Document:

Lease

 Exhibit 10.59 
  
 LEASE 
  
 THIS LEASE (“Lease”) is made and entered into as of the 12th day of December, 2005, by and between, Palm Springs Radiation Enterprises, LLC,
whose business address is 2234 Colonial Boulevard, Fort Myers, FL 33907 (“Landlord”), and California Radiation Therapy Management Services, Inc. whose business address is 2234 Colonial Boulevard, Fort Myers, FL 33907 (“Tenant”).

  
 W I T N E S S E T H : 
  
 ARTICLE 1 
 TERMS 
  
 1.1 Premises. Landlord hereby demises and leases to Tenant and Tenant hereby hires and rents from Landlord the premises located at 77 840 Flora Road, Palm Desert, California, (“Premises”) upon the terms, covenants and
conditions set forth herein, which Premises has a floor area containing the approximate square footage of 6,963 square feet. 
  
 1.2 Use. The Premises are to be used for a medical office and radiation therapy center. 
  
 1.3 Commencement of Term. The commencement of the Term of this Lease
under which Tenant shall be obligated to commence payment of Minimum Rent and Additional Rent shall be on or about the 11th day of October, 2005 (“Commencement Date”). 
  
 1.4 Length of the Term. The term of this lease period is for seven (7) years (“Term”). The starting
date of this lease is the Commencement Date and, unless this Lease is renewed in accordance with Article 4 below, the ending date is on or about the 11th day of October, 2012 (“Expiration Date”). 
  
 ARTICLE 2 
 RENT 
  
 2.1 Rent. Minimum rent shall be four hundred ten thousand, five hundred fourteen dollars ($410,514) per year (“Minimum Rent”). Tenant shall pay to Landlord without previous demand thereof and without any abatement,
reduction, setoff or deduction whatsoever, the Minimum Rent (together with any applicable sales tax and local taxes if the same are ever required by law), payable in equal monthly installments, in advance, on the first day of each and every calendar
month throughout the Term of this Lease. The Minimum Rent shall commence to accrue on the Commencement Date. The first such monthly installments of Minimum Rent shall be due and payable to Landlord no later than the Commencement Date and each
subsequent monthly installment shall be due and payable to Landlord on the first day of each and every month following the Commencement Date during the Term hereof. If the Commencement Date is a date other than the first day of the month, Minimum
Rent and other charges for the period commencing with and including the Commencement Date through the first day of the following month shall be prorated at the rate of one-thirtieth (1/30) of the monthly Minimum Rent per day. 
  
 In addition, Tenant shall pay as Additional Rent monthly payments of
applicable taxes, assessments and insurance on the property. This amount will be of 1/12 of the bill for real estate and assessment taxes and 1/12 of the bill on insurance. Estimated figures for taxes and insurance 

 
monthly rate will be produced within ten (10) days after the signing of this Lease. Each year Landlord will produce any insurance, real estate tax and
assessment bills to the Tenant to show how the estimated taxes and insurance were computed as Additional Rent. 
  
 2.1.1 There will be an increase in the Minimum Rent starting on the first anniversary of the lease if the Consumer Price Index increases. Minimum Rent
specified in this lease shall be subject to increase in accordance with changes in the Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) as promulgated by the Bureau of Labor Statistics of the United States Department of
Labor, using the year of the Commencement Date as a base of 100. On each anniversary date there will be a rent adjustment based on the percentage increase in the Consumer Price Index. If the Consumer Price Index goes down the rent will not change
for that year. Consumer Price Index increases will apply on the anniversary date of each year of the Commencement Date. The percentage increase in the Consumer Price Index will increase the minimum rent for that year. 
  
 2.1.2 In the event that the Consumer Price Index ceases to incorporate
significant number of items, or if a substantial change is made in the method of establishing such Consumer Price Index shall be adjusted to the figure that would have resulted had no change occurred in the manner of computing such Consumer Price
Index, or a successor or substitute index, is not available, a reliable governmental or other nonpartisan publication, evaluating the information for use in determining the Consumer Price Index, shall be used in lieu of such Consumer Price Index.

  
 2.2 Late Charge. Tenant shall pay to Landlord a late
charge equal to five percent (5%) of the monthly payment of Minimum Rent, Additional Rent and any other payment or charge due hereunder if any such amount is received by Landlord more than five (5) days after the same shall be due, such
amount being the agreed upon liquidated damages solely to defray the additional administrative expenses incurred by Landlord in processing such payment. 
  
 2.3 Interest on Past Due Rent. If Tenant shall fail to pay, when the same is due and payable, Minimum Rent, or Additional Rent, such unpaid amounts
shall bear interest from the due date thereof to the date of payment, at the prime interest rate of the Chase Manhattan Bank, N.A. as of such due date, plus Five percent (5%) (“Default Date”). 
  
 2.4 Definition of Rent. The term “Rent” shall refer
collectively to Minimum Rent and Additional Rent. The term “Additional Rent” is sometimes used herein to refer to any and all other sums payable by Tenant hereunder, including, but not limited to, parking charges and sums payable on
account of default by Tenant. All Rent shall be paid by Tenant without offset, demand or other credit, and shall be payable only in lawful money of the United States of America which shall be legal tender in payment of all debts and dues, public and
private, at the time of payment. All sums payable by Tenant hereunder by check shall be obtained against a financial institution located in the United States of America. The rent shall be paid by Tenant at 2234 Colonial Boulevard, Fort Myers, FL
33907. 
  
 2.5 Rent Taxes. In addition to Minimum Rent
and Additional Rent, Tenant shall and hereby agrees to pay to Landlord each month a sum equal to any sales tax, tax on rentals and any other similar charges now existing or hereafter imposed, based upon the privilege of leasing the space leased
hereunder or based upon the amount of rent collected therefore. 
  

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 ARTICLE 3 
 NET LEASE 
  
 3.1 Net
Lease. This Lease shall be deemed and construed to be a triple net lease and, except as herein otherwise expressly provided, the Landlord shall receive the fixed Minimum Rent and Additional Rent and all other payments hereunder to be made by the
Tenant absolutely free from any charges, assessments, imposition, expenses or deductions of any kind and every kind or nature whatsoever. Tenant is to pay for all real estate tax and assessments on any and all taxes of any We of nature. Tenant is to
pay for all insurance and any and all costs for repairs, replacements, maintenance and improvements. Tenant will also pay any and all expenses for common areas, utilities, and association fees, if any. Tenant also is responsible for: 
  
 3.1.1 Parking lot repairs, maintenance and replacements. 
  
 3.1.2 Installation of outside and inside lighting for parking. 
  
 3.1.3 Any security, pest control or contrasts for air conditioner and
cleaning services, etc. 
  
 ARTICLE 4 
 OPTION TO RENEW 
  
 4.1 Option to renew. Provided that Tenant is not, and at no time has been, in default during the Term under any of the covenants, terms,
conditions, and provisions of this Lease, then Tenant shall have three (3) options to renew this Lease (each an “Option”) for consecutive five (5) year option periods, provided that, in order to exercise this Option, Tenant is
required to give to Landlord written notice thereof not less than six (6) months before the date of expiration of the Term of this Lease or during any option period. Any renewal pursuant to this Option shall be on the same terms and conditions
as are contained in this Lease. 
  
 ARTICLE 5 
 INSURANCE AND INDEMNITY 
  
 5.1 Liability Insurance. Tenant shall, during the entire term hereof, keep in full force and effect bodily injury and public liability insurance in
an amount not less than FIVE HUNDERED THOUSAND DOLLARS ($500,000) / ONE MILLION DOLLARS ($1,000,000) per injury and accident, respectively; property damage insurance in an amount not less than ONE HUNDRED THOUSAND DOLLARS ($100,000). 
  
 5.2 Workers Compensation. Tenant shall, during the entire term hereof,
keep in full force worker’s compensation insurance in the maximum amount permitted under California law. 
  
 Landlord may require such insurance coverage to be increased after the first five years of the term of this Lease, provided that such increase shall not
cause the required limits of coverage to exceed those then commonly prevailing in the marketplace for similar situations. The policy(s) shall name Landlord, any person, firms or corporations designated by Landlord, and Tenant as insured, and shall
contain a clause that the insurer will not cancel or change the insurance without first giving the Landlord twenty (20) days prior notice. The insurance shall be in an insurance company licensed by the State of California and a copy of the
policy or a certificate of insurance shall be delivered to Landlord prior to the commencement of the term of 

  

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this Lease. In no event shall the limits of said insurance policies be considered as limiting the liability of Tenant under this Lease. In the event that
Tenant shall fail to obtain or maintain in full force and effect any insurance coverage required to be obtained by Tenant under this Lease, Landlord may procure same from insurance carriers as Landlord may deem proper, irrespective that a lesser
premium for such insurance coverage may have been obtained from another insurance carrier, and Tenant shall pay as additional rent, upon demand of Landlord, any and all premiums, costs, charges and expenses incurred or expended by Landlord in
obtaining such insurance. Notwithstanding shall procure insurance coverage required of Tenant hereunder, Landlord shall in no manner be liable to Tenant for any insufficiency or failure of coverage with regard to such insurance or any loss to Tenant
occasioned thereby, and additionally, the procurement of such insurance by Landlord shall not relieve Tenant of its obligations under this Lease to maintain insurance coverage in the types and amounts herein specified, and Tenant shall nevertheless
hold Landlord harmless from any loss or damage incurred or suffered by Landlord from Tenant’s failure to maintain such insurance. 
  
 5.3 Plate Glass Insurance. The replacement of any plate glass damaged or broken from any cause whatsoever in and about the Premises shall be
Tenant’s responsibility. Tenant shall, during the entire term hereof, keep in full force and effect a policy of plate glass insurance covering all the plate glass of the Premises, in amounts satisfactory to Landlord. The policy shall name
Landlord as additional insured and shall contain a clause that the insurer will not cancel or change the insurance without first giving the Landlord twenty (20) days prior notice. A copy of the policy together with the declarations page
therefore shall be delivered to Landlord prior to the commencement of the term of this Lease. 
  
 5.4 Increases in Fire Insurance Premium. Tenant agrees that it will not keep, use or sell in or upon the Premises any article, machinery or equipment which may be prohibited by the standard form of fire and
extended risk insurance policy. Tenant agrees to pay any increase in premiums for fire and extended coverage insurance that may be charged during the term of this Lease on the amount of such insurance which may be carried by Landlord on the Premises
or the building of which it is a part, resulting from the type of merchandise, machinery or equipment sold or kept by Tenant in the Premises or resulting from Tenant’s use of the Premises, whether or not Landlord has consented to the same.

  
 5.5 Indemnification. Tenant shall indemnify, defend and
save Landlord harmless from and against any and all claims, actions, damages, liability and expense in connection with loss of life, personal injury and/or damage to or destruction of property arising from or out of any occurrence in, upon or at the
Premises, or any part thereof, or the occupancy or use by Tenant of the Premises or any part thereof, or occasioned wholly or in part by any act or omission of Tenant, its agents, contractors, employees, servants, lessees or concessionaires.
Landlord shall indemnify, defend and save Tenant harmless from and against any and all claims, actions, damages, liability and expense in connection with loss of life, personal injury and/or damage to or destruction of property arising from or out
of any occurrence in, upon or at the Premises occasioned in whole or in part by any negligent act or omission by Landlord, its agents, contractors, employees, servants or concessionaires. In case the indemnifying party shall be made a party to any
litigation commenced by or against the other party, then such other party shall protect and hold the indemnified party harmless and pay all costs and attorney’s fees incurred by the indemnified party in connection with such litigation, and any
appeals thereof. The defaulting party shall also pay all costs, expenses and reasonable attorney’s fees that may be incurred or paid by the other party in enforcing the covenants and agreements in this Lease. 
  

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 ARTICLE 6 
 UTILITIES 
  
 6.1
Utilities. Tenant shall be solely responsible for and shall promptly pay all charges for water, gas, electricity, garbage, and any other utility used and consumed in the Premises. In the event that such utilities charges, or any portion
thereof shall be separately metered for the Premises, tenant shall pay such meter charges directly to the utility company supplying such service. In the event, however, that such utilities charges, or any portion thereof, shall not be separately
metered for the Premises, tenant shall pay to Landlord its pro rata share of such non-metered charges. If any such charges are not paid when due, Landlord may, at its option pay the same, and any amount so paid by Landlord shall thereupon become due
to Landlord from tenant as additional rent. In no event, however, shall Landlord be liable for an interruption or failure in the supply of any such utilities to the Premises. 
  
 ARTICLE 7 
 SUBORDINATION AND ATTORNMENT 
  
 7.1
Subordination. Tenant hereby subordinates its rights hereunder to the lien of any ground or underlying leases, any mortgage or mortgages, or the lien resulting from any other method of financing or refinancing, now or hereafter in force
against the Premises and to all advances made or hereafter to be made upon the security thereof. This Section shall be self-operative and no further instrument of subordination shall be required by any mortgagee, but Tenant agrees upon request of
Landlord, from time to time, to promptly execute and deliver any and all documents evidencing such subordination, and failure to do so shall constitute a default under this Lease. 
  
 7.2 Attornment. In the event any proceedings are brought for the foreclosure of, or in the event of exercise of the
power of sale under, any mortgage covering the Premises or in the event a deed is given in lieu of foreclosure of any such mortgage, Tenant shall attorn to the purchaser, or grantee in lieu of foreclosure, upon any such foreclosure or sale and
recognize such purchaser, or grantee in lieu of foreclosure, as the Landlord under this Lease. 
  
 7.3 Financing Agreements. Tenant shall not enter into, execute or deliver any financing agreement that can be considered as having priority to any mortgage or deed of trust that Landlord may have placed upon
the Premises. 
  
 ARTICLE 8 
 ASSIGNMENT AND SUBLETTING 
  
 Tenant may not assign this lease in whole or in part, nor sublet all or any portion of the Premises, without the prior written consent of Landlord in each
instance. The consent by Landlord to any assignment or subletting shall not constitute a waiver of the necessity for such consent to any subsequent assignment or subletting. It is understood that Landlord may refuse to grant consent to any
assignment or subletting by Tenant with or without cause and without stating in its refusal to grant such consent the reasons for which it refuses to grant such consent and may not, under any circumstances, be required or compelled to grant such
consent. No assignment, under letting, occupancy or collection shall be deemed acceptance of the assignee, subtenant or occupant as Tenant, or a release of Tenant from the further performance by Tenant of the covenants on the part of Tenant herein
contained. This prohibition against any assignment or subleasing by operation of law, legal process, receivership, bankruptcy or otherwise, whether 

  

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voluntary or involuntary and a prohibition against any encumbrance of all and any part of Tenant’s leasehold interest. Tenant shall remain fully liable
on this Lease and shall not be released from performing any of the terms, covenants and conditions hereof or any rents or other sums to be paid hereunder. Tenant acknowledges and agrees that any and all right and interest of the Landlord in and to
the Premises, and all right and interest of the Landlord in this Lease, may be conveyed, assigned or encumbered at the sole discretion of the Landlord at any time. 
  
 ARTICLE 9 
 FACILITIES 
  
 9.1 Control of Common Areas by
Landlord. All automobile parking areas, driveways, entrances and exits thereto, and other facilities furnished by Landlord at or near the Premises, including employee parking areas, the truck way or ways, loading docks, package pick-up stations,
pedestrian sidewalks and ramps, landscaped areas, exterior stairways, and other areas and improvements provided by Landlord for the general use, in common, of tenants, their officers, agents, employees and customers, shall at all times be subject to
the exclusive control and management of Landlord, and Landlord shall have the right from time to time to establish, modify and enforce reasonable rules and regulations with respect to all facilities and areas mentioned in this Article. Landlord
shall have the right to construct, maintain and operate lighting facilities on all said areas and improvements; from time to time to change the area, level, location and arrangement of parking areas and other facilities hereinabove referred to and
to restrict parking by tenants, their officers, agents and employees to employee parking areas. Landlord shall not have any duty to police the traffic in the parking areas. Tenant is to maintain and repair parking and at tenant’s expense.

  
 ARTICLE 10 
 TENANT’S FIXTURES AND IMPROVEMENTS 
  
 10.1 Alterations by Tenant. Tenant shall not make any alterations, renovations, improvements or other installations (collectively
“Alterations”) in, on or to any part of the Premises (including, without limitation, any alterations of the front, signs, structural alterations, or any cutting or drilling into any part of the Premises or any securing of any fixture,
apparatus, or equipment of any kind to any part of the Premises) unless and until Tenant shall have caused plans and specifications therefore to have been prepared, at Tenant’s expense, by an architect or other duly qualified person and shall
have obtained Landlord’s approval thereof. Tenant shall submit to Landlord detailed drawings and plans of the proposed Alterations at the time Landlord’s approval is sought. If such approval is granted, Tenant shall cause the work
described in such plans and specifications to be performed, at its expense, promptly, efficiently, competently and in a good and workmanlike manner by duly qualified and licensed persons or entities approved by Landlord, using first grade materials.
All such work shall comply with all applicable codes, rules, regulations and ordinances. The Tenant shall at all times maintain fire insurance with extended coverage in an amount adequate to cover the cost of replacement of all alterations,
decorations, additions or improvements to the Premises by Tenant in the event of fire or extended coverage loss. Tenant shall deliver to the Landlord certificates of such fire insurance policies, which shall contain a clause requiring the insurer to
give the Landlord ten (10) days notice of cancellation of such policies. 
  
 10.2 Mechanic’s Liens. No work performed by Tenant pursuant to this Lease, whether in the nature of erection, construction, alteration or repair, shall be deemed to be for the 

  

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immediate use and benefit of Landlord so that no mechanic’s or other lien shall be allowed against the estate of Landlord by reason of any consent given
by Landlord to Tenant to improve the Premises. Tenant shall place such contractual provisions as Landlord may request in all contracts and subcontracts for Tenant’s improvements assuring Landlord that no mechanic’s liens will be asserted
against Landlord’s interest in the Premises or the property of which the Premises are a part. Said contracts and subcontracts shall provide, among other things, the following: That notwithstanding anything in said contracts or subcontracts to
the contrary, Tenant’s contractors, subcontractors, suppliers and materialmen (hereinafter collectively referred to as “Contractors”) will perform the work and/or furnish the required materials on the sole credit of Tenant; that no
lien for labor or materials will be filed or claimed by the Contractors against Landlord’s interest in the Premises or the property of which the Premises are a part; that the Contractors will immediately discharge any such lien filed by any of
the Contractor’s suppliers, laborers, materialmen or subcontractors; and that the Contractors will indemnify and save Landlord harmless from any and all costs and expenses, including reasonable attorney’s fees, suffered or incurred as a
result of any such lien against Landlord’s interest that may be filed or claimed in connection with or arising out of work undertaken by the Contractors. Tenant shall pay promptly all persons furnishing labor or materials with respect to any
work performed by Tenant or its Contractors on or about the Premises. If any mechanic’s or other liens shall at any time be filed against the Premises or the property of which the Premises are a part by reason of work, labor, services or
materials performed of furnished, or alleged to have been performed or furnished, to Tenant or to anyone holding the Premises through or under Tenant, and regardless of whether any such lien is asserted against the interest of Landlord or Tenant,
Tenant shall cause the same to be discharged of record or bonded to the satisfaction of Landlord within thirty (30) days of notice of such lien. If Tenant shall fail to cause such lien to be so discharged or bonded after being notified of the
filing thereof, then, in addition to being an Event of Default and any other right or remedy of Landlord, Landlord may bond or discharge the same by paying the amount claimed to be due, and the amount so paid by Landlord, including reasonable
attorneys’ fees incurred by Landlord either in defending against such lien or in procuring the bonding or discharge of such lien, together with interest thereon at the Default Rate, shall be due and payable by Tenant to Landlord as Additional
Rent. 
  
 10.3 Tenant’s Leasehold Improvements and Trade
Fixtures. All leasehold improvements (as distinguished from trade fixtures and apparatus) installed in the Premises at any time, whether by or on behalf of Tenant or by or on behalf of Landlord, shall not be removed from the Premises at any
time, unless such removal is consented to in advance by Landlord; and at the expiration of this Lease (either on the Expiration Date or upon such earlier termination as provided in this Lease), all such leasehold improvements shall be deemed to be
part of the Premises, shall not be removed by Tenant when it vacates the Premises, and title thereto shall vest solely in Landlord without payment of any nature to Tenant. 
  
 All trade fixtures and apparatus (as distinguished from leasehold improvements) owned by Tenant and installed in the
Premises shall remain the property of Tenant and shall be removable at any time, including upon the expiration of the Term; provided Tenant shall not at such time be in default of any terms or covenants of this Lease, and provided further, that
Tenant shall repair any damage to the Premises caused by the removal of said trade fixtures and apparatus and shall restore the Premises to substantially the same condition as existed prior to the installation of said trade fixtures and apparatus
and shall restore the Premises to substantially the same condition as existed prior to the installation of said trade fixtures and apparatus. 
  

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 ARTICLE 11 
 MAINTENANCE AND REPAIR OF PREMISES 
  
 11.1 Maintenance by Tenant. Tenant shall at all times keep in good order, condition and repair (which shall include the providing of replacements where necessary) the entire Premises, including, without
limitation, the roof, the exterior and all glass and show window moldings; and all partitions, doors, interior walls, fixtures, equipment and appurtenances thereto, including lighting, heating and plumbing fixtures and any air conditioning system
and sprinkler system situated within and/or servicing the Premises. Said maintenance by Tenant shall include, without limitation, periodic painting as is reasonably necessary. All cutting and patching of the roof area required for any reason
whatsoever shall be performed by the Landlord’s roofing subcontractor. In the event that Tenant causes such work to be performed by anyone other than the Landlord’s roofing subcontractor, Landlord will have the right, at Tenant’s sole
cost and expense and without notice to Tenant, to cause said work and the roof area affected thereby to be inspected and/or repaired by Landlord’s roofing subcontractor. All repairs, replacements, or maintenance of any item or any type of the
Premises is the responsibility of the Tenant and to be paid for by tenant. 
  
 ARTICLE 12 
 SIGNS 
  
 On or before the Commencement Date, Tenant will at its sole cost and expense purchase and cause to be installed upon the
exterior of the Premises a sign which in all respects conforms to the criteria established by Landlord. However, Tenant will not install said sign without first obtaining Landlord’s written approval thereof. Thereafter, Tenant will not place or
suffer to be placed or maintain on any portion of the exterior (including windows) of the Premises any sign, awning, canopy or advertising matter or other thing of any kind, without first obtaining Landlord’s written approval and consent.
Without limitation as to the foregoing, Landlord specifically reserves the right at any time during the term of this Lease to require Tenant to remove from the Premises any sign(s) situated thereon and to replace same with a sign or signs which in
all respects conform to a sign standard designated by Landlord, all of which will be performed at Tenant’s sole cost and expense. Tenant agrees to maintain any such sign, awning, canopy, decoration, lettering, advertising matter or other thing
as may be approved in good condition and repair at all times and to repaint or replace such signs from time to time when reasonably necessary and to illuminate such signs in accordance with standards established by Landlord from time to time,
including hours of illumination. All signs in addition must be conform to code and local ordinances rules, laws and regulations. 
  
 ARTICLE 13 
 WASTE AND GOVERNMENTAL
REGULATIONS 
  
 13.1 Nuisance or Waste. Tenant shall
not commit or suffer to be committed any waste upon the Premises or any nuisance or other act or thing which may disturb the quiet enjoyment of any other tenant in the building in which the Premises may be located. 
  

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 13.2 Compliance with Laws. Tenant, at its sole cost, will promptly comply with all applicable
laws, guidelines, rules, regulations and requirements, whether of federal, state, or local origin, applicable to the Premises, including, but not limited to, the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., and those for the
correction, prevention and abatement of nuisance, unsafe conditions, or other grievances arising from or pertaining to the use or occupancy of the Premises. Tenant at its sole cost and expense shall be solely responsible for taking any and all
measures which are required to comply with the requirements of the ADA within the Premises. Any Alterations to the Premises made by or on behalf of Tenant for the purpose of complying with the ADA or which otherwise require compliance with the ADA
shall be done in accordance with this Lease; provided, that Landlord’s consent to such Alterations shall not constitute either Landlord’s assumption, in whole or in part, of Tenant’s responsibility for compliance with the ADA, or
representation or confirmation by Landlord that such Alterations comply with the provisions of the ADA. 
  
 13.3 Governmental Regulations. Tenant shall, at Tenant’s sole costs and expense, comply with all regulations of all county, municipal, state,
federal and other applicable governmental authorities, not in force or which may hereafter be in force, pertaining to Tenant or its use of the Premises, and shall faithfully observe in the use of the Premises all municipal and county ordinances and
state and federal statutes now in force or which may hereinafter be in force. Tenant shall indemnify, defend and save Landlord harmless from penalties, fines, costs, expenses suits, claims, or damages resulting from Tenant’s failure to perform
its obligations in this Section. 
  
 13.4 Rules and
Regulations. Landlord reserves the right from time to time to make reasonable rules and regulations, governing loading of supplies, trash collection, pest control, parking, noise, electrical overloads and similar issues of general concern to all
tenants in the event that the need therefore should ever arise. Notice of such rules and regulations and amendments and supplements thereto, if any, shall be given to the Tenant. 
  
 ARTICLE 14 
 HAZARDOUS MATERIALS 
  
 14.1 Hazardous
Materials. Tenant shall not use or allow the Premises to be used for the Release, storage, use, treatment, disposal or other handling of any Hazardous Materials, without the prior consent of Landlord. The term “Release” shall have the
same meaning as is ascribed to it in the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 9601 et seq., as amended, (“CERCLA”). The term “Hazardous Materials” means (i) any substance
defined as a “hazardous substance” under CERCLA, (ii) petroleum, petroleum products, natural gas, natural gas liquids, liquefied natural gas, and synthetic gas, and (iii) any other substance or material deemed to be hazardous,
dangerous, toxic, or a pollutant under any federal, state, or local law, code, ordinance or regulation (“Hazardous Materials Laws”). 
  
 Tenant shall: (a) give prior notice to Landlord of any activity or operation to be conducted by Tenant at the Premises which involves the Release,
use, handling, generation, treatment, storage, or disposal of any Hazardous Materials (“Tenant’s Hazardous Materials Activity”), (b) comply with all federal, state, and local laws, codes, ordinances, regulations, permits and
licensing conditions governing the Release, discharge, emission, or disposal of any Hazardous Materials and prescribing methods for or other limitations on storing, handling, or otherwise managing Hazardous Materials, (c) at its own expense,
promptly contain and 

  

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remediate any Release of Hazardous Materials arising from or related to Tenant’s Hazardous Materials Activity in the Premises and remediate and pay for
any resultant damage to properly, persons, and/or the environment, (d) give prompt notice to Landlord, and all appropriate regulatory, authorities, of any Release of any Hazardous Materials in the Premises arising from or related to,
Tenant’s Hazardous Materials Activity, which Release is not made pursuant to and in conformance with the terms of any permit or license duly issued by appropriate governmental authorities, any such notice to include a description of
“measures taken or proposed to be taken by Tenant to contain and remediate the Release and any resultant damage to property, persons, or the environment, (e) at Landlord’s request, which shall not be more frequent than once per
calendar year, retain an independent engineer or other qualified consultant or, expert acceptable to Landlord, to conduct, at Tenant’s expense, an environmental audit of the Premises and immediate surrounding areas, and the scope of work to be
performed by such engineer, consultant, or expert shall be approved in advance by Landlord, and all of the engineer’s, consultant’s or expert’s work product shall be made available to Landlord, (f) at Landlord’s request from
time to time, executed affidavits, representations and the like concerning Tenant’s best knowledge, and belief regarding the presence of Hazardous Materials in the Premises, (g) reimburse to Landlord, upon demand, the reasonable cost of
any testing for the purpose of ascertaining if there has been any Release of Hazardous Materials in the Premises, if such testing is required by any governmental agency or Landlord’s Mortgagee, (h) upon expiration or termination of this
Lease, surrender the Premises to Landlord free from the presence and contamination of any Hazardous Materials. Tenant shall indemnify, protect, defend (by counsel reasonably acceptable to Landlord), and hold Landlord and free and harmless from and
against any and all claims, liabilities, penalties, forfeitures, losses and expenses (including attorneys’ fees) or death of or injury to any person or damage to any property whatsoever arising from or caused in whole or in part, directly or
indirectly, by the presence in or about the Premises of any of Tenant’s Hazardous Materials Activity or by Tenant’s failure to comply with any Hazardous Materials Law regarding Tenant’s Hazardous Materials Activity or in connection
with any removal, remediation, clean up, restoration and materials required hereunder to return the Premises and any other property of whatever nature to their condition existing prior to Tenant’s Hazardous Materials Activity. 
  
 14.2 Disclosure Warning and Notice Obligations. Tenant shall comply
with all laws, ordinances and regulations in the State of California regarding the disclosure of the presence or danger of Tenant’s Hazardous Materials. Tenant acknowledges and agrees that all reporting and warning obligations required under
the Hazardous Materials Laws with respect to Tenant’s Hazardous Materials Activity are the sole responsibility of Tenant, whether or not such Hazardous Materials Laws permit or require Landlord to provide such reporting or warnings, and Tenant
shall be solely responsible for complying with such Hazardous Materials Laws regarding the disclosure of, the presence or danger of Tenant’s Hazardous Materials Activity. Tenant shall immediately notify Landlord, in writing, of any complaints,
notices, warnings, reports or asserted violations of which Tenant becomes aware relating to Hazardous Materials on or about the Premises. Tenant shall also immediately notify Landlord if Tenant knows or has reason to believe Tenant’s Hazardous
Materials have or will be released in or about the Premises. 
  
 14.3 Environmental Tests and Audits. Tenant shall not perform or cause to be performed, any Hazardous Materials surveys, studies, reports or inspection, relating to the Premises without obtaining Landlord’s advance written
consent, which consent may be withheld in Landlord’s sole discretion. At any time prior to the expiration of the Term, Landlord shall have the right to enter upon the Premises in order to conduct appropriate tests and to deliver to Tenant the
results of such tests to demonstrate that levels of any Hazardous Materials in excess of permissible levels has occurred as a result of Tenant’s use of the Premises. 
  

 -10- 

 14.4 Survival/Tenant’s Obligations. The respective rights and obligations of Landlord and
Tenant under this Article shall survive the expiration or termination of this Lease. 
  
 ARTICLE 15 
 DESTRUCTION OF PREMISES 
  
 15.1 Damage and Destruction. If all or any part of the Premises shall
be damaged or destroyed by fire or other casualty, this Lease shall continue in full force and effect, unless terminated as hereinafter provided, and Landlord shall repair, restore or rebuild the Premises to the condition existing at the time of the
occurrence of the loss; provided, however, Landlord shall not be obligated to commence such repair, restoration or rebuilding until insurance proceeds are received by Landlord, and Landlord’s obligation hereunder shall be limited to the
proceeds actually received by Landlord under any insurance policy or policies, if any, less those amounts (i) which have been required to be applied towards the reduction of any indebtedness secured by a mortgage covering the Premises or any
portion thereof, and (ii) which are used to reimburse Landlord for all costs and expenses, including but not limited to attorneys’ fees, incurred by Landlord to recover any such insurance proceeds. 
  
 Tenant agrees to notify Landlord in writing not less than thirty
(30) days prior, to the date Tenant opens for business in the Premises of the actual cost of all permanent leasehold improvements and betterments installed or to be installed by Tenant in the Premises (whether same have been paid for entirely
or partially by Tenant), but exclusive of Tenant’s personal property, movable trade fixtures and inventory. Similar notifications shall be given to Landlord not less than thirty (30) days prior to the commencement of any proposed
alterations, additions or improvements to the Premises. If Tenant fails to comply, with the foregoing provisions, any loss or damage Landlord shall sustain by reason thereof shall be borne by Tenant and shall be paid immediately by Tenant upon
receipt of a bill therefore and evidence of such loss, and in addition to any other rights or remedies reserved by Landlord under this Lease, Landlord’s obligations under this Article to repair, replace and/or rebuild the Premises shall be
deemed inapplicable, and in lieu thereof, Landlord may, at its election, either restore or require Tenant to restore the Premises to the condition which existed prior to such loss, and in either case Tenant shall pay the cost of such restoration.

  
 Tenant covenants and agrees to repair or replace Tenant’s
fixtures, furniture, furnishings, floor coverings, equipment and stock in trade and reopen for business in the Premises within thirty (30) days after notice from Landlord that the Premises are ready for re-occupancy. 
  
 No damage or destruction to the Premises shall allow Tenant to surrender
possession of the Premises nor affect Tenant’s liability for the payment of rents or charges or any other covenant herein contained, except as may be specifically provided in this Lease. 
  
 Notwithstanding anything to the contrary contained in this Section or
elsewhere in this Lease, Landlord, at its option, may terminate this Lease by giving Tenant notice thereof within one hundred and eighty (180) days from the date of the casualty if: 
  
 (a) The Premises or the building in which the Premises are located shall be damaged or destroyed as a result of an
occurrence which is not covered by Landlord’s insurance; or 
  

 -11- 

 (b) The Premises shall be damaged or destroyed during the last two (2) years of the Term or any
renewals thereof; or 
  
 (c) The Premises are damaged or
destroyed to the extent of twenty five-percent (25%) or more of the replacement cost thereof, in which event Landlord will have the option of terminating this Lease or any renewal thereof by serving written notice upon Tenant and any prepaid
Rent or Additional Rent will be prorated as of the date of destruction and the unearned portion of such Rent will be refunded to Tenant without interest. 
  
 If the Premises shall be damaged or destroyed and in the event that Landlord has elected to continue this Lease, Landlord and Tenant shall commence their
respective obligations under this Article as soon as is reasonably possible and prosecute the same to completion with all due diligence. 
  
 Except where the damage or destruction results from the wrongful or negligent act or omission of Tenant, the Minimum Rent shall be abated proportionately
with the degree to which Tenant’s use of the Premises is impaired during the period of any damage, repair or restoration provided for in this Article; provided further, that in the event Landlord elects to repair any damages as herein
contemplated, any abatement of Minimum Rent shall end ten (10) days after notice by Landlord to Tenant that the Premises have been repaired. Tenant shall continue the operation of its business on the Premises during any such period to the
extent reasonably practicable from the standpoint of prudent business management, and any obligation of Tenant under the Lease to apply charges reserved as Additional Rent shall remain in full force and nothing in the Section shall be construed to
abate Additional Rent. Except for the abatement of Minimum Rent hereinabove provided, Tenant shall not be entitled to any compensation or damage for loss in the use of the whole or any part of the Premises and/or any inconvenience or annoyance
occasioned by any damage, destruction, repair or restoration. If Minimum Rent is abated there shall be all corresponding and appropriate reduction made to the Minimum Annual Volume. 
  
 Unless this Lease is terminated by Landlord, Tenant shall repair, restore and re-fixture all parts of the Premises not
insured under any insurance policies insuring Landlord in a manner and to a condition equal to that existing prior to its destruction or damage, including, without limitation, all exterior signs, trade fixtures, equipment, display cases, furniture,
furnishings and other installations of personality of Tenant. The proceeds of all insurance carried by Tenant on its property and improvements shall be held in trust by Tenant for the purpose of said repair and replacement. Tenant shall give to
Landlord prompt written notice of, any damage to or destruction of any portion of the Premises resulting from fire or other casualty. 
  
 ARTICLE 16 
 EMINENT DOMAIN

  
 16.1 Total Condemnation of Premises. If the whole
of the Premises shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, then the Term of this Lease shall cease and terminate as of the date of title vesting in such proceeding and all rentals shall be paid up
to that date. 
  

 -12- 

 16.2 Partial Condemnation of Premises. 
  
 16.2.1 If twenty (20%) percent or more of the Premises shall be
acquired or condemned by eminent domain for any public or quasi-public use or purpose, then the Tenant shall have the option to cancel and terminate this Lease upon notice thereof given to the Landlord within ninety (90) days after the vesting
of title in such proceeding. 
  
 16.2.2 In the event that less
than ten (10%) percent of the Premises shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, or in the event ten (10%) percent or more of the Premises shall have been so taken, and Tenant shall not
elect to terminate this Lease as set forth above, then the Landlord shall promptly restore the Premises to a condition reasonably comparable under the circumstances to its condition at the time of such condemnation, less the portion lost in the
taking; and this Lease shall thereafter continue in full force and effect. In such event of a partial taking, described hereinabove, from the effective date that physical possession is taken by the condemning authority through the end of the term of
this Lease, the annual Minimum Rent payable by Tenant to Landlord under this Lease shall be reduced by a fraction, the numerator of which shall be the gross area of the premises so taken by the condemning authority and the denominator of which shall
be the gross area of the Premises on the date immediately prior to the effective date of such taking. 
  
 16.3 Total Condemnation of Parking. If the whole of the common parking areas at or near the Premises shall be acquired or condemned by eminent
domain for any public or quasi-public use or purpose, then the term of this Lease shall cease and terminate as of the date of title vesting in such proceeding. 
  

16.4 Partial Condemnation of Parking Area. If twenty (20%) percent or more of the common parking areas at or near the Premises shall be
acquired or condemned by eminent domain for any public or quasi-public use or purpose, then the Tenant shall have the option to cancel and terminate this Lease upon notice thereof given to the Landlord within ninety (90) days after the vesting
of title in such proceeding. 
  
 If less than twenty
(20%) percent of the parking areas at or near the Premises shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, or if more than twenty (20%) percent of the parking areas shall be so acquired or
condemned, but Tenant shall not elect to cancel and terminate this Lease, then the Landlord shall restore the parking areas to a condition reasonably comparable under the circumstances to its condition at the time of such condemnation, less the
portion lost in the taking. In such event, this Lease shall be and remain in full force and effect and no reduction of Minimum Rent or any Additional Rent payable by Tenant under this Lease shall be allowed in such circumstances, but Tenant shall
continue to pay the full Minimum Rent or any Additional Rent payable under this Lease for the balance of the term hereof. 
  
 ARTICLE 17 
 DEFAULTS 

 
 17.1 Events of Default By Tenant. If (1) Tenant vacates,
abandons or surrenders all or any part of the Premises prior to the expiration of the Term of the Lease or (2) Tenant fails to fulfill any of the terms or conditions of this Lease or any other lease heretofore made by Tenant 

  

 -13- 

 
for space in the Premises or (3) the appointment of a trustee or a receiver to take possession of all or substantially all of Tenant’s assets
occurs, or if the attachment, execution or other judicial seizure of all or substantially all of Tenant’s assets located at the Premises, or of Tenant’s interest in this Lease, occurs, or (4) Tenant or any of its successors or assigns
or any guarantor of this Lease (“Guarantor”) should file any voluntary petition in bankruptcy, reorganization or arrangement, or an assignment for the benefit of creditors or for similar relief under any present or future statute, law or
regulation relating to relief of debtors, or (5) Tenant or any of its successors or assigns or any Guarantor should be adjudicated bankrupt or have an involuntary petition in bankruptcy, reorganization or arrangement filed against it, or
(6) Tenant shall permit, allow or suffer to exist any lien, judgment, writ, assessment, charge, attachment or execution upon Landlord’s or Tenant’s interest in this Lease or to the Premises, and/or the fixtures, improvements and
furnishings located thereon; then, Tenant shall be in default hereunder. 
  
 17.2 Tenant’s Grace Periods. If (1) Tenant fails to pay Rent or Additional Rent within five (5) days after notice from Landlord of delinquency or (2) Tenant fails to cure any other default
within ten (10) days after notice faith), then Landlord shall have such remedies as are provided under this Lease and/or under the laws of the State of Arizona. 
  
 17.3 Repeated Late Payment. Regardless of the number of times of Landlord’s prior acceptance of late payments
and/or late charges, (i) if Landlord notifies Tenant twice in any 6-month period that Minimum Rent or any Additional Rent has not been paid when due, then any other late payment within such 6-month period shall automatically constitute a
default hereunder without the necessity of notice and (ii) the mere acceptance by Landlord of late payments in the past shall not, regardless of any applicable laws to the contrary, thereafter be deemed to waive Landlord’s right to
strictly enforce this Lease, including Tenant’s obligation to make payment of Rent on the exact day same is due, against Tenant. 
  
 17.4 Landlord’s Default. If Tenant asserts that Landlord has failed to meet any of its obligations under this Lease, Tenant shall provide
written notice (“Notice of Default”) to Landlord specifying the alleged failure to perform, and Tenant shall send by certified mail, return receipt requested, a copy of such Notice of Default to any and all mortgage holders, provided that
Tenant has been previously advised of the addresses) of such mortgage holder(s). Landlord shall have a thirty (30) day period after receipt of the Notice of Default in which to commence curing any non-performance by Landlord, and Landlord shall
have as much time thereafter to complete such cure as is necessary so long as Landlord’s cure efforts are diligent and continuous. if Landlord has not begun the cure within thirty (30) days of receipt of the Notice of Default, or Landlord
does not thereafter diligently and continuously attempt to cure, then Landlord shall be in default under this Lease. If Landlord is in default under this Lease, then the mortgage holder(s) shall have an additional thirty (30) days, after
receipt of a second written notice from Tenant, within which to cure such default or, if such default cannot be cured within that time, then such additional time as may be necessary so long as their efforts are diligent and continuous. 

 
 ARTICLE 18 
 LANDLORD’S REMEDIES FOR TENANT’S DEFAULT. 
  
 18.1 Landlord’s Options. If Tenant is in default of this Lease, Landlord may, at its option, in addition to such other remedies as may be
available under the law of the State of Arizona: 
  
 (a)
Terminate this Lease and Tenant’s right of possession; or 
  

 -14- 

 (b) Terminate Tenant’s right to possession but not the Lease and/or proceed in accordance with any
and all provisions of Section 18.2 below. 
  
 18.2
Landlord’s Remedies. Landlord may without further notice reenter the Premises either by force or otherwise and dispossess Tenant by summary proceedings or otherwise, as well as the legal representatives) of Tenant and/or other occupants)
of the Premises, and remove their effects and hold the Premises as if this Lease had not been made, and Tenant hereby waives the service of notice of intention to re-enter or to institute legal proceedings to that end; and/or at Landlord’s
option. 
  
 All Rent for the balance of the Term will, at the
election of Landlord, be accelerated and the present worth of same for the balance of the Term, net of amounts actually collected by Landlord, shall become immediately due thereupon and be paid, together with all expenses of every nature which
Landlord may incur such as (by way of illustration and not limitation) those for attorneys’ fees, brokerage, advertising, and refurbishing the Premises in good order or preparing them for re-rental. For purposes of this clause (2),
“present worth” shall be computed by discounting such amount to present worth at a discount rate equal to one percentage point above the discount rate then in effect at the Federal Reserve Bank nearest to the location of the Premises.

  
 Landlord may re-let the Premises or any part thereof, either
in the name of Landlord or otherwise, for a term or terms which may at Landlord’s option be less than or exceed the period which would otherwise have constituted the balance of the Term, and may grant concessions or free rent or charge a higher
rental than that reserved in this Lease; and/or at Landlord’s option, Tenant or its legal representatives will also pay to Landlord as liquidated damages any deficiency between the Rent and all Additional Rent hereby reserved and/or agreed to
be paid and the net amount, if any, of the rents collected on account of the lease or leases of the Premises for each month of the period which would otherwise have constituted the balance of the Term. 
  
 If Landlord exercises the remedy above, and provided that Tenant has paid
Landlord the accelerated Rent as required by this Section, Landlord shall remit to Tenant on a monthly basis until the Expiration Date any amounts actually collected by Landlord as a result of are letting remaining after subtracting therefrom all
reasonable costs paid by Landlord to secure a replacement tenant including reasonable marketing/leasing costs, fees and commissions, and costs of preparing improvements and refurbishment to the Premises for the replacement tenant. In no event shall
the total amount paid to Tenant pursuant to the preceding sentence exceed the accelerated Rent paid by Tenant to Landlord. If this Lease is terminated, Landlord may re-let the Premises or any part thereof, alone or together with other premises, for
such term or terms (which may be greater or less than the period which otherwise would have constituted the balance of the Term) and on such terms and conditions (which may include concessions or free rent and alterations of the Premises) as
Landlord, in its sole discretion, may determine, but Landlord shall not be liable for nor shall Tenant’s obligations hereunder be diminished by reason of, any failure by Landlord to re-let the Premises or any failure by Landlord to collect any
rent due upon such re-letting. 
  
 18.3 Waiver of Jury
Trial. To the extent permitted by law, Tenant hereby waives: (a) jury trial in any action or proceeding regarding a monetary default by Tenant and/or Landlord’s 

  

 -15- 

 
right to possession of the Premises, and (b) in any action or proceeding by Landlord for eviction where Landlord has also filed a separate action for
damages, Tenant waives the right to interpose any counterclaim in such eviction action. Moreover, Tenant agrees that it shall not interpose or maintain any counterclaim in such damages action unless it pays and continues to pay all Rent, as and when
due, into the registry of the court in which the damages action is filed. 
  
 18.4 Waiver of Rights of Redemption. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed for any
cause, or in the event of Landlord obtaining possession of the Premises, by reason of the violation by Tenant of any of the covenants or conditions of this Lease or otherwise. 
  
 ARTICLE 19 
 BANKRUPTCY PROVISIONS 
  
 19.1 Event of
Bankruptcy. If this Lease is assigned to any person or entity pursuant to the provisions of the United States Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”), any and all monies or other consideration
payable or otherwise to be delivered in connection with such assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of Landlord, and shall not constitute the property of Tenant or of the estate of Tenant within
the meaning of the Bankruptcy Code. Any and all monies or other considerations constituting Landlord’s property under this Section not paid or delivered to Landlord shall be held in trust for the benefit of Landlord and shall be promptly paid
or delivered to Landlord. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed without further act or deed to have assumed all of the obligations arising under this Lease on and after
the date of such assignment. 
  
 19.2 Additional Remedies.
In addition to any rights or remedies hereinbefore or hereinafter conferred upon Landlord under the terms of this Lease, the following remedies and provisions shall specifically apply in the event Tenant is in default of this Lease: 
  
 19.2.1 In all events, any receiver or trustee in bankruptcy shall either
expressly assume or reject this Lease within sixty (60) days following the entry of an “Order for Relief’ or within such earlier time as may be provided by applicable law. 
  
 19.2.2 In the event of an assumption of this Lease by a debtor or by a trustee, such debtor or trustee shall within fifteen
(15) days after such assumption (i) cure any default or provide adequate assurance that defaults will be promptly cured; (ii) compensate Landlord for actual pecuniary loss or provide adequate assurance that compensation will be made
for actual monetary loss, including, but not limited to, all attorneys’ fees and costs incurred by Landlord resulting from any such proceedings; and (iii) provide adequate assurance of future performance. 
  
 19.2.3 Where a default exists under this Lease, the trustee or debtor
assuming this Lease may not require Landlord to provide services or supplies incidental to this Lease before its assumption by such trustee or debtor, unless Landlord is compensated under the terms of this Lease for such services and supplies
provided before the assumption of such Lease. 
  
 19.2.4 The
debtor or trustee may only assign this Lease if (i) it is assumed and the assignee agrees to be bound by this Lease, (ii) adequate assurance of future performance by the assignee is provided, whether or not there has been a default under
this Lease, and (iii) the debtor or trustee has 

  

 -16- 

 
received Landlord’s prior written consent pursuant to the provisions of this Lease. Any consideration paid by any assignee in excess of the rental
reserved in this Lease shall be the sole property of, and paid to, Landlord. 
  
 19.2.5 Landlord shall be entitled to the fair market value for the Premises and the services provided by Landlord (but in no event less than the rental reserved in this Lease) subsequent to the commencement of a
bankruptcy event. 
  
 19.2.6 Any security deposit given by Tenant
to Landlord to secure the future performance by Tenant of all or any of the terms and conditions of this Lease shall be automatically transferred to Landlord upon the entry of an “Order of Relief.” 
  
 19.2.7 The parties agree that Landlord is entitled to adequate assurance of
future performance of the terms and provisions of this Lease in the event of an assignment under the provisions of the Bankruptcy Code. For purposes of any such assumption or assignment of this Lease, the parties agree that the term “adequate
assurance” shall include, without limitation, at least the following: (i) any proposed assignee must have, as demonstrated to Landlord’s satisfaction, a net worth (as defined in accordance with generally accepted accounting principles
consistently applied) in an amount sufficient to assure that the proposed assignee will have the resources to meet the financial responsibilities under this Lease, including the payment of all Rent; the financial condition and resources of Tenant
are material inducements to Landlord entering into this Lease; (ii) any proposed assignee must have engaged in the Use described in Section 1.2 for at least five (5) years prior to any such proposed assignment, the parties hereby
acknowledging that in entering into this Lease, Landlord considered extensively Tenant’s permitted use and determined that such permitted business would add substantially to the tenant balance in the Premises, and were it not for Tenant’s
agreement to operate only Tenant’s permitted business on the Premises, Landlord would not have entered into this Lease, and that Landlord’s operation of the Premises will be materially impaired if a trustee in bankruptcy or any assignee of
this Lease operates any business other than Tenant’s permitted business; (iii) any assumption of this Lease by a proposed assignee shall not adversely affect Landlord’s relationship with any of the remaining tenants in the building in
which the Premises are located, taking into consideration any and all other “use” clauses and/or “exclusivity” clauses which may then exist under their leases with Landlord; and (iv) any proposed assignee must not be engaged
in any business or activity which it will conduct on the Premises and which will subject the Premises to contamination by any Hazardous Materials. 
  
 ARTICLE 20 
 LIMITATIONS OF
LANDLORD’S LIABILITY 
  
 The term “Landlord” as
used in this Lease, so far as covenants or obligations on the part of the Landlord are concerned shall be limited to mean and include only a ground lessee if the named Landlord herein is holding the premises under a ground lease for so long as the
named Landlord is the holder of such ground lease interest or the owner or owners of the fee simple of the Premises; and in the event of transfer or transfers of either the ground leasehold interest to any other person or the transfer of title to
the fee premises to any person, the Landlord herein named (and in the case of subsequent transfers or conveyances the then grantor or assignor), shall be automatically freed and relieved from and after the date of such transfer or conveyance or
assignment of all liability as respects the performance of any covenant or obligation on the part of the Landlord contained in this Lease thereafter to be performed, it being the intention of the parties that the covenants and obligations to be
observed and performed by the-Landlord 

  

 -17- 

 
shall be binding upon the Landlord only during and in respect of its period of ownership of either a leasehold interest, or a fee interest as the case may
be. Anything in this Lease to the contrary notwithstanding, Tenant agrees that Tenant shall, subject to prior rights of any mortgagee of the Premises, look solely to the estate and property of Landlord in the Premises for the collection of any
judgment (or other judicial process) requiring the payment of money by Landlord in the event of any default or breach by Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed and/or performed by Landlord,
and no other assets of Landlord or any principal of Landlord shall be subject to levy, execution or other procedures for the satisfaction of Tenant’s remedies. 
  
 ARTICLE 21 
 ACCESS BY LANDLORD 
  
 Landlord or Landlord’s
agents shall have the right to enter the Premises at all times to examine the same and to show them to prospective purchasers of the building, and to make such repairs, alterations, improvements or additions as Landlord may deem necessary or
desirable, and Landlord shall be allowed to take all material into and upon said premises that may be required therefore, without the same constituting an eviction of Tenant in whole or in part and the Rent reserved shall in no way abate while said
repairs, alterations, improvements, or additions are being made, by reason of loss or interruption of business of Tenant, or otherwise. During the six (6) month period prior to the expiration of the term of this Lease or any renewal term,
Landlord may exhibit the Premises to prospective tenants or purchasers, and place upon the premises the usual notices “To Let” or “For Sale” which notices Tenant shall permit to remain thereon without molestation. Nothing herein
contained, however, shall be deemed or construed to impose upon Landlord any obligation, responsibility or liability whatsoever, for the care, maintenance, or repair of the Premises or any part thereof, except as otherwise herein specifically
provided. Landlord to give Tenant reasonable notice during business hours prior to any entry. 
  
 ARTICLE 22 
 QUIET ENJOYMENT 
  
 22.1 Landlord’s Covenant. Upon payment by the Tenant of the rents and other charges herein provided, and upon
the observance and performance of all the covenants, terms and conditions on Tenant’s part to be observed and performed, Tenant shall peaceably and quietly hold and enjoy the Premises for the term hereby demised without hindrance or
interruption by Landlord or any other person or persons lawfully or equitably claiming by, through or under the Landlord, subject, nevertheless, to the terms and conditions of this Lease. 
  
 ARTICLE 23 
 MISCELLANEOUS 
  
 23.1 Accord and
Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the rent herein stipulated to be paid shall be deemed to be other than on account of the earliest stipulated rent, nor shall any endorsement or statement on any
check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such rent or pursue any other
remedy provided herein or by law. 
  
 23.2 Entire
Agreement. This Lease constitutes all covenants, promises, agreements, conditions and understandings between Landlord and Tenant concerning the Premises and the 

  

 -18- 

 
Building and there are no covenants, promises, conditions or understandings, either oral or written, between them other than are herein set forth. Neither
Landlord nor Landlord’s agents have made nor shall be bound to any representations with respect to the Premises or the Building except as herein expressly set forth, and all representations, either oral or written, shall be deemed to be merged
into this Lease Agreement. Except as herein otherwise provided, no subsequent alteration change or addition to this lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by them. 
  
 23.3 Notices. 
  
 23.3.1 Any notice by Tenant to Landlord must be served by certified mail
return requested, addressed to Landlord at the address first hereinabove given or at such other address as Landlord may designate by written notice. Tenant shall also provide copies of any notice given to Landlord to such mortgagees, agents or
attorneys of Landlord as Landlord may direct. 
  
 23.3.2 After
commencement of the term hereof any notice by Landlord to Tenant shall be served by certified mail, return receipt requested addressed to Tenant at the Premises or at such other address as Tenant shall designate by written notice, or by delivery by
Landlord to the Premises or to such other address. 
  

					
	 Landlord:
	 	 Tenant:
	  	 
	 Daniel Dosoretz
	 	 David Koeninger
	  	 
	 2234 Colonial Blvd.
	 	 2234 Colonial Blvd.
	  	 
	 Fort Myers, FL 33907
	 	 Fort Myers, FL 33907
	  	 

  
 23.3.3 All notices
given hereunder shall be in writing, and shall be effective and deemed to have been given only upon receipt by the party to which notice is being given, said receipt being deemed to have occurred upon hand delivery or posting, or upon such date as
the postal authorities shall show the notice to have been delivered, refused, or undeliverable, as evidenced by the return receipt. Notwithstanding any other provision hereof, Landlord shall also have the right to give notice to Tenant in any other
manner provided by law. 
  
 23.4 Successors. All rights and
liabilities herein given to, or imposed upon„ the respective parties hereto shall extend to and bind the several respective heirs, legal representatives, and permitted successors and assigns of the said parties; and if there shall be more than
one person or party constituting the Tenant, they shall be bound jointly and severally by the terms, covenants and agreements herein. No rights, however, shall inure to the benefit of any assignee of Tenant unless the assignment to such has been
approved by Landlord in writing as provided herein. Nothing contained in this Lease shall in any manner restrict Landlord’s right to assign or encumber this Lease and, in the event Landlord sells its interest in the Building and the purchaser
assumes Landlord’s obligations and covenant, Landlord shall thereupon be relieved of all further obligations hereunder. 
  
 23.5 Captions and Section Numbers. The captions, section numbers, and article numbers appearing in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or intent of such sections or articles of this Lease nor in any way affect this Lease. 
  

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 23.6 Broker’s Commission. The Tenant represents and warrants to Landlord that it has dealt
with no real estate broker, agent, salesperson or finder in connection with this Lease or the Premises. Notwithstanding the foregoing, Tenant agrees to indemnify, defend and save the Landlord harmless from all liabilities arising from claims by any
real estate broker or agent claiming through Tenant. Such indemnity of Tenant shall include, without limitation, all of attorneys, fees incurred in connection therewith. 
  
 23.7 Partial Invalidity. If any term, covenant or condition of this Lease or the application thereof to any person or
circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Lease the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not
be affected thereby and each term, covenant or condition of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
  
 23.8 Estoppel Certificate. Landlord and Tenant agree that each will, at any time and from time to time, within ten (10) days following written
notice by the other party hereto specifying that it is given pursuant to this Section, execute, acknowledge and deliver to the party who gave such notice, or its designate, a statement in writing certifying that this Lease is unmodified and in
full force and effect (or if there have been modifications, that the same is in full force and effect and stating the modifications), and the date to which the annual rent and any other payments due hereunder from Tenant have been paid
in advance, if any, and stating whether or not there are defenses or offsets claimed by the maker of the certificate and whether or not to the best of knowledge of the signer of such certificate the other party is in default in performance of any
covenant agreement or condition contained in this Lease, and if so, Specifying each such default of which the maker may have knowledge and if requested, such financial information concerning Tenant and Tenant’s business operations (and the
Guarantor of this Lease, if this Lease be guaranteed) as may be reasonably requested by any Mortgagee or prospective mortgagee or purchaser. The failure of either party to execute, acknowledge and deliver to the other a statement in accordance with
the provisions of this Section within said ten (10) business day period shall constitute an acknowledgment, by the party given such notice, which may be relied on by any person holding or proposing to acquire an interest in the Building or any
party thereof or the Premises or this Lease from or through the other party, that this Lease is unmodified and in full force and effect and that such rents have been duly and fully paid to an including the respective due dates
immediately preceding the date of such notice and shall constitute, as to any person entitled as aforesaid to rely upon such statements, waiver of any defaults which may exist prior to the date of such notice; provided, however that nothing
contained in the provision of this Section shall constitute waiver by Landlord of any default in payment of rent or other charges existing as of the date of such notice and, unless expressly consented to in writing by Landlord, and Tenant shall
still remain liable for the same. 
  
 23.9 Liability of
Landlord. Tenant shall look solely to the estate and property of the Landlord in the Premises for the collection of any judgment, or in connection with any other judicial process, requiring the payment of money by Landlord in the event of any
default by Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed and performed by Landlord, and no other property or estates of Landlord shall be subject to levy, execution or other enforcement procedures
for the satisfaction of Tenant’s remedies and rights under this Lease. Both parties waive a jury trial if any litigation arises. 
  

 -20- 

 23.10 Recordings. Tenant shall not record this Lease, or any memorandum or short form thereof,
without the written consent and joinder of Landlord. 
  
 23.11
Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor. 
  
 ARTICLE 24 
 TENANT’S PROPERTY

  
 24.1 Taxes on Leasehold. Tenant shall be
responsible for and shall pay before delinquency all municipal, county or state taxes assessed during the term of this Lease against any leasehold interest or personal property of any kind, owned by or placed in, upon or about the Premises by the
Tenant. 
  
 24.2 Personal Property. Landlord shall not be
liable for any damage to property of Tenant or of others located on the Premises, nor for the loss of or damage to any property of Tenant or of others by theft or otherwise. Landlord shall not be liable for any injury or damage to persons or
property resulting from fire, explosion, falling plaster, steam, gas, electricity, water, rain, or snow or leaks from any part of the Premises or from the pipes, appliances or plumbing works or from the roof, street or subsurface or from any other
place or by dampness or by any other cause of whatsoever nature. Landlord shall not be liable for any such damage caused by other tenants or persons in the Premises, occupants of adjacent property, or caused by operation in construction of any
private, public or quasi-public work. All property of Tenant kept or stored on the Premises shall be so kept or stored at the sole risk of Tenant only. 
  
 24.3 Notice by Tenant. Tenant shall give immediate notice to Landlord in case of fire or accidents in the Premises or in the building of which the
Premises are a part or of defects therein or in any fixtures or equipment. 
  
 ARTICLE 25 
 HOLDING OVER SUCCESSORS 
  
 25.1 Surrender of Premises. At the expiration of the tenancy hereby
created, Tenant shall surrender the Premises in the same condition as the Premises were in upon the Commencement Date, reasonable wear and tear excepted, and damage by unavoidable casualty excepted, and shall surrender all keys for the Premises to
Landlord at the place then fixed for the payment of rent and shall inform Landlord of all combinations on locks, safes and vaults, if any, in the Premises. Tenant shall remove all its trade fixtures before surrendering the premises as aforesaid and
shall repair any damage to the Premises caused thereby. Tenant’s obligation to observe or perform this covenant shall survive the expiration or other termination of the term of this Lease. 
  
 ARTICLE 26 
 ATTORNEY FEES AND COSTS 
  
 26.1 Attorney Fees and Costs. In the event of a lawsuit or litigation concerning this Lease or enforcement of this Lease the prevailing party shall be entitled to reasonable attorney fees and costs. This will
also cover appellant fees and appellant costs. 
  

 -21- 

 ARTICLE 27 
 VENUE 
  
 27.1
Venue. In the event of a lawsuit, litigation or interpretation of this Lease Agreement parties shall be governed by the laws of the State of Florida. 
  
 IN WITNESS WHEREOF, the undersigned has hereunto set his hand and seal on 12th day of December, 2005. 
  

			
	Palm Springs Radiation Enterprises, LLC
		
	LANDLORD:	 	 
	
	 /s/ Daniel Dosoretz

	Daniel Dosoretz
	
	California Radiation Therapy Management Services, Inc.

			
		
	TENANT:	 	 
	
	 /s/ David Koeninger

	David Koeninger

  

 -22-Amendment to Credit Agreement, dated January 19, 2006

 EXHIBIT 10.51 
 AMENDMENT NUMBER TWO TO CREDIT AGREEMENT 
 This Amendment Number Two to Credit Agreement
(“Amendment”) is entered into as of January 19, 2006, by and among WELLS FARGO FOOTHILL, INC., a California corporation, as arranger and administrative agent for the Lenders set forth in the signature pages of this Amendment
(in such capacity, the “Agent”) and the Lenders, on the one hand, and THE TRIZETTO GROUP, INC., a Delaware corporation (“Parent”), and each of Parent’s Subsidiaries identified on the signature pages hereof
(such Subsidiaries, together with Parent, are referred to hereinafter each individually as a “Borrower”, and individually and collectively, jointly and severally, as the “Borrowers”), on the other hand, in light of
the following: 
 A. Agent, Lenders and Borrowers have previously entered into that certain Credit Agreement, dated as of December 21,
2004 (as amended, the “Agreement”). 
 B. Borrowers, Agent and Lenders desire to amend the Agreement as provided for and on the
conditions herein. 
 NOW, THEREFORE, Borrowers, Agent and Lenders hereby amend and supplement the Agreement as follows: 
 1. DEFINITIONS. All initially capitalized terms used in this amendment shall have the meanings given to them in the agreement unless
specifically defined herein. 
 2. AMENDMENTS TO THE AGREEMENT. 
 (a) Section 2.6(a) of the Agreement is hereby amended to read as follows: 
 “2.13 LIBOR Option. 
 (a) Interest Rates. Except as provided in clause (c) below, all Obligations (except for Bank Product Obligations) whether or not charged to the Loan Account pursuant to the terms hereof shall bear interest
on the Daily Balance thereof as follows (i) if the relevant Obligation is a LIBOR Rate Loan, at a per annum rate equal to the LIBOR Rate plus the Applicable Margin for LIBOR Rate Loans, and (ii) otherwise, at a per annum rate equal to the
Base Rate plus the Applicable Margin for Base Rate Loans. 
 (b) Section 2.13 of the Agreement is hereby amended to read
as follows: 
 “(a) Interest and Interest Payment Dates. In lieu of having interest charged at the rate based
upon the Base Rate, Borrowers shall have the option (the “LIBOR Option”) to have interest on all or a portion of the Advances be charged at a rate of interest based upon the LIBOR Rate. Interest on LIBOR Rate Loans shall be payable
on the earliest of (i) the last day of the Interest Period applicable thereto, (ii) the occurrence of an Event of Default in consequence of which the Required Lenders or Agent on behalf thereof have elected to accelerate the maturity of
all or any portion of the Obligations, or (iii) termination of this Agreement pursuant to the terms hereof. On the last day of each applicable Interest Period, unless Administrative Borrower properly has exercised the LIBOR Option with respect
thereto, the interest rate applicable to such LIBOR Rate Loan automatically shall convert to the rate of interest then applicable to Base Rate Loans of the same type hereunder. At any time that an Event of Default has occurred and is continuing,
Borrowers no longer shall have the option to request that Advances bear interest at a rate based upon the LIBOR 

  

 1 

 
Rate and Agent shall have the right to convert the interest rate on all outstanding LIBOR Rate Loans to the rate then applicable to Base Rate Loans
hereunder. 
 (b) LIBOR Election. 
 (i) Administrative Borrower may, at any time and from time to time, so long as no Event of Default has occurred and is continuing, elect
to exercise the LIBOR Option by notifying Agent prior to 11:00 a.m. (California time) at least 3 Business Days prior to the commencement of the proposed Interest Period (the “LIBOR Deadline”). Notice of Administrative
Borrower’s election of the LIBOR Option for a permitted portion of the Advances and an Interest Period pursuant to this Section shall be made by delivery to Agent of a LIBOR Notice received by Agent before the LIBOR Deadline, or by telephonic
notice received by Agent before the LIBOR Deadline (to be confirmed by delivery to Agent of a LIBOR Notice received by Agent prior to 5:00 p.m. (California time) on the same day). Promptly upon its receipt of each such LIBOR Notice, Agent shall
provide a copy thereof to each of the Lenders having a Revolver Commitment. 
 (ii) Each LIBOR Notice shall be irrevocable
and binding on Borrowers. In connection with each LIBOR Rate Loan, each Borrower shall indemnify, defend, and hold Agent and the Lenders harmless against any loss, cost, or expense incurred by Agent or any Lender as a result of (a) the payment
of any principal of any LIBOR Rate Loan other than on the last day of an Interest Period applicable thereto (including as a result of an Event of Default), (b) the conversion of any LIBOR Rate Loan other than on the last day of the Interest
Period applicable thereto, or (c) the failure to borrow, convert, continue or prepay any LIBOR Rate Loan on the date specified in any LIBOR Notice delivered pursuant hereto (such losses, costs, and expenses, collectively, “Funding
Losses”). Funding Losses shall, with respect to Agent or any Lender, be deemed to equal the amount determined by Agent or such Lender to be the excess, if any, of (i) the amount of interest that would have accrued on the principal
amount of such LIBOR Rate Loan had such event not occurred, at the LIBOR Rate that would have been applicable thereto, for the period from the date of such event to the last day of the then current Interest Period therefor (or, in the case of a
failure to borrow, convert or continue, for the period that would have been the Interest Period therefor), minus (ii) the amount of interest that would accrue on such principal amount for such period at the interest rate which Agent or such
Lender would be offered were it to be offered, at the commencement of such period, Dollar deposits of a comparable amount and period in the London interbank market. A certificate of Agent or a Lender delivered to Administrative Borrower setting
forth any amount or amounts that Agent or such Lender is entitled to receive pursuant to this Section 2.13 shall be conclusive absent manifest error. 
 (iii) Borrowers shall have not more than 5 LIBOR Rate Loans in effect at any given time. Borrowers only may exercise the LIBOR Option
for LIBOR Rate Loans of at least $5,000,000 and integral multiples of $1,000,000 in excess thereof. 
 (c)
Prepayments. Borrowers may prepay LIBOR Rate Loans at any time; provided, however, that in the event that LIBOR Rate Loans are prepaid on any date that is not the last day of the Interest Period applicable thereto, including as
a result of any automatic prepayment through the required application by Agent of proceeds of Borrowers’ and their Subsidiaries’ Collections in accordance with Section 2.4(b) or for any other reason, including early termination
of the term of this Agreement or acceleration of all or any portion of the Obligations pursuant to the terms hereof, each Borrower shall indemnify, defend, and hold Agent and the Lenders and their Participants harmless against any and all Funding
Losses in accordance with clause (b)(ii) above. 
  

 2 

 (d) Special Provisions Applicable to LIBOR Rate. 
 (i) The LIBOR Rate may be adjusted by Agent with respect to any Lender on a prospective basis to take into account any additional or
increased costs to such Lender of maintaining or obtaining any eurodollar deposits or increased costs, in each case, due to changes in applicable law occurring subsequent to the commencement of the then applicable Interest Period, including changes
in tax laws (except changes of general applicability in corporate income tax laws) and changes in the reserve requirements imposed by the Board of Governors of the Federal Reserve System (or any successor), excluding the Reserve Percentage, which
additional or increased costs would increase the cost of funding loans bearing interest at the LIBOR Rate. In any such event, the affected Lender shall give Administrative Borrower and Agent notice of such a determination and adjustment and Agent
promptly shall transmit the notice to each other Lender and, upon its receipt of the notice from the affected Lender, Administrative Borrower may, by notice to such affected Lender (y) require such Lender to furnish to Administrative Borrower a
statement setting forth the basis for adjusting such LIBOR Rate and the method for determining the amount of such adjustment, or (z) repay the LIBOR Rate Loans with respect to which such adjustment is made (together with any amounts due under
clause (b)(ii) above). 
 (ii) In the event that any change in market conditions or any law, regulation, treaty, or
directive, or any change therein or in the interpretation of application thereof, shall at any time after the date hereof, in the reasonable opinion of any Lender, make it unlawful or impractical for such Lender to fund or maintain LIBOR Advances or
to continue such funding or maintaining, or to determine or charge interest rates at the LIBOR Rate, such Lender shall give notice of such changed circumstances to Agent and Administrative Borrower and Agent promptly shall transmit the notice to
each other Lender and (y) in the case of any LIBOR Rate Loans of such Lender that are outstanding, the date specified in such Lender’s notice shall be deemed to be the last day of the Interest Period of such LIBOR Rate Loans, and interest
upon the LIBOR Rate Loans of such Lender thereafter shall accrue interest at the rate then applicable to Base Rate Loans, and (z) Borrowers shall not be entitled to elect the LIBOR Option until such Lender determines that it would no longer be
unlawful or impractical to do so. 
 (e) No Requirement of Matched Funding. Anything to the contrary contained herein
notwithstanding, neither Agent, nor any Lender, nor any of their Participants, is required actually to acquire eurodollar deposits to fund or otherwise match fund any Obligation as to which interest accrues at the LIBOR Rate. The provisions of this
Section shall apply as if each Lender or its Participants had match funded any Obligation as to which interest is accruing at the LIBOR Rate by acquiring eurodollar deposits for each Interest Period in the amount of the LIBOR Rate Loans.”

 (c) Section 3.3 of the Agreement is hereby amended to read as follows: 
 “3.3 Term. This Agreement shall continue in full force and effect for a term ending on January 5, 2010 (the
“Maturity Date”). The foregoing notwithstanding, the Lender Group, upon the election of the Required Lenders, shall have the right to terminate its obligations under this Agreement immediately and without notice upon the occurrence
and during the continuation of an Event of Default.” 
  

 3 

 (d) Section 6.16 of the Agreement is hereby amended to read as follows: 

(a) Fail to maintain or achieve: 
 (i) Minimum TTM Adjusted EBITDA. TTM Adjusted EBITDA, measured on the last day of each fiscal quarter, of at least the required amount set forth in the following table for the applicable measurement date set
forth opposite thereto: 
  

			
	 Applicable Amount
	 	 Measurement Date

	$33,000,000	 	December 31, 2005
	$33,400,000	 	March 31, 2006
	$37,800,000	 	June 30, 2006
	$42,400,000	 	September 30, 2006
	$46,900,000	 	December 31, 2006

 (ii) Minimum Liquidity. Maintain at all times Liquidity of no less than
$10,000,000. 
 (iii) Minimum TTM Recurring Revenues. TTM Recurring Revenues, measured on the last day of each fiscal
quarter, of at least the required amount set forth in the following table for the applicable measurement date set forth opposite thereto: 
  

			
	 Applicable Amount
	 	 Measurement Date

	$135,000,000	 	December 31, 2005
	$136,000,000	 	March 31, 2006
	$137,000,000	 	June 30, 2006
	$138,000,000	 	September 30, 2006
	$144,000,000	 	December 31, 2006

 (iv) Maximum Senior Debt to TTM Adjusted EBITDA. Senior Debt to TTM
Adjusted EBITDA, measured on the last day of each fiscal quarter, not to exceed the ratio set forth in the following table for the applicable ratio date set forth opposite thereto: 
  

			
	 Applicable Ratio
	 	 Measurement Date

	3.05:1.00	 	December 31, 2005
	3.00:1.00	 	March 31, 2006
	2.65:1.00	 	June 30, 2006
	2.40:1.00	 	September 30, 2006
	2.15:1.00	 	December 31, 2006

 If the Revolver Usage is $60,000,000 or more on any one day of the subject fiscal
quarter, then this covenant shall be measured for such quarter; otherwise it will not be measured for such fiscal quarter. 
  

 4 

 (b) Make: 
 (i) Capital Expenditures. Capital Expenditures in any fiscal year in excess of the amount set forth in the following table for
the applicable period: 
  

			
	 Fiscal Year 2005
	 	 Fiscal Year 2006

	$14,500,000	 	$14,500,000

 The covenants contained in Sections 6.16(a) (i), (iii),
(iv) and (b) shall be established by Agent for each fiscal quarter ending after December 31, 2006 (or each fiscal year after fiscal year 2006 with respect to Section 6.16 (b)) based upon Borrowers’
Projections for the applicable fiscal year, which projections must be delivered to in accordance with Schedule 5.3. The Projections must credibly reflect expected performance by Borrowers in each period of each such fiscal year that is equal
to or better than the projected performance for the same periods in the fiscal year ending 2006, as reflected in the projections delivered to Agent for such fiscal year, and all such projections shall otherwise be satisfactory to Agent in its
reasonable credit judgment. Agent shall set the future periods’ financial covenants based on 85% (120% with respect to Section 6.16 (b) but in any event not less than $14,500,000) of the applicable statistics and ratios as
provided for in the Projections approved by Agent. 
 (e) Section 11 of the Agreement is hereby amended to read solely
for Buchalter Nemer as follows: 
  

			
	With copies to:	  	 Buchalter Nemer
 1000 Wilshire
Boulevard
 Suite 1500
 Los Angeles, California 90017.

Attention: Robert J. Davidson, Esq.
 Fax: 213-896-0400

 (f) The following definitions in Schedule 1.1 of the Agreement are hereby
amended or added to read as follows: 
 “Applicable Margin” means, with respect to Base Rate Loans and LIBOR
Rate Loans, as the case may be, as of any date of determination, the margins set forth in the following table that correspond to the most recent Maximum Senior Debt to TTM Adjusted EBITDA Ratio calculation (the “AM Ratio”) (determined
as set forth in the following paragraph) for the most recently completed fiscal quarter of Borrowers: 
  

 5 

									
	Level	  	 AM Ratio
	  	Margin above
Base Rate	 	 	Margin above
LIBOR Rate	 
	I	  	Less than 1.75:1.00	  	.0	%	 	1.75	%
	II	  	Greater than 1.75:1.00 and less than 2.25:1.00	  	.0	%	 	2.0	%
	III	  	Greater than 2.25:1.00	  	.05	%	 	2.25	%

 The Applicable Margins shall be based upon the most recent AM Ratio
calculation and shall be redetermined each fiscal quarter of Borrowers as of the first day of the month following the date Agent receives the certified calculation of the AM Ratio in a Compliance Certificate; provided, however,
that if Borrowers fail to provide the Compliance Certificate when due, the Applicable Margin shall be the margin in the row styled “Level III” as of the first day of the month following the date on which the Compliance Certificate was
required to be delivered until the first day of the month following the date on which it is delivered (but not retroactively), without constituting a waiver of any Default or Event of Default caused by the failure to timely deliver the Compliance
Certificate, at which time the Applicable Margin shall be set at a margin based upon the AM Ratio calculation set forth therein. 
 “Base LIBOR Rate” means the rate per annum, determined by Agent in accordance with its customary procedures, and utilizing such electronic or other quotation sources as it considers appropriate
(rounded upwards, if necessary, to the next 1/100%), to be the rate at which Dollar deposits (for delivery on the first day of the requested Interest Period) are offered to major banks in the London interbank market 2 Business Days prior to the
commencement of the requested Interest Period, for a term and in an amount comparable to the Interest Period and the amount of the LIBOR Rate Loan requested (whether as an initial LIBOR Rate Loan or as a continuation of a LIBOR Rate Loan or as a
conversion of a Base Rate Loan to a LIBOR Rate Loan) by Administrative Borrower in accordance with the Agreement, which determination shall be conclusive in the absence of manifest error. 
 “Borrowing Base” means, as of any date of determination, the result of: 
 (a) the lesser of: 
 (i) 65% of the Annualized Recurring Revenues; or 
 (ii) 150% of the Annualized Recurring
Maintenance Revenues, minus 
 (b) the sum of (i) the Bank Product Reserve, and (ii) the aggregate amount of
reserves, if any, established by Agent under Section 2.1(b). 
 “Business Day” means any day
that is not a Saturday, Sunday, or other day on which banks are authorized or required to close in the State of California, except that, if a determination of a Business Day shall relate to a LIBOR Rate Loan, the term “Business Day” also
shall exclude any day on which banks are closed for dealings in Dollar deposits in the London interbank market. 
  

 6 

 “Defaulting Lender Rate” means (a) for the first 3 days from and
after the date the relevant payment is due, the Base Rate, and (b) thereafter, the interest rate then applicable to Advances that are Base Rate Loans (inclusive of the Applicable Margin applicable thereto). 
 “Interest Period” means, with respect to each LIBOR Rate Loan, a period commencing on the date of the making of such
LIBOR Rate Loan (or the continuation of a LIBOR Rate Loan or the conversion of a Base Rate Loan to a LIBOR Rate Loan) and ending 2 weeks, 1 month, or 3 months thereafter; provided, however, that (a) if any Interest Period would
end on a day that is not a Business Day, such Interest Period shall be extended (subject to clauses (c)-(e) below) to the next succeeding Business Day, (b) interest shall accrue at the applicable rate based upon the LIBOR Rate from and
including the first day of each Interest Period to, but excluding, the day on which any Interest Period expires, (c) any Interest Period that would end on a day that is not a Business Day shall be extended to the next succeeding Business Day
unless such Business Day falls in another calendar month, in which case such Interest Period shall end on the next preceding Business Day, (d) with respect to an Interest Period that begins on the last Business Day of a calendar month (or on a
day for which there is no numerically corresponding day in the calendar month at the end of such Interest Period), the Interest Period shall end on the last Business Day of the calendar month that is 1 or 3 months after the date on which the
Interest Period began, as applicable, and (e) Borrowers (or Administrative Borrower on behalf thereof) may not elect an Interest Period which will end after the Maturity Date. 
 “LIBOR Deadline” has the meaning specified therefor in Section 2.13(b)(i). 
 “LIBOR Notice” means a written notice in the form of Exhibit L-1. 
 “LIBOR Option” has the meaning specified therefor in Section 2.13(a). 
 “LIBOR Rate” means, for each Interest Period for each LIBOR Rate Loan, the rate per annum determined by Agent (rounded
upwards, if necessary, to the next 1/100%) by dividing (a) the Base LIBOR Rate for such Interest Period, by (b) 100% minus the Reserve Percentage. The LIBOR Rate shall be adjusted on and as of the effective day of any change in the Reserve
Percentage. 
 “LIBOR Rate Loan” means each portion of an Advance that bears interest at a rate determined
by reference to the LIBOR Rate. 
 “Maximum Credit Amount” means $100,000,000. 
 “Maximum Revolver Amount” means $100,000,000. 
 “Reserve Percentage” means, on any day, for any Lender, the maximum percentage prescribed by the Board of Governors of
the Federal Reserve System (or any successor Governmental Authority) for determining the reserve requirements (including any basic, supplemental, marginal, or emergency reserves) that are in effect on such date with respect to eurocurrency funding
(currently referred to as “eurocurrency liabilities”) of that Lender, but so long as such Lender is not required or directed under applicable regulations to maintain such reserves, the Reserve Percentage shall be zero. 
 “Senior Debt” means the total amount of Obligations outstanding as of the date of measurement. 
  

 7 

 (g) The definition of “Base Rate Margin” is hereby deleted from
Schedule 1.1. 
 (h) Schedule C-1 of the Credit Agreement is hereby deleted and replaced with
Schedule C-1 attached hereto. 
 (i) Exhibit L-1 is hereby added to the Credit Agreement. 
 3. REPRESENTATIONS AND WARRANTIES. Each Borrower hereby affirms to Agent and Lenders that all of such Borrower’s representations and
warranties set forth in the Agreement are true, complete and accurate in all respects as of the date hereof. 
 4. NO DEFAULTS.
Borrowers hereby affirms to the Lender Group that no Event of Default has occurred and is continuing as of the date hereof. 
 5.
CONDITION PRECEDENT. The effectiveness of this Amendment is expressly conditioned upon receipt by Agent of a fully executed copy of this Amendment. 
 6. COSTS AND EXPENSES. Borrowers shall pay to Agent all of Agent’s out-of-pocket costs and expenses (including, without limitation, the fees and expenses of its counsel, which counsel may include
any local counsel deemed necessary, search fees, filing and recording fees, documentation fees, appraisal fees, travel expenses, and other fees) arising in connection with the preparation, execution, and delivery of this Amendment and all related
documents. 
 7. LIMITED EFFECT. In the event of a conflict between the terms and provisions of this Amendment and the terms
and provisions of the Agreement, the terms and provisions of this Amendment shall govern. In all other respects, the Agreement, as amended and supplemented hereby, shall remain in full force and effect. 
 8. COUNTERPARTS; EFFECTIVENESS. This Amendment may be executed in any number of counterparts and by different parties on separate
counterparts, each of which when so executed and delivered shall be deemed to be an original. All such counterparts, taken together, shall constitute but one and the same Amendment. This Amendment shall become effective upon the execution of a
counterpart of this Amendment by each of the parties hereto. 
 [Signatures on next page] 
  

 8 

 IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the date first set forth above.

  

			
	 WELLS FARGO FOOTHILL, INC.,
 a California corporation, as Agent and a Lender

		
	By:	 	  
	 Title:
	 	  

  

 9 
 Amendment Number Two to Credit Agreement 

			
	 THE TRIZETTO GROUP, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 DIOGENES, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 INFOTRUST COMPANY,
 an Illinois corporation

		
	By:	 	  
	 Title:
	 	  

  
  

			
	 NOVALIS CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  
  

			
	 NOVALIS DEVELOPMENT & LICENSING CORPORATION,
 an Indiana corporation

		
	By:	 	  
	 Title:
	 	  

  
  

			
	 NOVALIS DEVELOPMENT CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

 10 
 Amendment Number Two to Credit Agreement 

			
	 NOVALIS SERVICES CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 OPTION SERVICES GROUP, INC.,
 an Illinois corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 DIGITAL INSURANCE SYSTEMS CORPORATION,
 an Ohio corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 FINSERV HEALTH CARE SYSTEMS, INC.,
 a New York corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 CREATIVE BUSINESS SOLUTIONS, INC.,
 a Texas corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 HEALTHCARE MEDIA ENTERPRISES, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

 11 
 Amendment Number Two to Credit Agreement 

			
	 HEALTH NETWORKS OF AMERICA, INC.,
 a Maryland corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 HEALTHWEB, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 MARGOLIS HEALTH ENTERPRISES, INC.,
 a California corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 TRIZETTO APPLICATION SERVICES, INC.,
 a Colorado corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 WINTHROP FINANCIAL GROUP, INC.,
 an Illinois corporation.

		
	By:	 	  
	 Title:
	 	  

  

 12 
 Amendment Number Two to Credit Agreement 

 SCHEDULE C-1 
 COMMITMENTS 
  

					
	 Lender
	 	 Revolver Commitment
	 	 Total Commitment

	Wells Fargo Foothill, Inc.	 	$100,000,000	 	$100,000,000
		 		 	
		 		 	
	All Lenders	 	$100,000,000	 	$100,000,000

  

 13 

 EXHIBIT L-1 
 FORM OF LIBOR NOTICE 
 Wells Fargo Foothill, Inc., as Agent 
 under the below referenced Credit Agreement 
 2450 Colorado Avenue 
 Suite 3000 West 
 Santa Monica, California 90404 
 Ladies and Gentlemen: 
 Reference hereby is made to that certain Credit Agreement, dated as of December 21, 2004 (the “Credit Agreement”), among The Trizetto Group, Inc., a Delaware corporation (“Parent”), each of its
Subsidiaries signatory thereto (such Subsidiaries together with Parent, each a “Borrower” and individually and collectively, jointly and severally, “Borrowers”) the lenders signatory thereto (the
“Lenders”), and Wells Fargo Foothill, Inc., a California corporation, as the arranger and administrative agent for the Lenders (“Agent”). Capitalized terms used herein and not otherwise defined herein shall have the
meanings ascribed to them in the Credit Agreement. 
 This LIBOR Notice represents Borrowers’ request to elect the LIBOR Option with
respect to outstanding Advances in the amount of $                     (the “LIBOR Rate Advance”)[, and is a written
confirmation of the telephonic notice of such election given to Agent]. 
 The LIBOR Rate Advance will have an Interest Period of 2
weeks, 1 month or 3 months (circle one) commencing on
                                        .

 This LIBOR Notice further confirms Borrowers’ acceptance, for purposes of determining the rate of interest based on the LIBOR Rate
under the Credit Agreement, of the LIBOR Rate as determined pursuant to the Credit Agreement. 
 Administrative Borrower represents and
warrants that (i) as of the date hereof, each representation or warranty contained in or pursuant to any Loan Document or any agreement, instrument, certificate, document or other writing furnished at any time under or in connection with any
Loan Document, and as of the effective date of any advance, continuation or conversion requested above, is true and correct in all material respects (except to the extent any representation or warranty expressly related to an earlier date),
(ii) each of the covenants and agreements contained in any Loan Document have been performed (to the extent required to be performed on or before the date hereof or each such effective date), and (iii) no Default or Event of Default has
occurred and is continuing on the date hereof, nor will any thereof occur after giving effect to the request above. 
  

			
	 Dated:
	 	  
	
	 THE TRIZETTO GROUP, INC.,
 a Delaware corporation,
 as Administrative Borrower

		
	By:	 	  
	 Name:
	 	  
	 Title:
	 	  

  

 14 

 Wells Fargo Foothill, Inc., as Agent 
 Page 2 
  

			
	 Acknowledged by:

	
	 WELLS FARGO FOOTHILL, INC.,
 a California corporation, as Agent

		
	By:	 	  
	 Name:
	 	  
	 Title:
	 	  

  

 15 

 AMENDMENT NUMBER TWO TO FEE LETTER 
 This Amendment Number Two to Fee Letter (“Amendment”) is entered into as of January 19, 2006, by and among WELLS FARGO FOOTHILL,
INC., a California corporation, as arranger and administrative agent for the Lenders set forth in the signature pages to the Credit Agreement (in such capacity, the “Agent”) and THE TRIZETTO GROUP, INC., a Delaware corporation
(“Parent”), and each of Parent’s Subsidiaries identified on the signature pages hereof (such Subsidiaries, together with Parent, are referred to hereinafter each individually as a “Borrower”, and individually
and collectively, jointly and severally, as the “Borrowers”), on the other hand, in light of the following: 
 A. Agent,
Lenders and Borrowers have previously entered into that certain Credit Agreement, dated as of December 21, 2004 (as amended, the “Credit Agreement”). 
 B. In connection with the Credit Agreement, Borrowers delivered to Agent the Fee Letter, dated as of December 21, 2004, pursuant to which terms the Borrowers agreed to pay certain fees to Agent, for its sole and
separate account and not the account of any Lender (the “Fee Letter”). 
 C. Agent and Lenders desire to amend the Fee Letter as
provided for and on the conditions herein. 
 NOW, THEREFORE, Borrowers, Agent and Lenders hereby amend and supplement the Fee Letter as
follows: 
 1. DEFINITIONS. All initially capitalized terms used in this amendment shall have the meanings given to them
in the Fee Letter unless specifically defined herein. 
 2. AMENDMENTS TO THE FEE LETTER. 
 (a) Section 1 of the Fee Letter is hereby amended to read as follows: 
 “1. Closing Fee. (i) A closing fee of $250,000, which fee shall be earned in full on the closing of Amendment Number Two
to the Credit Agreement (the “Closing) and shall be due and payable on the Closing and (ii) an anniversary fee of $125,000 which fee shall be earned in full on the Closing and shall be due and payable on the Closing.” 
 (b) Section 3 of the Fee Letter is hereby amended to read as follows: 
 “3. Unused Line Fee. An unused line fee in an amount equal to: 
 (A) if the average Daily Balance of outstanding Advances is equal to or greater than $20,000,000 during the month immediately preceding
the date of determination, .25% per annum times the lesser of: (i) the difference of the average Daily Balance of Advances that were outstanding during the immediately preceding the date of determination of the Maximum Credit Amount and
(ii) $75,000,000, or 
 (B) if the average Daily Balance of outstanding Advances is less than $20,000,000 during the
month immediately preceding the date of determination, .30% per annum times the Maximum Credit Amount. 
 The unused line fee will be
due and payable on the first day of each month prior to the Termination Date and on the Termination Date, provided, however, that the unused line fee due on the Termination Date 
  

 16 

 
shall be calculated based on the average Daily Balances during the period from and including the first day of the month in which the Termination Date occurs
up to and including the Termination Date.” 
 (c) Section 5 of the Fee Letter is hereby amended to read as follows:

 “5. Prepayment Premium. If Administrative Borrower has sent a notice of termination pursuant to the provisions
of Section 3.5 of the Credit Agreement, then on the date set forth as the date of termination of the Credit Agreement in such notice, Borrowers shall pay to Agent, in cash, the Applicable Prepayment Premium. In the event of the
termination of the Credit Agreement and repayment of the Obligations at any time prior to the Maturity Date, for any other reason, including (a) termination upon the election of the Required Lenders to terminate after the occurrence and during
the continuation of an Event of Default, (b) foreclosure and sale of Collateral, (c) sale of the Collateral in any Insolvency Proceeding, or (d) restructure, reorganization, or compromise of the Obligations by the confirmation of a
plan of reorganization or any other plan of compromise, restructure, or arrangement in any Insolvency Proceeding, then, in view of the impracticability and extreme difficulty of ascertaining the actual amount of damages to the Lender Group or
profits lost by the Lender Group as a result of such early termination, and by mutual agreement of the parties as to a reasonable estimation and calculation of the lost profits or damages of the Lender Group, Borrowers shall pay to Agent, in cash,
the Applicable Prepayment Premium, measured as of the date of such termination. For purposes of this section, “Applicable Prepayment Premium” means, as of any date of determination, an amount equal to (a) during the period from
and after the date of the execution and delivery of the Agreement up to (but not including) the date that is the first anniversary of the Closing Date, 3% times the Maximum Credit Amount, (b) during the period from and including the date that
is the first anniversary of the Closing Date up to (but not including) the date that is the second anniversary of the Closing Date, 2% times the Maximum Credit Amount, and (c) during the period from and including the date that is the second
anniversary of the Closing Date up to (but not including) the date that is 90 days prior to the Maturity Date, 1% times the Maximum Credit Amount. Notwithstanding the foregoing, the Applicable Prepayment Premium will be waived in its entirety if the
Agreement is terminated prior to the Maturity Date (and the Obligations thereunder paid in full) and: (i) such repayment or termination is the result of Borrowers’ public or private placement of unsecured subordinated convertible debt,
equity, or the sale of substantially all the stock or assets of any Borrower to a Person that is not an Affiliate of any Borrower or any Subsidiary of any Borrower and such termination and repayment occurs within 60 days of the relevant subordinated
debt or equity placement or sale or (ii) the following occur: (x) the Borrowers request that the Lender Group approve an amendment (the “Requested Amendment”) to the Notes or the Indenture (as defined in Section 6.7(a) of
the Credit Agreement), (y) the Lender Group does not approve the Requested Amendment, and (z) the Notes and/or the Indenture are amended in accordance with the terms of the Requested Amendment and the Lender Group does not waive any Events
of Default arising from such amendment.” 
 3. CONDITION PRECEDENT. The effectiveness of this Amendment is expressly
conditioned upon receipt by Agent of a fully executed copy of this Amendment. 
 4. COSTS AND EXPENSES. Borrowers shall pay to
Agent all of Agent’s out-of-pocket costs and expenses (including, without limitation, the fees and expenses of its counsel, which counsel may include any local counsel deemed necessary, search fees, filing and recording fees, documentation
fees, appraisal fees, travel expenses, and other fees) arising in connection with the preparation, execution, and delivery of this Amendment and all related documents. 
 5. LIMITED EFFECT. In the event of a conflict between the terms and provisions of this Amendment and the terms and provisions of the Fee Letter, the terms and provisions of this Amendment shall govern.
In all other respects, the Fee Letter, as amended and supplemented hereby, shall remain in full force and effect (including the last three paragraphs of the Fee Letter which have not been amended). 
  

 17 

 6. COUNTERPARTS; EFFECTIVENESS. This Amendment may be executed in any number of
counterparts and by different parties on separate counterparts, each of which when so executed and delivered shall be deemed to be an original. All such counterparts, taken together, shall constitute but one and the same Amendment. This Amendment
shall become effective upon the execution of a counterpart of this Amendment by each of the parties hereto. 
 [Signatures on next page]

  

 18 

 IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the date first set forth above.

  

			
	 WELLS FARGO FOOTHILL, INC.,
 a California corporation, as Agent

		
	By:	 	  
	 Title:
	 	  

  

 19 
 Amendment Number Two to Fee Letter 

			
	 THE TRIZETTO GROUP, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 DIOGENES, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 INFOTRUST COMPANY,
 an Illinois corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 NOVALIS CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 NOVALIS DEVELOPMENT & LICENSING CORPORATION,
 an Indiana corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 NOVALIS DEVELOPMENT CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 NOVALIS SERVICES CORPORATION,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 OPTION SERVICES GROUP, INC.,
 an Illinois corporation

		
	By:	 	  
	 Title:
	 	  

  

 20 
 Amendment Number Two to Fee Letter 

			
	 DIGITAL INSURANCE SYSTEMS CORPORATION,
 an Ohio corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 FINSERV HEALTH CARE SYSTEMS, INC.,
 a New York corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 CREATIVE BUSINESS SOLUTIONS, INC.,
 a Texas corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 HEALTHCARE MEDIA ENTERPRISES, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 HEALTH NETWORKS OF AMERICA, INC.,
 a Maryland corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 HEALTHWEB, INC.,
 a Delaware corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 MARGOLIS HEALTH ENTERPRISES, INC.,
 a California corporation

		
	By:	 	  
	 Title:
	 	  

  

 21 
 Amendment Number Two to Fee Letter 

			
	 TRIZETTO APPLICATION SERVICES, INC.,
 a Colorado corporation

		
	By:	 	  
	 Title:
	 	  

  

			
	 WINTHROP FINANCIAL GROUP, INC.,
 an Illinois corporation.

		
	By:	 	  
	 Title:
	 	  

  

 22 
 Amendment Number Two to Fee Letter

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