compliance with any of the Legal Requirements referred to in this Article 14 and applicable Sanctions.  Borrower shall not use, and shall direct that its subsidiaries and its or their respective directors, officers, employees and agents shall not use, the proceeds of the Loan (a) in furtherance of an offer, payment, promise to pay, or authorization of the payment or giving of money, or anything else of value, to any person in violation of any of the Legal Requirements referred to in this Article 14, (b) for the purpose of funding, financing or facilitating any activities, business or transaction of or with any Embargoed Person or Restricted Person, or in any Sanctioned Country, or (c) in any manner that would result in the violation of any Sanctions applicable to Borrower or its subsidiaries.
Section 14.4    Certain Transfers.  
(a)    Anything to the contrary contained in this Agreement or the other Loan Documents notwithstanding, in no event shall a Transfer (excluding any transfer of securities that are publicly traded on a national exchange (regardless whether such transfer or issuance is of publicly traded securities or interests)) (1) to an Embargoed Person occur if the result of an Embargoed Person holding any direct or indirect interest in Borrower (at any level) is that Bank/AA Exposure will occur, or (2) be made or suffered to occur if, as a result of such Transfer, there would result a violation of (A) the U.S. Federal Bank Secrecy Act, as amended, modified, replaced and/or supplemented from time to time, and its implementing rules and/or regulations (31 CFR part 103), including, without limitation, with respect to those Persons named on OFAC’s Specially Designated Nationals and Blocked Persons list, (B) the Patriot Act, (C) any order issued with respect to anti-money laundering by OFAC, (D) the Executive Order or (E) any other Legal Requirements which, or the subject matter of which, relates to matters similar to those matters which are addressed by 

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the Legal Requirements referred to in clauses (A) through (D) above if, with respect to clauses (A), (B), (C), (D) or (E), Bank/AA Exposure could occur. 
(b)    If requested by Agent in connection with any Transfer (excluding any transfer of securities that are publicly traded on a national exchange (regardless whether such transfer or issuance is of publicly traded securities or interests)), Borrower shall certify to Agent and the Banks that, as a result of such Transfer, there will be no violation of Section 14.4(a) above.
ARTICLE  15     
 
ASSIGNMENT AND PARTICIPATION
Section 15.1    Assignments.  (A) Agent may at any time assign (i) to its Affiliate, to any of the Banks or any Approved Lender or (ii) to any Person with the reasonable consent of Borrower and (B) with the consent of Agent (not to be unreasonably withheld), any of the Banks may at any time assign (x) to its Affiliate, any of the Banks or to an Approved Lender or (y) to any Person, while no Event of Default exists, with the consent of Borrower (not to be unreasonably withheld), which consent shall be deemed given if not objected to within five (5) Business Days after requested (each, an “Assignment” and each such assignee, an “Assignee”) all, or a proportionate part of all, of its rights and obligations under this Agreement, the Note and the other Loan Documents, and such Assignee shall assume such rights and obligations, pursuant to an assignment and assumption agreement in the form of Exhibit F and executed by such Assignee and the assigning Bank (and accompanied by a processing fee of $4,500.00 payable by such Assignee to Agent); provided, that, in each case, after giving effect to such Assignment, the Assignee’s Commitment, and, in the case of a partial assignment, the assigning Bank’s Commitment, each will be equal to or greater than $20,000,000.00 and, in the case of an assignment by United Overseas Bank Limited, New York Agency, such assigning Bank  shall continue to hold a Commitment equal to at least twelve percent (12%) of the Principal Balance.  Upon (i) execution and delivery of such instrument, (ii) payment by such Assignee to the assigning Bank of an amount equal to the purchase price agreed upon between such Bank and such Assignee, and (iii) payment by the assigning Bank of Agent’s processing fee and Agent’s counsel’s fees and expenses in connection with such assignment, such Assignee shall be deemed a “Bank” under this Agreement and shall have all the rights and obligations of a Bank as set forth in such assignment and assumption agreement, and the assigning Bank shall be released from its obligations hereunder to a corresponding extent accruing from the date of such Assignment, and no further consent or action by any party shall be required.  Upon the consummation of any Assignment pursuant to this Section 15.1, Borrower agrees at no cost or expense to Borrower (provided, however, that Borrower shall be responsible for its attorneys’ fees and expenses, if any) to issue substitute Note(s) to the Assignee with respect to the Loan, in exchange for the return of the original(s) thereof issued to such assigning Bank (or for an affidavit of lost note in the event such Bank is unable to locate the same).  Assignee shall, prior to the first date on which interest or fees are payable hereunder for its account, deliver to Borrower and Agent a duly completed and signed certification as to exemption from any U.S. federal Withholding Taxes or U.S. federal backup Withholding Taxes in accordance with Section 2.5.  No Bank shall be permitted to assign any portion of the Loan to Borrower or an Affiliate of Borrower.  Anything in this Agreement to the contrary notwithstanding, while an Event of Default exists, Agent and/or any of the Banks may assign all or any portion of its interest in the Loan and the Loan Documents to any third party that it wishes to 

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assign to without consent of Borrower, provided that no such assignment shall be permitted to  Borrower or an Affiliate of Borrower.  Notwithstanding anything herein, it is acknowledged and agreed that it shall be reasonable of Borrower, while no Event of Default exists, to withhold its consent with respect to a sale or assignment to, or Participation to, any of the Excluded Transferees.
Section 15.2    Participations.  
(a)    Any of the Banks may at any time grant to one or more Banks or other financial institutions or Affiliates thereof (each, a “Participant”) participating interests in its Loan (each a “Participation”); provided that, while no Event of Default exists, no Participation may be granted to any Excluded Transferee.  In the event of any such grant by a Bank of a Participation to a Participant, whether or not Borrower or Agent was given notice, such Bank shall remain responsible for the performance of its obligations hereunder, and Borrower and Agent shall continue to deal solely and directly with such Bank in connection with such Bank’s rights and obligations hereunder.  Any agreement pursuant to which any of the Banks may grant such a Participation shall provide that such Bank shall retain the sole right and responsibility to enforce the obligations of Borrower hereunder and under any of the other Loan Documents; provided, that such participation agreement may provide that such Bank will not agree to any modification, amendment or waiver of this Agreement or any of the other Loan Documents without the consent of the Participant.
(b)    Each Bank agrees to provide Borrower and Agent with notice of all Participations sold by such Bank, and shall, acting solely for this purpose as an agent of Borrower, maintain a register on which it enters the name and address of each Participant and the principal amount (and stated interest) of each Participant’s interest in the Loans or other obligations under the Loan Documents (whether in one or more systems or collections, collectively, the “Participant Register”); provided that no Bank shall have any obligation to disclose all or any portion of the Participant Register (including the identity of any Participant or any information relating to a Participant’s interest in any commitments, loans, letters of credit or its other obligations under any Loan Document) to any Person except to the extent that such disclosure is necessary to establish that such commitment, loan, letter of credit or other obligation is in registered form under Section 5f.103-1(c) of the U.S. Treasury Regulations.  The entries in the Participant Register shall be conclusive absent manifest error, and such Bank shall treat each Person whose name is recorded in the Participant Register as the owner of such participation for all purposes of this Agreement notwithstanding any notice to the contrary.  For the avoidance of doubt, Agent (in its capacity as Agent) shall have no responsibility for maintaining a Participant Register.  
(c)    Borrower agrees that each Participant shall be entitled to the benefits of Sections 2.3(d) and 2.5 (subject to the requirements and limitations therein, including the requirements under Section 2.5 (it being understood that the documentation required under Section 2.5 shall be delivered to the participating Bank)) to the same extent as if it were a Bank and had acquired its interest by assignment pursuant to Section 15.2(b), provided that such Participant (A) agrees to be subject to the provisions of Section 2.5(h) as if it were an assignee under Section 15.2(b), and (B) shall not be entitled to receive any greater payment under Section 2.5, with respect to any participation, than its participating Bank would have been entitled to receive, except to the extent such entitlement to receive a greater payment results from a Change that occurs after the Participant acquired the applicable participation.

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Section 15.3    Cooperation.  Borrower recognizes that in connection with Banks’ selling of Participations or making of Assignments with respect to the Loan, any or all documentation, financial statements, appraisals and other data, or copies thereof, relevant to Borrower, Guarantor or the Loan, may be exhibited to and retained by any such Participant or Assignee or prospective Participant or Assignee.  In connection with a Bank’s delivery of any financial statements, other data (such as Borrower’s rent (including percentage rent) receipts and tenant sales information) and appraisals to any such Participant or Assignee or prospective Participant or Assignee, such Bank shall also obtain a confidentiality agreement in the form of Exhibit G.  Each of Borrower and Guarantor agrees to provide all assistance reasonably requested by a Bank at no cost to Borrower or Guarantor (provided, however, that Borrower and Guarantor shall be responsible for their attorneys’ fees and expenses, if any), in order to enable such Bank to sell Participations or make Assignments of its Commitment for the Loan as permitted by this Article 15. 
Section 15.4    Federal Reserve Bank or Other National Equivalent.  Any of the Banks may at any time (without notice to Borrower, Agent or any other Bank and without payment of any fee) assign all or any portion of its rights under this Agreement and the Note to (a) a Federal Reserve Bank as collateral security pursuant to Regulation A and any operating circular issued by the Board of Governors of the Federal Reserve System, or (b) any Bank’s central bank, and in either event, such rights shall be fully transferable as provided therein.  No such assignment shall release the assigning Bank from its obligations hereunder.
Section 15.5    Agent’s Register.  Agent shall, acting solely for this purpose as an agent of Borrower, maintain a copy of each assignment and assumption agreement delivered to it and a register showing the names and addresses of the Banks and the Commitment of, and principal amount (and stated interest) of the Loan owing to, each Bank pursuant to the terms hereof from time to time (the “Agent’s Register”).  The entries in Agent’s Register shall be conclusive in the absence of manifest error, and Borrower, Agent and the Banks shall treat each Person whose name is recorded in Agent’s Register as the owner of such portion of the Loan or other obligation hereunder as the owner thereof for all purposes of this Agreement and the other Loan Documents, notwithstanding any notice to the contrary.  Any Assignment of any portion of the Loan or other obligation hereunder shall be effective only upon appropriate entries with respect thereto being made in Agent’s Register. Agent’s Register shall be available for inspection by Borrower or any Bank at any reasonable time and from time to time upon reasonable prior notice thereto. Upon satisfaction of all conditions set forth in Section 15.1, Agent shall:  (a) promptly accept the relevant Assignment; and (b) on the effective date determined pursuant thereto, record the information contained therein in Agent’s Register and give notice of such Assignment and recordation to the Banks and Borrower.
Section 15.6    [Reserved].
Section 15.7    Prohibition of Assignments by Borrower.  Borrower may not assign or attempt to assign its rights under this Agreement or the other Loan Documents.
Section 15.8    Severance.  Agent (with the consent of all of the Banks) shall have the one-time right, at any time prior to an Assignment or Participation pursuant to this Article 15, to modify the Loan in order to create one or more notes of equal or varying priority and/or interest rates 

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(including, without limitation, so-called “A/B Notes”); provided, that:  (a) the Principal Balance of the Loan as of the effective date of such modification equals the Principal Balance of the Loan immediately prior to such modification; and (b) the weighted average stated interest rate of all such notes on the date created and throughout the term of the Loan shall equal the stated interest rates that were applicable to the Loan immediately prior to such modification of the Loan.  Agent shall have the right to modify the Loan in accordance with this Section 15.8 upon notice to Borrower in which event such modification shall then be deemed effective.  If requested by Agent, Borrower shall promptly execute an amendment to this Agreement, the Note and the other Loan Documents to evidence such modification; provided that such amendment shall have no materially adverse tax consequences to Borrower or any of its direct or indirect owners.  Borrower shall, at no cost or expense to Borrower (provided, however, that Borrower shall be responsible for its attorneys’ fees and expenses, if any), cooperate with all reasonable requests of Agent in order to establish the “component” notes and shall execute and deliver such documents as shall reasonably be required by Agent in connection therewith.
[signature pages follow]

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EXECUTED as of the date first written above.
		
	AGENT:
	UNITED OVERSEAS BANK LIMITED, NEW YORK AGENCY

By:    /s/ William A. Sinsigalli    
William A. Sinsigalli
Executive Director

By:    /s/ Eriberto De Guzman    
Eriberto De Guzman
Managing Director

[signatures continue on following pages]

BORROWER:
WYNN/CA PLAZA PROPERTY OWNER, LLC,
a Nevada limited liability company
By:    Wynn/CA Plaza JV, LLC, 
a Nevada limited liability company, 
its sole member
By:    Wynn Plaza, LLC,
a Nevada limited liability company,
its managing member
By:    Wynn Resorts, Limited,
a Nevada corporation,
its sole member
By:    /s/ Craig Billings         
Name: Craig Billings
Title: Chief Financial Officer and Treasurer
[signatures continue on following pages]

BORROWER:
WYNN/CA PROPERTY OWNER, LLC,
a Nevada limited liability company
By:    Wynn/CA JV, LLC, 
a Nevada limited liability company, 
its sole member
By:    Wynn Retail, LLC,
a Nevada limited liability company,
its managing member
By:    Wynn Resorts, Limited,
a Nevada corporation,
its sole member
By:    /s/ Craig Billings                
Name: Craig Billings
Title: Chief Financial Officer and Treasurer
[signatures continue on following page]

THE BANKS:
		
	$338,500,000.00
	UNITED OVERSEAS BANK LIMITED, NEW YORK AGENCY

By:    /s/ William A. Sinsigalli    
William A. Sinsigalli
Executive Director

By:    /s/ Eriberto De Guzman    
Eriberto De Guzman
Managing Director

[signatures continue on following page]

		
	$115,000,000.00
	FIFTH THIRD BANK,  
an Ohio banking corporation

By:    /s/ Michael Perillo        
Michael Perillo 
Vice President
[signatures continue on following page]

		
	$100,000,000.00
	SUMITOMO MITSUI BANKING CORPORATION,

as a Lender
By:    /s/ William G. Karl    
Name: William G. Karl
Title: Executive Officer
 [signatures continue on following page]

		
	$61,500,000.00
	CRÉDIT AGRICOLE CORPORATE AND INVESTMENT BANK, a banking corporation organized under the laws of the Republic of France

By:    /s/ Adam Jenner    
Name: Adam Jenner
Title: Director
By:    /s/ Jason Chrein    
Name: Jason Chrein
Title: Managing Director

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