Document:

Exhibit 10.4

 

LOAN AGREEMENT

 

	U.S. $2,000,000.00	Loan Date: May 1, 2015 

 

WHEREAS, Zhumei
Ma (the “Lender”) has agreed to lend (the “Loan”) from time to time as requested by the Company
up to an aggregate sum of no more than two million dollars (US$2,000,000.00) (such outstanding amount at any time, the “Principal
Balance”) to Sole Elite Group Limited, a company incorporated under the laws of the Cayman Islands (the “Company”
and, together with the Lender, the “Parties”);

 

WHEREAS, as
of the date hereof, the Lender has previously loaned the Company US$428,818.00, which amount the Parties wish to be deemed a portion
of this Loan;

 

WHEREAS, the
Parties have agreed to memorialize the terms of the Loan pursuant to this loan agreement (this “Agreement”);

 

NOW, THEREFORE,
BE IT RESOLVED, that for value received, the Company hereby promises to pay to the order of the Lender, at the principal office
of the Lender set forth herein, or at such other place as the Lender may designate in writing to the Company, the Principal Balance,
commencing on the date hereof, in such coin or currency of the United States of America as at the time shall be legal tender for
the payment of public and private debts and in immediately available funds, as provided in this Agreement;

 

RESOLVED FURTHER,
that the Parties agree that the Loan shall be made according to the following terms:

 

1.           Note Funding.
The Lender shall fund such amounts as requested by the Company from time to time, in an amount of no greater than $2,000,000 and
the date of each funding shall be referred to as a “Loan Date”. The Parties agree that as of the date hereof
there is an outstanding Principal Balance of US$428,818.00.

 

2.           Principal;
No Interest.

 

(a)        The Loan shall
be made on an interest free basis.

 

(b)        The Company shall
repay in full the entire Principal Balance then outstanding under this Agreement upon the first to occur of: (i) the date that
is one year from the date hereof, or (ii) the date of the Company’s closing of its initial public offering of securities
in the United States (the "Maturity Date”).

 

3.           Prepayment.
At the Company’s sole option, the Company may prepay all or a portion of the Principal Balance then outstanding prior to
the Maturity Date without penalty or premium (such date of prepayment, the “Prepayment Date”). The Company shall
give Lender not less than two (2) business days’ notice before the Prepayment Date of the Company’s intention to prepay
the Loan.

 

    	 	1	 

     

    

 

4.            Amendments.
This Agreement may not be modified or amended in any manner except in writing executed by the Company and the Lender.

 

5.            Governing
Law. This Agreement shall be governed by and construed in accordance with the laws of the Cayman Islands. This Agreement shall
not be interpreted or construed with any presumption against the party causing this Agreement to be drafted.

 

6.            Failure or
Delay Not Waiver. No failure or delay on the part of the Lender in the exercise of any power, right or privilege hereunder
shall operate as a waiver thereof, nor shall any single or partial exercise of any such power, right or privilege preclude other
or further exercise thereof or of any other right, power or privilege.

 

7.            Binding Effect.
The obligations of the Company and the Lender set forth herein shall be binding upon the successors and permitted assigns of each
such party.

 

8.            Third Party
Rights. A person who is not a party to this Agreement has no right under the Contracts (Rights of Third Parties) Law, 2014,
as amended, modified, re-enacted or replaced, (the "Third Party Rights Law") to enforce directly any term of this Agreement.
Notwithstanding any other term of this Agreement, the consent of any person who is not a party to this Agreement is not required
for any variation of, amendment to, or release, rescission, or termination of, this Agreement.

 

IN WITNESS WHEREOF, the Company has
executed and delivered this Agreement as of the date first written above.

 

	 	Sole Elite Group Limited
	 	 	 
	 	By:	/s/ Ding Sixing
	 	 	Name:  Ding Sixing
	 	 	Title:  Chairman
	 	 	 
	 	ACCEPTED AND AGREED:
	 	 	 
	 	Zhumei Ma
	 	 	 
	 	By:	/s/ Zhumei Ma

 

    	 	2Exhibit 10.83

 

August 31, 2015

 

Karlheinz Goehl-Medizintechnik Göhl

Noerdlinger Weg 3

65931 Frankfurt, Germany

Attn: Charly Goehl, CEO

 

		Re:	Extension of Term of the International Distribution Agreement

 

Dear Mr. Goehl:

 

The purpose of this
letter is to confirm the extension of the term of, and changes to the Territory as defined in, the International Distribution Agreement
entered into between IsoRay Medical, Inc., a Delaware corporation (“IsoRay”), and Karlheinz Goehl-Medizintechnik Göhl
(“Distributor”), dated as of October 31, 2011 (collectively, the “Agreement”).

 

Under the Agreement,
the Agreement’s current term, as extended by letter agreement dated August 28, 2014, expires on August 31, 2015. IsoRay and
Distributor now agree to extend the term to August 31, 2016.

 

IsoRay and Distributor
also agree to replace Section 1.1 of the Agreement with the following: “Territory” shall include all of and
be limited to Germany, Austria, Switzerland and Luxembourg.

 

Except as set forth
herein, all terms and conditions of the Agreement, as amended in the letter agreement dated August 28, 2014, shall remain in full
force and effect. Each party hereto hereby expressly ratifies and affirms all such terms and conditions as of the effective date
hereof.

 

IsoRay and Distributor
each represent and acknowledge that it has the power and authority to enter into this letter. This letter may be executed in any
number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same
instrument.

 

IsoRay Medical, Inc.

 

	By	/s/ Dwight Babcock	 
	 	Dwight Babcock, CEO

         
	 
	 	 	 

     

     

    

  

 

The foregoing is accepted and agreed to on and as of the date
first shown above.

 

Karlheinz Goehl-Medizintechnik Göhl

 

	By	/s/ Charly Goehl	 
	 	Charly Goehl, CEOExhibit 10.84

 

REAL ESTATE PURCHASE AND SALE AGREEMENT

 

THIS AGREEMENT is made
on the 10th day of September, 2015, by and between:

 

SELLER: THE PORT OF
BENTON, a municipal corporation of the State of Washington, hereinafter (“Seller”).

 

PURCHASER: ISORAY MEDICAL,
INC, a Delaware corporation, hereafter (“Purchaser”).

 

The Seller agrees to
sell, and the Purchaser agrees to purchase, upon the terms and conditions herein specified, the Property in Richland, Benton County,
State of Washington, more particularly described on Exhibit 1, hereafter referred to as the “Property”, containing
4.20 acres (182,903 square feet), more or less, including rights appurtenant thereto.

 

1.         PURCHASE
PRICE. The Purchase Price is One Hundred Sixty Eight Thousand Dollars ($168,000.00) payable in cash at the time of Closing,
as defined below.

 

2.         EARNEST
MONEY. Upon the execution of this Agreement, the Purchaser shall deliver to the Seller a cashier’s check in the amount
of $25,000.00 payable to Tri-City Title & Escrow Co. (the “Closing Agent”) as Earnest Money to be applied to the
Purchase Price at the time of Closing. At the time of the Closing the Earnest Money shall be applied to the Purchase Price. In
the event, the Purchaser elects to terminate this Agreement prior to the expiration of the Contingency Period provided in Section
3 below, then the Earnest Money shall be refunded to the Purchaser less any costs paid by the Seller pursuant to the terms of this
Agreement. If the Purchaser fails to close the purchase of the Property for any other reason, other than a breach of this Agreement
by the Seller, the Earnest Money shall be retained by the Seller.

 

3.         FEASIBILITY
CONTINGENCY. After Purchaser receives written notice of the formal approval of this sale by the Port of Benton Commission,
the Purchaser shall have sixty (60) days to complete a feasibility study of all aspects of the Property, including the feasibility
of the Property for the Purchaser’s purposes (“Feasibility Period”). In the event the Purchaser shall determine,
in Purchaser’s sole discretion, not to proceed with the purchase of the Property, this Agreement shall terminate upon the
delivery of written notice to the Seller. If the Purchaser does not deliver a written notice of termination to the Seller on or
before the expiration of the Feasibility Period, this contingency shall be deemed to have been waived.

 

3.1         Purchaser may
conduct such investigations, studies and tests as it deems necessary or appropriate for Purchaser’s proposed development
and use of the Property. The Seller shall cooperate with the Purchaser in the performance of the investigations, studies and tests.
Purchaser shall repair any damage to the Property and shall restore the Property to its original condition after any investigations,
studies or tests caused by the Purchaser or its agents or independent contractor. The Purchaser shall indemnify and hold the Seller
harmless from and against any costs, expenses, losses, damages, liabilities, attorney fees, including any mechanics liens incurred
or sustained by the Seller as a result of the Purchaser’s activities or the actions of its agents.

 

4.         CONDITION
OF TITLE. Title is to be free of all encumbrances or defects. Rights reserved in federal patents or state deed, building or
use restrictions general to the area, existing easements not inconsistent with Purchaser’s intended use, and building or
zoning regulations or provisions shall not be deemed encumbrances or defects. Encumbrances to be discharged by Seller may be paid
out of purchase money at date of Closing.

 

    	 	1	 

     

    

  

This conveyance is
also subject to the following covenants and restrictions, and these covenants and restrictions shall run with the land and shall
be binding upon the Grantees, their transferees, successors and assigns.

 

A.         The Purchaser has
submitted to the Seller a Development Plan for the Property, a copy of which is attached hereto as Exhibit 2. The Development Plan
specifies the Purchaser’s development and use the Property, for ten (10) years after the date of Closing. The provisions
of the Development Plan will be incorporated into the Deed and will survive the Closing. The requirements of the Development Plan
will expire ten (10) years from date of Closing.

 

B.         Form of Conveyance.
Conveyance shall be by Statutory Warranty Deed, in the form attached hereto as Exhibit 3.

 

C.         This conveyance
will be subject to the Protective Covenants for the Port of Benton Technology and Business Campus, a copy of which are attached
hereto as Exhibit 4.

 

D.          The conveyance
is subject to the Permitted Exceptions.

 

5.             TITLE
INSURANCE. Within thirty (30) days after the date this Agreement is signed by the parties, Seller, at Seller’s expense,
shall cause the title insurance company to deliver to Purchaser a preliminary commitment for title insurance (“Preliminary
Report”) showing the condition of the title to the Property, together with copies of all Exceptions listed therein.

 

5.1          Purchaser shall
have ten (10) days after its receipt of the Preliminary Report to review the report and to notify the Seller, in writing, of Purchaser’s
objections to any Exceptions shown in the Preliminary Report. Those special exceptions not objected to by Purchaser within ten
days will be deemed to be acceptable to the Purchaser (the “Permitted Exceptions”).

 

5.2          If the Purchaser
notifies Seller of its objections to any Exceptions, Seller will have seven (7) days after receiving such notice to give Purchaser
a written notice stating whether Seller will remove any or all of the Exceptions which have been objected to by Purchaser. If Seller
fails to provide a written notice to Purchaser within seven days, the Seller will be deemed to have elected not to remove
the objectionable Exceptions.

 

5.3         Within five
(5) days after receiving the Seller’s written notice or within five (5) days after the expiration of the seven day period
if the Seller does not respond, Purchaser shall by written notice to the Seller, elect whether to purchase the Property subject
to the objectionable Exceptions that will not be removed by the Seller. If the Purchaser elects not to purchase the Property subject
to the objectionable Exceptions, this Agreement shall terminate and the Earnest Money shall be repaid to the Purchaser. If the
Purchaser elects to proceed with the purchase, the objectionable Exceptions shall be deemed to have been accepted by the Purchaser
and shall become Permitted Exceptions.

 

5.4         In the event
that, after the date of the Preliminary Report, any new items appear of record, Closing Agent shall cause the title company to
deliver to the Purchas a supplemental Preliminary Report (“Supplemental Report”) together with copies of all title
exceptions described therein. Purchaser shall have ten (10) Business Days or until the Closing Date, whichever occurs first, to
give written notice to the Seller (“Objection Notice”) disapproving any items contained in the Supplemental Report
and identifying items disapproved in Purchaser’s sole discretion. If Purchaser delivers an Objection Notice, Seller may remove
the disapproved items on or before Closing. If the Seller does not remove the disapproved items, then the Purchaser may elect not
to close the purchase and the Earnest Money shall be returned to the Purchaser.

 

    	 	2	 

     

    

  

5.5          At Closing,
Seller shall furnish to Purchaser an American Land Title Association standard form Owner’s or Purchaser’s Policy of
Title Insurance in the amount of the Purchase Price. The title policy to be issued shall contain no exceptions other than those
provided in said standard form plus the Permitted Exceptions. If title is not insurable as above provided and cannot be made so
insurable by Termination Date set forth in Section 6.9, this Agreement shall terminate; provided however, that Purchaser may waive
defects in writing and elect to purchase the Property.

 

6.            SELLER’S
REPRESENTATIONS AND WARRANTIES. Seller represents and warrants to Purchaser, which representations and warranties shall survive
the Closing, the following:

 

(a)         Seller is the
owner of marketable title to the Property or is otherwise duly authorized to enter into this transaction.

 

(b)         Seller has received
no notice of any condemnation proceedings affecting the Property, or of proceedings to change the zoning, use or occupancy of the
Property.

 

(c)         Except for the
representations and warranties contained in this Agreement, the Property is being sold in its present conditions, “as is”.

 

(d)         Seller’s
Property is not represented by any real estate brokers or representative; therefore no commission or fee for this transaction shall
be paid by Seller.

 

7.            CLOSING
OF SALE.

 

(a)         Time of Closing
- Termination Date. After this sale has been approved by the Port of Benton Commission, the sale shall be closed (the “Closing”)
in the office of the Closing Agent, within sixty (60) days after preliminary commitment for title insurance policy is delivered
showing title insurable, as above provided, but in any event not later than October 30, 2015 upon which date this agreement shall
terminate.

 

(b)         Closing Agent.
For purposes of this Agreement, “Closing Agent” shall be Tri-City Title & Escrow Company, or such other party which
is mutually acceptable to the parties.

 

(c)         Responsibilities
of Parties. The Purchaser and Seller shall deposit with the Closing Agent all instruments, documents and monies necessary to
complete the sale in accordance with this Agreement.

 

(d)         Allocation
of Closing Costs. Seller shall pay the real estate excise tax, if any, the title insurance premium, and one-half of the Closing
escrow fees. The Purchaser shall pay one-half of the Closing escrow fees and recording costs. Each party shall pay its own attorney
fees.

 

(e)         Items
to be Prorated. Taxes for the current year and assessments shall be prorated as of date of Closing.

 

8.           POSSESSION.
Seller shall deliver possession to Purchaser on the date of Closing.

 

9.           DEFAULT.
If either party defaults (that is, fails to timely perform the acts required of it) in its contractual performance herein, the
non-defaulting party may seek specific performance pursuant to the terms of this Agreement, damages, or rescission.

 

    	 	3	 

     

    

  

10.         ATTORNEYS’
FEES. If either party hereto is required to retain an attorney to enforce any provision of this Agreement, the non-defaulting
party shall be entitled to reasonable attorneys’ fees regardless of whether the matter proceeds to judgment or is resolved
by defaulting party curing default.

 

11.         INTEGRATION/TIME/MODIFICATION.
There are no other verbal or other agreements which modify or affect this Agreement. Time is of the essence of this Agreement.
All subsequent modifications or waivers of any condition of this Agreement shall be in writing and signed by the appropriate parties.

 

12.         EFFECTIVE
DATE - TERMINATION. This Agreement shall be effective on the date last executed by the parties hereto. In the event all parties
have not executed this Agreement on or before September 9, 2015, this agreement shall automatically terminate and any earnest money
or fees shall be promptly refunded to Purchaser.

 

13.          EXHIBITS.
The following exhibits are attached hereto and made a part of this Agreement by reference.

 

		a.	Exhibit 1 — Legal Description of Property

		b.	Exhibit 2 — Development Plan

		c.	Exhibit 3 — Warranty Deed

		d.	Exhibit 4 — TBC Protective Covenants

 

	 	 	 	SELLER:
	 	 	 	 	 
	 	 	 	PORT OF BENTON
	 	 	 	 	 
	Dated:	9/10/2015	 	By:	/s/ Scott D. Keller
	 	 	 	 	SCOTT D. KELLER
	 	 	 	 	Executive Director
	 	 	 	 	 
	 	 	 	 	3250 Port of Benton Boulevard
	 	 	 	 	Richland, WA 99354
	 	 	 	 	509-375-3060
	 	 	 	 	 
	 	 	 	PURCHASER:
	 	 	 	 	 
	 	 	 	ISORAY MEDICAL, INC.
	 	 	 	 	 
	Dated:	9/10/2015	 	By:	/s/ Dwight Babcock
	 	 	 	 	DWIGHT BABCOCK
	 	 	 	 	CHIEF EXECUTIVE OFFICER
	 	 	 	 	 
	 	 	 	 	350 Hills Street #106
	 	 	 	 	Richland, WA 99354

 

    	 	4	 

     

    

 

EXHIBIT 1

Legal Description

 

TECHNOLOGY & BUSINESS CAMPUS

4.20 Acres

 

SECTION 23, TOWNSHIP 10 NORTH, RANGE 28
EAST, QUARTER NE:

 

SHORT PLAT #3453, LOT 1 RECORDED IN VOLUME
1 OF SHORT PLATS, AT PAGE 3453, RECORDS OF BENTON COUNTY, WASHINGTON UNDER AUDITOR’S FILE NUMBER 2014-033549, DATED DECEMBER
30, 2014.

 

CONSISTING OF 4.20 ACRES (182,903 SQUARE
FEET)

 

TOGETHER WITH AND SUBJECT TO EASEMENTS,
RIGHTS-OF-WAY, COVENANTS, RESERVATIONS AND RESTRICTIONS OF RECORD AND IN VIEW.

 

    	 	5	 

     

    

 

EXHIBIT 2

IsoRay Medical Inc.

Development Plan

 

Isoray Medical, Inc., a Delaware corporation,
(hereinafter “Isoray”) proposes to purchase approximately 4.20 acres of real property described on Exhibit 1 to the
Real Estate Purchase and Sale Agreement (hereafter “Property”) currently owned by the Port of Benton, a Washington
municipal corporation (hereafter “Port”). This document sets forth the manner in which the property will be utilized
and developed by Isoray.

 

Isoray agrees this Development Plan will
be binding upon Isoray and its successors in title for a period of ten (10) years following the conveyance of the Property to Isoray
by the Port and will be a covenant running with the land.

 

		1.	Isoray will construct improvements on the Property in approximately the site configuration and
design specifications as depicted on Exhibit 2 to this Plan. The building constructed by Isoray will contain not less than 12,000
square feet of warehouse and production space and up to 4,000 square feet of office space.

 

		2.	Isoray will commence construction of the improvements within one hundred eighty (180) days after
the conveyance of the Property and will complete the construction of the improvements within eighteen (18) months after the commencement
of construction.

 

		3.	Isoray will use the Property for its primary production facility location for ten (10) years following
the conveyance of the Property to Isoray by the Port.

 

		4.	During the ten (10) years following the conveyance of the Property from the Port, Isoray will provide
jobs at this location for at least 25 full time equivalent employees.

 

		5.	The Port has agreed to sell the Property to Isoray partially in consideration of this Development
Plan and the sales price for the Property has been adjusted to reflect the covenants to which Isoray is bound under the provisions
of this Development Plan.

 

		6.	In the event Isoray fails to comply with the provisions of the Development Plan related to the
construction of improvements, the use of the facility or the employment levels, the Port will provide written notice of the breach
to Isoray and Isoray shall have ninety (90) days from its receipt of the notice to cure the breach. If Isoray does not cure the
breach within the cure period, then Isoray will pay to the Port the difference between the sales price and the appraised value
of the Property of this Property without the covenants contained in this Development Plan. The Port will have the Property appraised
at the time of the default without taking into account the improvements constructed by Isoray, to value the unimproved Property
at the time of the default. Payment shall be made within thirty (30) days after the date the Port delivers the appraisal to Isoray.

 

		7.	The Port may approve amendments to this Development Plan. Any amendments must be in writing and
must be approved by the Port Commission before the amendment will be effective.

 

		8.	It is Isoray’s intent to be a business partner with the Port of Benton and the City of Richland.
As such, Isoray will work to make sure the Property is used compliance with applicable laws, regulations, and the general intent
and purpose of this Development Plan.

 

    	 	6	 

     

    

  

	 	 
		PURCHASER:
	 	ISORAY MEDICAL, INC.
	 	 
	Dated: 9/10/2015	By:	/s/ Dwight Babcock
	 	 	DWIGHT BABCOCK
	 	 	CHIEF EXECUTIVE OFFICER
	 	 	 
	 	 	350 Hills Street #106
	 	 	Richland, WA 99354

 

    	 	7	 

     

    

 

EXHIBIT 4

Technology & Business Campus

Protective Covenants

 

    	 	8	 

     

    

 

PROTECTIVE COVENANTS

 

FOR THE PORT OF BENTON

 

TECHNOLOGY AND BUSINESS CAMPUS

 

THE PORT OF BENTON, a municipal
corporation of the State of Washington, hereafter referred to as “Port” is the owner of the Technology and Business
Campus situated in the City of Richland, Benton County, Washington, legally described in Exhibit 1, hereafter referred to as the
“Property”. The Port hereby adopts the following Protective Covenants for the Property.

 

		1.	The Port has designated the Property as the “Technology and Business Campus”. The Port
may change the designation of the Property from time to time without amending these Protective Covenants and without affecting
the applicability of the Protective Covenants to the Property.

 

		2.	These Covenants shall run with the Property and shall be binding upon all portions of the Property
and upon all persons holding any interest in the Property whether as owners, successors, assigns, grantees, lessees or holders
of lesser interests, all such parties hereafter referred to as “Occupants”.

 

		3.	The Purpose of the Covenants is to establish limitations, restrictions and uses to which any portion
of the Property or any lots or tracts within the Property may be put to insure:

 

		3.1	the proper use and appropriate development and improvement of each building site;

 

		3.2	to protect Occupants of the Property against uses which may depreciate the value of the Property;

 

		3.3	to guard against improvements constructed of improper or unsuitable materials;

 

		3.4	to encourage construction of properly-situated, attractive improvements on the Property;

 

		3.5	to prevent inappropriate and improper improvements to the Property;

 

		3.6	to secure and maintain proper setbacks from streets and lot lines;

 

		3.7	to provide for adequate open areas;

 

		3.8	to protect the health and safety of the Occupants and other users of the Property; and

 

		3.9	to provide for safe and normal circulation of traffic.

 

		4.	Portions of the Property may be dedicated for public use or may be restricted to mitigate for environmental
conditions. The remaining portions of the Property may only be used for commercial, light industrial, warehouse, research and development
purposes, residential and other uses permitted by local zoning regulations, hereafter “Permitted Uses”, and those administrative
and retail uses associated with or used in conjunction with the Permitted Uses.

 

		4.1	No portion of the Property shall be used for the manufacture, storage, distribution or sale of
any products or materials which are dangerous, unsafe, or a nuisance to the other Occupants or to the public at large by reason
of odor, dust, fumes, smoke, noise or vibration.

 

    	 	9	 

     

    

  

		4.2	All Occupants shall comply with the zoning, use or building restrictions applicable to the Property.
No portion of the Property shall be used for any purpose which is in violation of any laws or regulations applicable to the Property.

 

		4.3	The written approval of the Port must be obtained before the commencement of any particular use.

 

		5.	The minimum setbacks at the Richland Technology and Business Campus shall be as follows:

 

		5.1	Buildings facing George Washington Way must be at least 100 feet from the center line of George
Washington Way.

 

		5.2	Buildings facing an interior road must be at least 80 feet from the center line of George Washington
Way.

 

		5.3	Buildings must be at least 35 feet from the side line of any lot.

 

		5.3	Buildings must be at least 35 feet from any rear line of any lot.

 

		5.4	In the event any set back area is used for parking or as a loading zone, then the Port may adjust
the set back requirements to take into account the use of the set back area for other purposes.

 

		6.	The maximum height for buildings in the Technology and Business Campus shall be 38 feet. The Port
may grant variances of the height restrictions when necessary to accommodate special equipment or special uses.

 

		7.	The construction or the alteration of any improvements at the Technology and Business Campus shall
comply with the following minimum standards:

 

		7.1	No building shall be constructed of wood framing or use wood for the exterior except for the use
of wood for decoration.

 

		7.2	All exterior walls shall be finished with masonry or brick face.

 

		7.3	Other exterior finish materials may be permitted by the Port, if the proposed materials are equal
in quality to those specified in these covenants and are compatible with the materials in use through out the Property.

 

		8.	Before any construction, reconstruction or alteration of the improvements in the Property is commenced
and before any building materials have been delivered in connection with such construction, reconstruction or alteration authority,
the occupant shall comply with all the following conditions or procure Port’s written waiver of the following conditions:

 

		8.1	The Occupant shall deliver to Port, for its approval, two sets of preliminary construction plans
and specifications prepared by an architect or engineer licensed to practice as such in the State of Washington including, but
not limited to, preliminary grading utility connections, locations of ingress and egress to and from public thoroughfares, curbs,
gutters, parkways, street lighting, designs and locations for outdoor signs, storage areas, and landscaping, all sufficient to
enable Port to make an informed judgment about the design and quality of construction. All improvements shall be constructed within
the exterior set back lines of the Property provided that required work beyond the Property on utilities, access, and conditional
use requirements will not violate this provision. The Occupant shall permit Port to use the plans without payment for purposes
relevant to and consistent with these Covenants.

 

    	 	10	 

     

    

  

		8.2	The Port shall examine the plans and specifications for the purpose of determining reasonable compliance
with the terms and conditions of the Protective Covenants and compatibility with the overall design and use of the Technology and
Business Campus. Approval or disapproval shall be communicated to the Occupant, and disapproval shall be accompanied by specification
in reasonable detail of the grounds for disapproval; provided that Port’s failure to disapprove the initial construction
plans or subsequent construction plans within Thirty (30) days after delivery to Port shall be considered to be approval.

 

		8.3	Occupant shall prepare final working plans and specifications substantially conforming to preliminary
plans previously approved by the Port, submit them to the appropriate governmental agencies for approval, and deliver to Port one
complete set as approved by the governmental agencies.

 

		8.4	Once work is begun, the Occupant shall, with reasonable diligence, complete construction of improvements.
Construction shall be completed and ready for use within twelve (12) months after commencement of construction, provided that the
time for completion may be extended for so long as the Occupant is prevented from completing the construction due to delays beyond
the Occupant’s control, or for other good cause. All work shall be performed in a workmanlike manner, substantially comply
with the plans and specifications required, and comply with all applicable governmental permits, laws, ordinances, and regulations.

 

		9.	In the front set back area for each parcel from the frontage road to the buildings and the side
set back areas, except those portions of the side yards which are covered by parking lots or sidewalks shall be landscaped with
grass lawns or other landscaping materials approved by the Port. The Port may grant exceptions to these requirements provided the
general aesthetic quality of the Property is not adversely affected.

 

		10.	Outside storage of materials will be permitted only in areas approved for this purpose by the Port
of Benton. The Port may require that any outside storage areas are visually screened in a manner acceptable to the Port.

 

		11.	The Occupant shall at all times keep its grounds, buildings and improvements in a safe and clean
condition. Each Occupant, at its own expense, will remove all trash, waste or rubbish, which may accumulate on the Property. Solid
waste receptacles shall be screened by sight obscuring fences from view from the streets within the Property.

 

		12.	All exterior lighting shall be installed with concealed wiring. No blinking or exposed neon lights
are permitted within the Property.

 

		13.	Each Occupant shall provide and maintain adequate, on-site parking facilities for employees and
visitors. Parking lots and driveways must be paved with asphalt or concrete and shall be maintained in good condition. The Occupant
shall provide one parking space for each three thousand square feet of building space or one space for each employee per shift.
On street parking for Occupants, employees, or trucks serving the Occupant’s business is prohibited.

 

    	 	11	 

     

    

  

		14.	No wells shall be drilled within the Property except with the prior written permission of the Port
of Benton. The Port and/or the City of Richland may require pretreatment of wastewater and may impose limitations on discharge
volumes of water flowing into the waste water system.

 

		15.	In the event an Occupant fails to maintain the exterior appearance of the property and improvements
in accordance with these covenants and the standards issued by the Port of Benton from time to time, after the Port provides the
Occupant with seven days written notice of the default, the Port may undertake to maintain the Property to meet the applicable
standards and charge the costs to the Occupant. The charge shall be lien upon the Occupants property in the Property and the Port
shall be entitled to recover from the Occupant all of the costs incurred in maintaining the Occupant’s property.

 

		16.	Hazardous materials require special handling and pose unusual risks to the Occupants and Tenants
of the Park and to the public. The purpose of this Section is to control hazardous materials which are brought into the Property,
to provide timely information concerning the nature and location of the hazardous materials in the Property, and to provide the
persons to be contacted in the event of an emergency.

 

		16.1	Hazardous Materials shall mean any substance or material in a quantity or form which may pose an
unreasonable risk to health, safety or property and includes, but is not limited to, explosives, radioactive materials, etiologic
agents, flammable liquids or solids, combustible liquids or solids, poisons, oxidizing or corrosive materials and compressed gases,
and it further includes those materials described in Washington Administrative Code 173-303-9905 and 446-50-000, as those sections
may be hereafter amended or supplemented. In the event these sections are superseded, the reference shall be deemed to refer to
the superseding sections.

 

		16.2	Each Occupant transporting any hazardous materials into or across any portion of the Property,
shall give written notice to the Port prior to any such transportation or storage. Each Occupant shall file a copy of the written
notice to the fire department or fire protection district which has responsibility for providing fire protection for the Property.

 

		16.3	The written notice to the Port shall contain the following:

 

		A.	The name and address of the Occupant.

 

		B.	The specific hazardous material which is being transported or stored.

 

		C.	The date upon which the material will be transported and the portion of the Property over which
the material will be transported.

 

		D.	The specific portion of the Property where the material will be stored or used.

 

		E.	The names and phone numbers of the person or persons to be contacted with regard to the hazardous
materials and in the event of an emergency.

 

		16.4	These covenants shall not be construed as an approval of the transportation, storage or use of
hazardous materials upon the Property. In the event the Port determines that any hazardous material causes an increased risk to
the Occupants or the public, or if the hazardous materials increase the insurance cost of the Port or Occupants, the Port may deny
or revoke the permission to transport, store or use hazardous materials within the Property. In the event the transportation, storage
or use of hazardous materials on the Property increases the risk of personal injury or property damage, or increases the cost of
insurance, the Port may require the Occupant to obtain additional insurance coverage.

    	 	12	 

     

    

 

 

		16.5	All hazardous materials shall be handled, transported, stored, used and disposed of in accordance
with all applicable federal, state and municipal laws, ordinances and regulations.

 

		17.	These protective covenants shall be deemed to be contracts between the Port of Benton and each
Occupant, and as contracts among the Occupants. The Port and the Occupants shall have the right to enforce the covenants in a court
of law, subject to the right of the Port to grant variances in particular cases and upon reasonable grounds, to meet the objectives
of the planned development of the property.

 

		18.	Occupants of the Property prior to an amendment of these Protective Covenants shall not be required
to modify or alter their improvements in order to comply with an amendment and they shall be required to comply with the Protective
Covenants prior to the effective date of an amendment. Any alteration, modification or addition to any improvement after the effective
date of an amendment shall comply with the Protective Covenants as amended.

 

IN WITNESS WHEREOF, the Port
of Benton has adopted these Protective Covenants on this 19th day of March, 2003.

 

	 	PORT OF BENTON
	 	 
	 	/s/ Jane F. Hagarty
	 	JANE F. HAGARTY, Commissioner
	 	 
	 	/s/ Harold B. Lindberg
	 	HAROLD B. LINDBERG, Commissioner
	 	 
	 	/s/ Robert D. Larson
	 	ROBERT D. LARSON, Commissioner

 

    	 	13

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