Document:

EX-10.1

 Exhibit 10.1 

PATRIOT CARE CORP. 
 Application 3
of 3, Exhibit 5.1 
 LEASE AGREEMENT 

BETWEEN 
 PAGSON, LLC 

a Delaware limited liability company 

(“Landlord”) 
 and

 Patriot Care Corporation 

(“Tenant”) 
  

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 LEASE AGREEMENT 

This Lease Agreement (the “Lease”) is entered into this 1st day of December, 2013 between PAGSON, LLC, a Delaware limited liability
company (“Landlord”) and PATRIOT CARE CORPORATION, (“Tenant”), who agree as follows: 
 LEASE OF PREMISES 

Landlord agrees to lease to Tenant and Tenant agrees to lease from Landlord on the Commencement Date, upon the provisions and conditions set
forth herein, that property known as 70 Industrial Avenue East, Lowell, MA, as the same is more fully described on Exhibit “A” attached hereto (the “Property”) together with that commercial building and related facilities located
thereon and all furnishings, fixtures and equipment therein, as the same are more fully described on Exhibit “B” (collectively the “Building”). The Property and the Building may hereafter be referred to collectively as the
“Premises.” 
 BASIC LEASE PROVISIONS 

The following are the Basic Lease Provisions of this Lease. Other sections of this Lease explain and define the Basic Lease Provisions in more
detail and are to be read in conjunction herewith. In the event of any conflict between the Basic Lease Provisions and the other sections of this Lease, the balance of this Lease shall control. 

 

	 	1.	 RENTABLE AREA OF PREMISES: 5,800 square feet, this also represents 15.9% of the total square footage of
the building. 

  

	 	2.	 INITIAL TERM: Five (5) years. 

 

	 	3.	 OPTION TO RENEW: Two (2) five (5) year options $10.00 per SF NNN for the first option and $11.00
per SF NNN for the second option. 

  

	 	4.	 COMMENCEMENT DATE: January 1st, 2014.

  

	 	5.	 RENT COMMENCEMENT DATE: March lst, 2014

  

	 	6.	 BASIC ANNUAL RENT FOR INITIAL TERM: Nine Dollars per rentable square foot of the Premises per year
triple net ($52,200.00 annually), for 5 years 

  

	 	7.	 DEPOSIT: $13,050.00 First, Last and Security 

 

	8.	 ADDRESSES: 

  

			
	Landlord:	  	Tenant:
		
	Pagson, LLC	  	Patriot Care Corporation
	70 Industrial Avenue East	  	70A Industrial Avenue East
	Lowell MA 01852	  	Lowell MA 01852
	Attn: William J. Roderick	  	Attention: Robert Mayerson

 9. PERMITTED USES: The Premises shall be used as a medical marijuana dispensary with possible inclusion
of a kitchen, laboratory, research, or office area in accordance with all Massachusetts laws, rules, and regulations, particularly 105 CMR 725.000 et seq.  

10. TERMINATION RIGHT: Tenant shall have the absolute right to terminate this Lease if it does not receive a license from the
Commonwealth of Massachusetts to operate a marijuana dispensary in this location following its Phase 2 application to be submitted on November 21, 2013, or the necessary permits for such operation from the City of Lowell. In the event of such
termination, Landlord shall return any amounts paid as a Security Deposit, as that term is defined below. 

  
 1 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 ARTICLE 1 - TERM 

1.1 Initial Term. The initial term of this Lease (“Initial Term”) shall commence upon the Commencement Date and shall expire on that date
which is five (5) years from the Commencement Date. In any event, this Lease shall terminate if the Tenant fails to obtain a license from the Commonwealth of Massachusetts to operate a medical marijuana dispensary in the City of Lowell or any
permits or approvals required to operate such dispensary from the City of Lowell. Prior to Commencement, Landlord agrees to hold the Premises for Tenant until Tenant receives its licensing approval from the Commonwealth of Massachusetts
(hereinafter, the “Holding Period”). The Holding Period shall not exceed three (3) months and commences October 1, 2013. In exchange for Landlord’s agreement to hold, Tenant shall pay Lessor $2,000 on October 1, 2013 and on
the first day of each month thereafter until Commencement. Should the Tenant be unsuccessful in obtaining such dispensary license from the Commonwealth or any permits or approvals required to operate such dispensary from the City of Lowell, the
agreement to hold may be cancelled by Tenant upon thirty (30) days written notice to Landlord. Tenant shall not be entitled to possession during the Holding Period. In the period subsequent to the termination of the Holding Period but prior to
the Rent Commencement Date, Tenant shall pay Lessor $3,175.00 on the first of each month of this period (i.e. January and February 2014). 
 1.2
Extension. Tenant is granted an option to extend this Lease for two successive five (5) year periods upon the expiration of the Initial Term of this Lease. Tenant shall exercise its option to extend the Lease by giving written notice of
Tenant’s intent to exercise its option no later than sixty (60) days prior to the expiration of a Lease term. Landlord shall have the right to place ordinary “for lease” signs on the Premises any time within sixty (60) days
prior to the expiration of this Lease should Tenant not exercise its option to renew in a timely manner and to show the premises to prospective purchasers or tenants upon twenty-four (24) hours advanced notice during such period. Rent during
the extended term(s) shall be as set forth in the Basic Lease Provisions, paragraph 3. 
 ARTICLE 2 - RENT 

2.1 Basic Monthly Rent. On the Rent Commencement Date as set forth in Paragraph 5 of the Basic Lease Provisions, Tenant shall pay to Landlord, as
monthly rent (“Basic Monthly Rent”), one-twelfth of the amount set forth in Paragraph 6 of the Basic Lease Provisions, as applicable. Basic Monthly Rent and all other amounts payable hereunder shall
thereafter be paid to Landlord by ACH in advance of the first day of each month during all terms of this Lease, without deduction or offset, in lawful money of the United States of America to such place as Landlord may designate in writing. If the
Initial Term commences on other than the first day of a calendar month, then there shall be paid on the Commencement Date a pro rata portion of the Basic Monthly Rent based upon the number of days remaining in such month. 

2.2 Past Due Rent. Any amount payable hereunder, including Basic Monthly Rent and any other charge (collectively the “Rent”), not paid when
due shall bear interest from the date due until the date paid at the prime rate as listed in the Wall Street Journal (“Interest Rate”). The payment of such interest shall not excuse or cure any default or modify any obligation of Tenant
under this Lease. 
 2.3 Late Fee. Tenant acknowledges that the late payment by Tenant to Landlord of Rent will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be difficult to ascertain. Such costs may include, without limitation, administrative costs, processing and accounting charges, and late charges which may be imposed on Landlord.
Accordingly, if any installment of Rent shall not be received by Landlord within five (5) business days after the date that such amount is due and payable, then Tenant shall pay to Landlord, in addition to the interest provided above, a late
charge in the amount of five percent (5%) of the amount due. The parties agree that such late charge represents a fair and reasonable estimate of the cost Landlord will incur by reason of the late payment by the Tenant. Acceptance of such late
charge by Landlord shall not constitute a waiver of Tenant’s default with respect to such overdue amount nor prevent Landlord from exercising any of its rights or remedies hereunder. 

  
 2 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 2.4 Security Deposit. On December 2, 2013, Tenant shall cause to be paid by ACH to Landlord, in
lawful money of the United States of America to such place as Landlord may designate in writing, the amount of $13,050.00, being Basic Monthly Rent for the first month of the Initial Term in the amount of $4,350.00, as the same may be prorated, and
the amount of $4,350.00 for the Basic Monthly Rent for the last month of the Initial Term, and an additional amount of $4,350.00 as security as specified in Paragraph 7 of the Basic Lease Provisions (collectively, the “Security Deposit”).
Upon Tenant’s exercise of its Termination right provided in paragraph 10 of the Basic Lease Provisions above, the Security Deposit shall be returned to the Tenant in the event Tenant fails to obtain a license from the Commonwealth of
Massachusetts to operate a marijuana dispensary following its Phase 2 application on November 21, 2013 or obtain any permits necessary to operate such dispensary from the City of Lowell. The Security Deposit shall be held by Landlord as
security for the faithful performance by Tenant of this Lease. If Tenant defaults under this Lease, following any applicable grace and cure periods, Landlord may (but shall not be required to) use, apply or retain all or any part of the Security
Deposit for the payment of any Rent or to compensate Landlord for any other loss or damage which Landlord may suffer thereby. If any portion of the Security Deposit is so used or applied, Tenant shall, within ten (10) days after demand
therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to the full amount thereof. Landlord shall not be required to maintain the Security Deposit separate from its general accounts. The Security Deposit, or any
balance thereof that has not theretofore been applied by Landlord, shall be applied to the Basic Monthly Rent for the last month of the Term, as applicable. In the event of assignment of Landlord’s interest in this Lease, Landlord shall
transfer the Security Deposit to Landlord’s successor in interest whereupon Landlord shall be released from all liability for the return or accounting therefor. No trust relationship is created herein between Landlord and Tenant with respect to
the Security Deposit. 
 2.5 Rent. For purposes hereof all amounts payable by Tenant to Landlord, regardless of how described or denominated, shall
be considered Rent. 
 ARTICLE 3 - ACCEPTANCE OF PREMISES 

3.1 Acceptance of Premises. Landlord will deliver the Premises broom clean with all structural, mechanical, lighting, plumbing, electrical, HVAC and
building systems as required herein, in good working order, and in compliance with all applicable code. Tenant is responsible for compliance with code for its specific use. Tenant acknowledges that neither Landlord nor any agent of Landlord has made
any representations or warranties with respect to the suitability or fitness of the Premises for the conduct of Tenant’s business or for any other purpose. The taking of possession or use of the Premises by Tenant shall conclusively establish
that the Premises were at such time ready for occupancy and in conformity with the provisions of this Lease in all respects. Nothing contained in this Article shall affect the commencement of the Initial Term or the obligation of Tenant to pay any
Rent due under this Lease. 
 ARTICLE 4 - SERVICES AND UTILITIES 

4.1 Services. Notwithstanding the Landlord’s obligations as described in this Lease, Tenant shall be solely responsible for securing and arranging
all maintenance and other services necessary to operate and utilize the Premises for the purposes contemplated by Tenant. Such services shall be secured by Tenant in its name and Tenant shall be solely responsible for paying any and all costs
related to such services, effective upon the Commencement Date of this Lease. 
 4.2 Utilities. Effective upon the Commencement Date of this Lease,
Tenant shall be solely responsible for, and shall promptly pay, the cost of all water, electricity, gas, telephone, cable television, trash removal and other utilities used or consumed in connection with occupancy and use of the Premises, directly
to the applicable utility company or provider. In no circumstance shall Landlord be liable to Tenant for any claim of loss or damage arising from the failure or inability, for any reason, or any supplier of any such utility to provide the utility to
the Premises. Tenant shall have caused all utility accounts related to the Premises to be placed in Tenant’s name, and shall make all payments on and from that date forward. Notwithstanding any provision herein to the contrary, in the event
that any utility service to the Premises is interrupted for more than three (3) consecutive business days due to no fault, act or omission of Tenant, Basic Monthly Rent due hereunder shall thereafter abate until such service has been resumed.

  
 3 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 ARTICLE 5 – TAXES 

5.1 Real Property Taxes. Upon the Commencement Date, Tenant shall pay its proportionate share of the real property taxes related to the Premises for
each year of the Initial Term, and Extended Term if applicable. The Tenant’s proportionate share will be based on the percentage referenced in Section 1 of the Basic Lease Provisions herein. Such monthly tax payment shall be paid by Tenant
to Landlord in the same manner as set forth in Section 2.1 above. The monthly amount invoiced to Tenant related to real property taxes shall be adjusted each calendar year based on the previous year’s real property taxes. Landlord shall
deliver to Tenant after the expiration of each calendar year a reasonably detailed statement showing the actual real property taxes incurred during the preceding year related to the Premises. If Tenant’s actual payments under this
Section 5.1 during said preceding calendar year exceed the actual amount indicated on said statement, Tenant shall be credited the amount of such overpayment against that real property tax invoice next becoming due. If Tenant’s actual
payments under this Section 5.1 during said preceding year were less than the amount of such taxes indicated on said statement, Tenant shall pay to Landlord the amount of the deficiency within thirty (30) days after delivery by Landlord to
Tenant of said statement. Tenant’s obligation to pay real property taxes under this Section 5.1 shall survive the expiration or termination of the Lease. Tenant shall have the right, in its sole discretion, to file for tax certiorari
proceedings with respect to the Premises, in which case Landlord shall reasonably cooperate with respect to same. 
 5.2 Personal Property Taxes.
Tenant shall pay before delinquency all taxes, levies, assessments, charges and fees assessed or charged against Tenant’s business, leasehold improvements, trade fixtures, equipment, inventory and other personal property. On demand by Landlord,
Tenant shall furnish Landlord with satisfactory evidence of these payments. If Tenant fails to pay any such taxes, levies, assessments, charges or fees, Landlord may, but shall not be required to, pay the same and bill Tenant the amount thereof.

 ARTICLE 6 – MAINTENANCE, ALTERATIONS AND REPAIRS 

6.1 Tenant to Maintain. The obligations of Tenant under this Article will extend, without limitation, to the maintenance, repair and replacement of all
glass and plate glass, exterior doors, all electrical, mechanical, plumbing, HVAC and other systems, any signage erected by Tenant, all non-structural interior components of the Building, all non-structural exterior components of the Building, and snowplowing of sidewalks.. Tenant shall perform regular preventive maintenance, including maintaining a service contract, on the heating, ventilating and air
conditioning system (HVAC) and will be responsible for all repairs below $500 (exclusive of the service contract), not to exceed $2,500 cumulatively for any lease year, provided there is no material change to the HVAC work load based on the current
vent/duct configuration and utilization. Tenant will submit all tenant improvement plans to Landlord in advance of any final implementation. Landlord will be responsible for replacement of the HVAC system, if necessary. Tenant shall be solely
responsible for any and all property management and/or janitorial fees incurred in connection with the maintenance, repair and replacement of the Premises. To the extent necessary, Tenant will promptly do all work required to have the Premises
comply with all governmental requirements hereafter enacted relating to health, safety, and Americans with Disabilities Act requirements and insurance requirements applicable at any time during the Initial Term. Tenant’s obligations under this
Article 6 shall be subject to the normal wear and tear which does not affect the proper use of the Premises. All repairs performed by Tenant shall be of quality or class equal to the original mode of construction. To the extent Tenant does not
maintain, replace or repair any component of the Premises as required herein in Landlord’s reasonable discretion, Landlord may undertake such maintenance, replacement or repair on its own and charge Tenant for all actual costs incurred in
connection with such action. 
 6.2 Landlord to Maintain. Landlord shall maintain in good condition the structural parts of the Premises, which shall
include only the foundations, bearing and exterior walls, sub-

  
 4 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 
flooring and roof, those portions of the exterior electrical, plumbing and sewage systems serving the Premises and the gutters and down spouts on the building. In addition,. Landlord is
responsible for repairs and snow removal of the parking lot, as needed, and landscaping of the exterior of the Building. 
 6.3 Alterations. Tenant
shall have the right to make any interior alterations, improvements or additions to the Premises with the approval of the Landlord for any such improvements, additions, or alterations in excess of Ten Thousand Dollars ($10,000.00), not to be
unreasonably withheld. In addition, Tenant shall have the right to implement any security measures or devices on the exterior of the Building, including without limitation any security cameras, screening on windows on the perimeter, and/or metal
posts in the ground along the perimeter in compliance with any applicable City of Lowell rule or regulation, with the Landlord’s approval not to be unreasonably withheld. In the event that Landlord fails, within ten (10) days of
Landlord’s receipt of Tenant’s written request for consent to any alterations, improvements or additions and/or to the contractors or mechanics to be engaged by Tenant in connection therewith, together with such additional information as
Landlord may reasonably request to evaluate such request, to respond in writing to such written request, Landlord’s consent shall be deemed given to such request. To the extent Landlord does not consent to any such request, Landlord shall set
forth in writing in reasonable detail the reasons for such disapproval. All alterations, improvements or additions made to the Premises shall become Landlord’s property and remain upon the Premises at the termination or expiration of the Lease
(excepting only Tenant’s moveable office furniture, trade fixtures, security equipment, and office and professional equipment); provided, however, that at the time the alteration, improvement or addition was made to the Premises, Landlord
informed Tenant of its intention to do so. All alterations, improvements and additions shall be made in a good and workmanlike manner using first class materials, which shall be at least equal in quality to the original installations. Tenant shall
use licensed contractors to perform all alterations which exceed Ten Thousand Dollars ($10,000.00). 
 6.3 Mechanic’s Liens. Tenant shall not,
directly or indirectly, create or permit to be created or to remain and shall promptly discharge or remove any lien, levy or encumbrance on any of the Premises arising out of any work as contemplated in Section 6.2 above or otherwise. Notice is
hereby given that Landlord shall not be liable for any labor, services or materials furnished or to be furnished to Tenant or to anyone holding or occupying the Premises through or under Tenant, and that no mechanic’s or other liens for any
such labor, services or materials shall attach to or affect the interest of Landlord in and to any of the Premises. Landlord may at any time, and at Landlord’s request Tenant shall promptly, post any notices on the Premises regarding such non-liability of Landlord. 
 6.4 Hazardous Materials. Tenant agrees not to use, generate, store or dispose of
Hazardous Materials on or about the Premises, or to transport Hazardous Materials to or from the Premises or permit anyone else to do so, except in accordance with all applicable environmental state, federal and local laws, by-laws, rules and regulations. “Hazardous Materials” shall mean oils, hazardous substances, hazardous wastes and hazardous materials as defined under any applicable federal, state or local law or
regulation and does not include materials used to control rodent or insect infestation. Tenant indemnifies, defends, protects and holds Landlord harmless from all costs, damages, liens and expenses (including attorney’s fees and court costs)
related to the maintenance, creation, use, storage or discharge of any toxic substances or Hazardous Materials upon the Premises caused by Tenant, but not resulting from the discovery by Tenant of a
pre-existing condition. Landlord indemnifies, defends, protects and holds Tenant harmless from all costs, damages, liens and expenses (including attorney’s fees and court costs) related to the
maintenance, creation, use, storage or discharge of any toxic or hazardous substances or materials upon the Premises that occurred prior to the Commencement Date. Landlord represents that there are currently no known Hazardous Materials on the
Premises. 
 ARTICLE 7 - PREMISES 
 7.1
Permitted Use. Tenant shall use and occupy the Premises for the purpose of operating a marijuana dispensary with possible inclusion of kitchen, laboratory, research or office area, in accordance with all Massachusetts laws, rules and
regulations, particularly 105 CMR 725.000 et seq.  

  
 5 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 7.2 Conduct of Business. Tenant shall not use the Premises or permit anything to be done in or about
the Premises which shall: (i) conflict with any Massachusetts law, statute, ordinance, or governmental rule or regulation, the requirements of the Certificate of Occupancy for the Premises or with the requirements of any covenant, condition or
restriction affecting the Premises (collectively the “Regulations”) [Please provide a list of such Regulations affecting the Premises); and (ii) increase the rate for fire or other insurance currently in effect for the Premises.
Tenant shall, at its sole cost and expense, promptly comply with all Regulations in force or which may hereafter be in force, and with the requirements of any fire or other insurance underwriters or other similar body affecting the use and occupancy
of the Premises. Tenant shall not cause, maintain, or permit any nuisance or waste in, on, or about the Premises that is inconsistent with its use of the Premises. 

7.3 Signage. Tenant shall be allowed to erect signage on the Premises related to Tenant’s company and business. 

7.4 Parking. For the duration of the Lease, Tenant shall have the exclusive right to utilize 20 parking areas located in front of the leased Property,
which shall include exclusive use of those two handicap parking spaces located in front of the Premises. In addition, Tenant will have access to sufficient parking spaces as required by the City of Lowell permitting authority. 

7.5 Damage to Premises; Notice. Neither Landlord nor its partners, agents, servants or employees shall be liable to Tenant for any damage to the
Premises resulting from any act of negligence or willful misconduct of Tenant or any other occupant of the Premises. Tenant agrees to pay for all damage to the Premises caused by Tenant’s misuse or neglect of the Premises, its apparatus or
appurtenances, or caused by any licensee, contractor, agent or employee of Tenant, but only to the extent not covered by insurance required to be maintained under Article 10 of this Lease. Tenant shall give Landlord prompt notice of any damage to or
defective condition in any part or appurtenance of the Premises. Tenant shall not be liable for any damage to the Premises resulting from any act of negligence or willful misconduct of Landlord or its partners, agents, servants or employees and
Landlord agrees to pay for the repair or replacement of any portion of the Premises damaged by such acts. 
 7.6 Landlord’s Right of Entry.
Tenant shall permit Landlord to enter the Premises, with notice and at all times escorted by Tenant or any of Tenant’s authorized agents, provided that the timing of such entry will not unreasonably disturb or interfere with Tenant’s use
of the Premises and operation of its business, for any one or more of the following purposes: (a) to examine or inspect the Premises; (b) to show the Premises to Persons considering purchasing or (during the last nine (9) months of
the term) leasing the Premises; (c) to maintain, repair, or replace any component of the Premises that Tenant has failed to maintain, repair or replace in accordance with the provisions of this Lease, or to make Capital Repairs; (d) to
take such steps as Landlord may reasonably determine necessary for the safety, improvement and preservation of the Premises; (e) as may be necessary to comply with the laws, orders or requirements of governmental or other authority; and
(f) to post notices of non-responsibility in a visible location provided by Tenant therefor. In regard to entry for those purposes set forth in subsections (a) and (d) above, Landlord may only
exercise such access rights once in any three (3) month period unless otherwise allowed by Tenant. Landlord shall consult with and give reasonable notice to Tenant prior to any entry upon the Premises pursuant to this Section 7.6. Landlord
shall indemnify Tenant for all losses and damages to the Premises and to fixtures and personal property of Tenant (but not for loss of business or good will) arising from Landlord’s (or its agent’s) negligence or willful misconduct during
such an entry. Under no circumstances will any entry made for any of the reasons described above or any consequences thereof (including without limitation, any work done, or services temporarily reduced or shut off): (i) constitute an eviction of
Tenant or default of Landlord’s obligation to provide quiet enjoyment; (ii) in any way affect the legal validity of this Lease; or (iii) entitle Tenant to any diminution or abatement of any Rent. Notwithstanding anything to the
contrary in this Lease, Landlord may enter the Premises in cases of emergency without prior notice to Tenant and without any obligation to avoid interfering with the operation of Tenant’s business. If Tenant is not personally present to open
and permit an entry into the Premises at any time when such entry by Landlord is necessary due to emergency circumstances, Landlord understands the Premises will be alarmed. 

  
 6 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 ARTICLE 8 - ASSIGNMENT AND SUBLETTING 

8.1 General. Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed:
(a) assign, mortgage, pledge, encumber or otherwise transfer this Lease, the term or estate hereby granted, or any interest hereunder; (b) permit the Premises or any part thereof to be utilized by anyone other than Tenant (whether as
concessionaire, franchisee, licensee, permittee or otherwise); or (c) except as hereinafter provided, sublet or offer or advertise for subletting the Premises or any part thereof. Notwithstanding the foregoing, the Tenant shall have the
absolute right to assign or sublet all or a portion of the Premises to any subsidiary or affiliate without Landlord’s consent. Except as otherwise provided, any assignment, mortgage, pledge, encumbrance, transfer or sublease without
Landlord’s consent shall be voidable and, at Landlord’s election, shall constitute a default. Any proposed assignment or sublet of the Premises may be for uses other than those listed in Section 7.1 herein, provided they are allowed
uses under all existing zoning and other governmental regulations and provided Landlord has provided its consent to such change in use, which consent shall not be unreasonably withheld, conditioned, or delayed. 

8.2 Continuing Liability of Tenant. Regardless of Landlord’s consent, no subletting or assignment shall release Tenant’s obligation or alter
the primary liability of Tenant to pay the Rent and to perform all other obligations to be performed by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision
hereof. Consent to one assignment or subletting shall not be deemed consent to any subsequent assignment or subletting. If any assignee of Tenant or any successor of Tenant defaults in the performance of any of the terms hereof, Landlord may proceed
directly against Tenant without the necessity of exhausting remedies against such assignee or successor. If Tenant assigns this Lease, or sublets all or a portion of the Premises, or requests the consent of Landlord to any assignment or subletting,
then Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection therewith. 
 8.3 Bankruptcy. To the extent permitted
under then-applicable law, if a petition is filed by or against Tenant for relief under Title 11 of the United States Code, as amended (the “Bankruptcy Code”), and Tenant (including for purposes of this Section Tenant’s successor in
bankruptcy, whether a trustee or Tenant as debtor in possession) assumes and proposes to assign, or proposes to assume and assign this Lease pursuant to the provisions of the Bankruptcy Code to any person or entity who has made or accepted a bona
fide offer to accept an assignment of this Lease on terms acceptable to Tenant, then notice of the proposed assignment setting forth (a) the name and address of the proposed assignee, (b) all of the terms and conditions of the offer and
proposed assignment, and (c) the adequate assurance to be furnished by the proposed assignee of its future performance under the Lease, shall be given to Landlord by Tenant no later than twenty (20) days after the Tenant has made or
received such offer, but in no event later than ten (10) days prior to the date on which Tenant applies to a court of competent jurisdiction for authority and approval to enter into the proposed assignment. Landlord shall have the prior right
and option, to be exercised by notice to Tenant given at any time prior to the date on which the court order authorizing such assignment becomes final and non-appealable, to receive an assignment of this Lease
upon the same terms and conditions, and for the same consideration, if any, as the proposed assignee, less any brokerage commissions which may otherwise be payable out of the consideration to be paid by the proposed assignee for the assignment of
this Lease. If this Lease is assigned pursuant to the provisions of the Bankruptcy Code, Landlord: (i) may require from the assignee a deposit or other security for the performance of its obligations under the Lease in an amount substantially
the same as would have been required by Landlord upon the initial leasing to a tenant similar to the assignee; and (ii) shall receive, as Rent, the sums and economic consideration described in Section 8. 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 documentation, to have assumed all of the Tenant’s obligations arising under this Lease on and after the date of such assignment. Any
such assignee shall, upon demand, execute and deliver to Landlord an instrument confirming such assumption. No provision of this Lease shall be deemed a waiver of Landlord’s rights or remedies under the Bankruptcy Code to oppose any assumption
and/or assignment of this Lease, to require a timely performance of Tenant’s obligations under this Lease, or to regain possession of the Premises if this Lease has neither been assumed nor rejected within sixty (60) days after the date of
the order for relief or within such additional time as a court of competent jurisdiction may have fixed. Notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or
not expressly denominated as Rent, shall constitute Rent for the purposes of Section 502(b)(6) of the Bankruptcy Code. 

  
 7 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 ARTICLE 9 - NON-LIABILITY AND INDEMNIFICATION

 9.1 Tenant’s Waiver of Claims and Indemnity. Tenant agrees that for the Initial and Extended Terms of this Lease and for such time as
Tenant shall hold the Premises or any part thereof, Landlord shall not be liable to Tenant and Tenant shall defend (with counsel reasonably acceptable to Landlord), indemnify and hold Landlord, its managers, officers, agents, employees, independent
contractors and invitees harmless from and against any and all liability for all injuries, loss, accidents, theft or damages to any property or persons, including death, and from all claims, actions, proceedings and costs in connection therewith,
including reasonable counsel fees, arising from any act, omission, fault or negligence of Tenant, its officers, agents, employees, independent contractors, licensees or invitees, in, upon or about the Premises, from any cause whatsoever, except
loss, damage or injury due to events occurring prior to the Commencement Date or caused solely by the gross negligence or willful misconduct of Landlord, its employees, independent contractors, licensees or invitees. 

9.2 Landlord’s Waiver of Claims and Indemnity. Landlord shall indemnify, defend, and hold Tenant harmless from and against any and all claims for
or arising from Landlords’ breach or default in the performance of any obligation on Landlord’s part to be performed under the terms of this Lease. With respect to any injury or damage occurring within the Premises which are caused by the
negligence or willful misconduct of the Landlord or managing agent or the employees, contractors or agents of the same, the Landlord shall indemnify and save harmless the Tenant from and against all claims arising therefrom, and this indemnity and
hold harmless agreement shall include indemnity against all reasonable costs, expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof. 

ARTICLE 10 - INSURANCE 
 10.1 Insurance
to be Carried by Tenant. At its own cost and expense, Tenant shall obtain and maintain throughout the Initial Term and Extended Term of this Lease the following insurance coverage: (a) commercial general liability insurance covering claims
for injury to persons or property occurring in or about the Premises, or arising out of ownership, maintenance, use, or occupancy thereof by the Tenant, for no less than $1,000,000 per occurrence, which limit shall relate only to the Premises and no
other properties which the Tenant may own or occupy as a tenant elsewhere; (b) a comprehensive special commercial package, covering the Premises and any and all of Landlord’s and Tenant’s improvements, equipment, trade fixtures,
tools, inventory, and personal property in, at, or about the Premises, in the full amount of the replacement cost of the same and including an agreed amount endorsement eliminating the risk of co-insurance;;
and (c) worker’s compensation and all other insurance coverages for Tenant’s employees, agents, servants, and others at or about the Premises in compliance with and as required by any and all applicable governmental regulations and
statutes. 
 10.2 Policy Forms and Delivery. All Tenant insurance policies shall be taken out from responsible companies qualified to do business in
Massachusetts and in good standing therein and shall be in a form reasonably satisfactory to Landlord. All insurance policies referred to in Section 10.1 shall name Tenant, Landlord, and Landlord’s mortgagees, as insureds, with loss
payable to Landlord, Tenant, and such of Landlord’s mortgagees as Landlord may from time to time designate, as their respective interests may appear. Tenant shall deposit with Landlord certificates for such insurance at or prior to the
Commencement Date, and thereafter within thirty (30) days prior to the expiration of any such policies. All such insurance certificates shall provide that such policies shall not be cancelled or modified without at least ten (10) days
prior written notice to each insured named therein. Insofar as, and to the extent that, the following provision may be effective without invalidating or making it impossible to secure insurance coverage obtainable from responsible insurance
companies doing business in the locality in which the Premises are located (even though an extra premium may result therefrom), Tenant agrees that, with respect to any hazard, the loss from which is covered by insurance then being carried by it,
Tenant releases Landlord of and from any and all claims with respect to such loss to the extent of the insurance proceeds paid with respect thereto; and Tenant further agrees that its insurance companies shall have no right of subrogation against
Landlord on account thereof. Upon failure of Tenant to procure, maintain and place such insurance and pay all premiums and 

  
 8 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 
charges therefor as required under this Article 10, Landlord may, but shall not be obligated to, purchase such insurance, and in such event, Tenant shall pay all premiums and charges therefor to
Landlord as Rent within five (5) days after demand. 
 ARTICLE 11 - TRANSFER OF LANDLORD’S INTEREST 

In the event of a transfer of all of Landlord’s ownership interest in the Premises, other than a transfer for security purposes only,
Landlord shall be automatically relieved of all obligations and liabilities of Landlord hereunder accruing from and after closing of such transfer, provided that Landlord’s transferee expressly assumes such obligations. 

ARTICLE 12 - DAMAGE OR DESTRUCTION 
 12.l
Repair or Termination. 
 (a) If the Premises are damaged by fire or other casualty of the type insured by Landlord the damage shall
be repaired by Landlord; provided such repairs can reasonably be made within one hundred twenty (120) days after the commencement of repairs without the payment of overtime or other premiums and that the insurance proceeds are sufficient to pay
the costs of such repairs. Landlord shall give written notice to Tenant within thirty (30) days after the occurrence of the damage if Landlord concludes the damages can be so repaired. If Landlord determines that the damage cannot reasonably be
repaired within such timeframe (with Landlord’s failing to deliver the required notice being construed as such), then either party may terminate this Lease by written notice to the other delivered within sixty (60) days after the occurrence of
the damage. Until such repairs are completed, Rent shall be abated in proportion to the part of the Premises which is unusable by Tenant in the conduct of its business (but there shall be no abatement of Rent by reason of any portion of the Premises
being unusable for a period of three (3) days or less). If the damage is due to the fault or neglect of Tenant or its employees, there shall be no abatement of Rent. If Landlord is required or elects to restore the Premises, Landlord shall not
be required to restore alterations made by Tenant, Tenant’s improvements, trade fixtures and personal property, such items being the sole responsibility of Tenant to restore. 

(b) Landlord shall not be liable for any failure to timely make any such repairs if such failure is caused by accidents, strikes, lockouts or
other conditions beyond the reasonable control of Landlord. 
 (c) If such repairs cannot reasonably be made within such one hundred twenty
(120) days, or if such repairs will cost more than the available insurance proceeds, Landlord may, at its option, make such repairs within one hundred eighty (180) days and, in such event, this Lease shall continue in effect and the Basic
Monthly Rent shall be abated in the manner provided above. Landlord’s election to make such repairs must be evidenced by written notice to Tenant advising Tenant within thirty (30) days after the occurrence of the damage whether or not
Landlord will make such repairs. If, for any reason, such restoration shall not be substantially completed within one hundred eighty ( 180) days after the occurrence of the casualty (which period may be extended for such periods of time as Landlord
is prevented from proceeding with or completing such restoration for any cause beyond Landlord’s reasonable control, but in no event for more than an additional three (3) months), Tenant shall have the right to terminate this Lease by
giving notice to Landlord thereof within sixty (60) days after the expiration of such period (as so extended). This Lease shall cease and come to an end without further liability or obligation on the part of either party upon such giving of
notice by Tenant. 
 (d) All proceeds of any insurance maintained by Tenant or Landlord upon the Premises (including insurance on Tenant
improvements) shall be used to pay for the repairs to the property covered by said insurance, to the extent that repairs are made pursuant to this Article. 

(e) Either party shall have the right to terminate this Lease if more than fifty percent (50%) of the Premises is damaged during the last
eighteen (18) months of the Initial Term, as applicable. 

  
 9 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 12.2 Loss of Enjoyment. No damages, compensation or claim shall be payable by Landlord
to Tenant for any inconvenience, loss of business or annoyance of Tenant arising from any repair or restoration of any portion of the Premises performed by Landlord or its agents. Landlord shall use good faith efforts to effect such repair or
restoration promptly and in such manner as not unreasonably to interfere with Tenant’s use and occupancy of the Premises. 
 12.3
Automatic Termination. A total destruction of the Premises shall automatically terminate this Lease. 
 ARTICLE 13 - DEFAULTS AND
REMEDIES 
 13.1 Events of Default. The occurrence of any of the following shall constitute a material default and breach of this
Lease by Tenant: 
 (a) Any failure by Tenant to pay Rent as and when due, where such failure continues for ten (10) days after written
notice thereof by Landlord to Tenant; 
 (b) Any failure by Tenant to observe and perform any other material provision of this Lease where
such failure continues for thirty (30) days after written notice thereof by Landlord to Tenant; provided, however, that if the nature of Tenant’s obligation is such that more than thirty (30) days are required for its performance,
then Tenant shall not be deemed to be in default if it shall commence such performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion; 

(c) The making by Tenant of any general assignment for the benefit of creditors; the filing by or against Tenant of a petition to have Tenant
adjudged a Chapter 7 debtor or to have debts discharged or of a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within ninety
(90) days); the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interests in this Lease, where possession is not restored to Tenant within sixty
(60) days; the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days.

 13.2 Landlord’s Remedies. In addition to any other remedy provided under this Lease, upon the occurrence of any event of default, Landlord
shall have the option to pursue any one or more of the following remedies without notice or demand whatsoever: 
 (a) Give Tenant written
notice of intent to terminate this Lease on the date of such notice or on any later date as may be specified therein, whereupon Tenant’s right to possession of the Premises shall cease and this Lease, except as to Tenant’s liability, shall
be terminated. (At Landlord’s option and in its sole discretion and if Landlord so expressly notifies Tenant in writing, Landlord may release Tenant from liability hereunder.) 

(b) In the event this Lease is terminated in accordance with the provisions of this Article 13, Tenant shall remain liable to Landlord for
damages in an amount equal to the Rent and other sums which would have been owing by Tenant hereunder for the balance of the Initial Term, as applicable, had this Lease not been terminated, less the net proceeds, if any, of any re-letting of the Premises by Landlord subsequent to such termination, after deducting all Landlord’s reasonable expenses, including, without limitation, all repossession costs, brokerage commissions,
reasonable attorneys’ fees and disbursements, repair costs and expenses of preparation for such re-letting. Landlord shall in no event be liable in any way whatsoever for failure to re-let the Premises, or, in the event that the Premises are re-let, for failure to collect the rent under such re-letting, provided
that Landlord agrees to use reasonable efforts to mitigate damages by re-letting the Premises as expeditiously as practicable. Landlord shall be entitled to collect such damages from Tenant monthly on the days
on which the Rent and other charges would have been payable hereunder if this Lease had not been terminated. 
 (c) Re-enter and take possession of the Premises or any part thereof, and repossess the same and expel Tenant and those claiming through and under Tenant, and remove the effects of both or either, without breach of the
peace, without being liable for prosecution thereof, without being deemed guilty of any manner of trespass, and without prejudice to any 

  
 10 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 
remedies for arrears of Rent or preceding breach of covenants or conditions, but subject to the Tenant’s obligations pursuant to the regulations contained in 105 CMR 725.000 et seq.,
including any obligations regarding the legal transport, storage, and disposal of medical marijuana. Should Landlord elect to re-enter as provided in this subparagraph, or should Landlord take possession pursuant to legal proceedings or pursuant
to any notice provided for by law, Landlord may, from time to time, without terminating this Lease, re-let the Premises or any part thereof in Landlord’s or Tenant’s name, but for the account of
Tenant, for such term or terms (which may be greater or less than the period which would otherwise have constituted the balance of the Initial Term of this Lease) and on such conditions and upon other terms (which may include concessions of free
Rent and alterations and repair of the Premises) as Landlord, in its sole discretion, may determine, and Landlord may collect and receive the Rents therefor. Landlord shall in no way be responsible or liable for any failure to collect any Rent due
upon such re-letting, except that Tenant does not hereby waive any defense which Tenant may have for Landlord’s failure to make reasonable efforts to release the Property, on which terms and conditions as
Landlord sees fit. No such re-entry or taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention
is given to Tenant. No notice from Landlord hereunder or under a forcible entry and detainer statute or similar law shall constitute an election by Landlord to terminate this Lease unless such notice specifically so states. Landlord reserves the
right following any such re-entry and/or re-letting to exercise its right to terminate this Lease by giving Tenant such written notice, in which event the Lease will
terminate as specified in said notice. 
 13.3 Landlord Default and Tenant Remedies. Landlord shall not be in default unless it fails to perform the
obligations required of Landlord by this Lease within thirty (30) days after written notice by Tenant to Landlord specifying which obligation(s) Landlord has failed to perform. Provided, however, that if the nature of the specified
obligation(s) is such that more than thirty (30) days are required for performance, then Landlord shall not be in default if it commences performance within such 30-day period and thereafter diligently
prosecutes the same to completion. If Landlord has not cured or commenced to cure the default set forth in said notice within said 30-day period, Tenant may at his option either (i) cure such default and
deduct the reasonable costs and expenses incurred from the next and succeeding rent payment(s) or (ii) cancel this Lease and, in such event, this Lease shall thereupon cease, terminate, and come to an end with the same force and effect as
though the original demised term had expired at that time. 
 ARTICLE 14 - CONDEMNATION 

14.1 Eminent Domain. If any part of the Premises is taken by eminent domain or by conveyance in lieu thereof such that Tenant cannot reasonably operate
its business, then this Lease, at the option of either party evidenced by notice to the other given within thirty (30) days from such taking or conveyance, shall forthwith cease and terminate entirely. In the event of such termination of this
Lease, then Rent shall be due and payable to the actual date of such termination. If neither party terminates this Lease, this Lease shall cease and terminate as to that portion of the Premises so taken as of the date of such taking, and the Rent
thereafter payable under this Lease shall be abated pro rata from the date of such taking in an amount by which that portion of the Premises so taken shall bear to the total area of the Premises prior to such taking. 

14.2 Damages. All compensation awarded for any taking (or the proceeds of private sale in lieu thereof) of the Premises shall be the property of
Landlord; provided, however, Landlord shall have no interest in any award made to Tenant for the taking of Tenant’s fixtures and other personal property or moving expenses if a separate award for such items is made to Tenant. 

ARTICLE 15 - SURRENDER OF PREMISES, REMOVAL OF PROPERTY 

15.1 Tenant’s Removal of Property. Upon the expiration or termination of the Initial Term of this Lease and if the Tenant has not exercised any
right to renew or extend the Initial Term of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as the same are now or hereafter may be improved by Landlord or Tenant, reasonable
wear and tear and repairs which are Landlord’s obligation excepted, and in a reasonable state of cleanliness. In such event, Tenant shall, without expense to Landlord, remove from the Premises all debris, rubbish, furniture, equipment, business
and trade fixtures, 

  
 11 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 
security equipment, free-standing cabinet work, moveable partitions and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises and all
similar articles of any other persons claiming under Tenant. Unless otherwise requested to do so by Landlord at the time that Landlord approves such additions and improvements, however, Tenant shall not remove any additions or improvements to the
Premises, such as carpet, interior partition walls and doors, “built-ins”, shelves, built-in fixtures or other similar items, and all personal property of
Landlord located within and upon the Premises, it being understood and agreed that such items are and shall remain the property of Landlord. Tenant shall also repair, at its expense, all damage to the Premises resulting from such removal. 

15.2 Abandoned Property. Whenever Landlord shall reenter the Premises as provided in this Lease, any property of Tenant not removed by Tenant upon the
expiration of the Initial Term of this Lease or any renewal or extension term or within ten (10) business days after a termination by reason of Tenant’s default, as provided in this Lease, shall be considered abandoned, and Landlord may
remove any or all such items and dispose of same in any manner or store the same in a public warehouse or elsewhere for the account and at the expense and risk of Tenant. This right is subject to Tenant’s obligations pursuant to 105 CMR 725.00,
et seq., including those provisions applicable to the lawful storage, transport, and disposal of marijuana. 
 ARTICLE 16 -
MISCELLANEOUS 
 16.1 Quiet Enjoyment. Tenant, upon paying the Rent and performing all of its obligations under this Lease, shall peaceably and
quietly enjoy the Premises, subject to the terms of this Lease. 
 16.2 Force Majeure. Any prevention, delay or stoppage of work to be performed by
Landlord or Tenant which is due to strikes, labor disputes, inability to obtain labor, materials, equipment or reasonable substitutes therefor, acts of God, governmental restrictions or regulations or controls, judicial orders, enemy or hostile
government actions, civil commotion, fire or other casualty, or other causes beyond the reasonable control of the party obligated to perform hereunder, shall excuse performance of the work by that party for a period equal to the duration of that
prevention, delay or stoppage. Nothing in this Section, however, shall excuse or delay Tenant’s obligation to pay Rent or other charges under this Lease. 

16.3 Counterparts. This Lease may be executed in multiple counterparts, all of which shall constitute one and the same Lease. 

16.4 Further Assurances. The parties agree to promptly sign all documents reasonably requested to give effect to the provisions of this Lease. 

16.5 Attorneys’ Fees. If either party incurs any expense, including reasonable attorney’s fees, in connection with any action instituted by
either party by reason of any dispute under this Lease or any default or alleged default of the other party, the party substantially prevailing in such action shall be entitled to recover its reasonable expenses from the other party. 

16.6 Estoppel Certificates. Landlord and Tenant each agree at any time from time to time, within twenty (20) days of receipt of written request
from the other, to execute, acknowledge and deliver to the other a statement in writing certifying: (a) that this Lease is unmodified and in full force and effect or if there have been modifications, that this Lease is in full force and effect
as modified and stating the modifications; (b) as to the Commencement Date of the Lease and the expiration dates of the Initial Term; (c) as to the dates to which the Rent and other charges hereunder have been paid in advance, if any;
(d) as to the amount of the current Basic Monthly Rent; (e) as to the subleases or assignments, if any, applicable to the Lease; (f) whether or not, to the best knowledge of such party, the other party is in default in the performance
of any covenant, agreement or condition contained in this Lease, and if so, specifying each such default of which such party may have knowledge; and (g) any other information reasonably requested by such party. Any such statement delivered
pursuant to this Section may be relied upon by any prospective purchaser of the Premises, or any mortgagee, ground lessor or other encumbrancer thereof, or by an assignee of any such encumbrancer. 

  
 12 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 16.7 Holding Over. Any holding over after the expiration or termination of the Initial Term of this
Lease, as applicable, without the consent of the Landlord shall be construed to be a tenancy from month to month upon the same provisions and conditions as otherwise set forth herein except that the Rent shall equal 125% of the Rent payable (without
reduction) during the last month of the Initial Term hereof. Tenant shall indemnify and hold Landlord harmless from and against all direct liability, costs, damages and expenses resulting from the delay by Tenant in surrendering the Premises,
including any claims made by any succeeding or prospective tenant based on any such delay. 
 16.8 Notices. All notices, which Landlord or Tenant may
be required or may desire to serve on the other shall be in writing and shall be served by personal delivery, by recognized express courier (e.g. Federal Express) or by mailing the same by registered or certified mail, return receipt requested,
postage prepaid, addressed as set forth in the Basic Lease Provisions or addressed to such other address or addresses as either Landlord or Tenant may from time to time designate to the other in writing in accordance with this Article. Any notice
served by personal delivery shall be deemed effectively given when delivered at the party’s address. Any notice served by express courier shall be deemed effectively given one (1) business day after being sent for next day delivery. Any
notice so given by mail as provided above shall be deemed effectively given five (5) days after being deposited in the U.S. mail. 
 16.9 Governing
Laws. This Lease shall be governed by and construed in accordance with the laws of the Commonwealth of Massachusetts. 
 16.10 Headings and
Titles. The marginal titles to the Articles and Sections of this Lease are inserted for convenience of reference only and shall have no effect upon the construction or interpretation of any part hereof. 

16.11 Binding Effect. Subject to the limitations on assignment, subletting and transfers, this Lease shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, successors and assigns. 
 16.12 Time of Essence. Time is of the
essence with respect to the performance of every provision of this Lease. 
 16.13 Severability. If any condition or provision of this Lease shall be
held invalid or unenforceable to any extent under any applicable law or by any court of competent jurisdiction, the remainder of this Lease shall not be affected thereby, and each condition and provision of this Lease shall be valid and enforceable
to the fullest extent permitted by law. 
 16.14 Authority. Each individual executing this Lease on behalf of a partnership, corporation or other
similar business entity represents and warrants that she or he is duly authorized to execute and deliver this Lease on behalf of such entity and that this Lease is binding upon such entity in accordance with its terms. 

16.15 No Light, Air or View Easement. Any diminution or shutting off of light, air or view by any structure which may be erected on lands adjacent to
the Premises shall not in any way affect this Lease or impose any liability on Landlord. 
 16.16 Entire Agreement. This Lease, along with any
Exhibits affixed hereto, constitutes the entire and exclusive agreement between Landlord and Tenant relative to the Premises. 
 16.17 Recording.
Tenant shall not record this Lease; provided, however, that concurrently with the execution of this Lease, the parties may execute a notice of lease in statutory form which Tenant may record in the Middlesex North Registry of Deeds. 

16.18 No Modification. This Lease may not be changed, modified, abandoned or discharged, in whole or in part, nor any of its provisions waived, except
by a written instrument which is executed by both parties hereto. 
 16.19 No Representations, Warranties or Liability. Neither Landlord nor
Landlord’s agents or attorneys have made any representations or warranties with respect to the Premises or this Lease except as expressly set forth herein, and no rights, easements or licenses are or shall

  
 13 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

 
be acquired by Tenant by implication or otherwise. Except as otherwise provided herein, Landlord’s liability under this Lease shall be limited to Landlord’s interest in the Premises, it
being specifically agreed that in no event shall Landlord, or any manager, officer, member, or other principal or representative of Landlord ever be personally liable for any judgment or other liability or for the payment of any monetary obligation
of Tenant. 
 16.20 Limitation of Liability. Neither the partners comprising Landlord, nor the partners, directors, officers, parent companies or
subsidiary companies of any of the foregoing (collectively the “Parties”) shall be liable for the performance of Landlord’s obligations under this Lease. Tenant shall look solely to Landlord to enforce Landlord’s obligations
hereunder and shall not seek any damages against any of the Parties. The liability of Landlord for Landlord’s obligations under this Lease shall not exceed and shall be limited to Landlord’s interest in the Premises and Tenant shall not
look to the property or assets of any of the Parties in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a judgment for Landlord’s failure to perform such obligations. 

16.21 Consents. Tenant hereby waives any monetary claim against Landlord which it may have based upon any assertion that Landlord has unreasonably
withheld or unreasonably delayed any requested consent, and Tenant agrees that its sole remedy shall be an action or proceeding to enforce any such provision or for specific performance, injunction or declaratory judgment. In the event of such a
determination, the requested consent shall be deemed to have been granted; however, Landlord shall have no liability to Tenant for its refusal to give such consent. The sole remedy for Landlord’s unreasonably withholding or delaying of consent
shall be as provided in this Section. 
 16.22 Waiver. The failure of Landlord to exercise its rights in connection with any breach or violation of
any term, covenant, or condition herein contained, shall not be deemed to be a waiver of such term, covenant or condition or any subsequent breach of the same or any other term, covenant or condition herein contained. The subsequent acceptances of
Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s
knowledge of such proceeding breach at the time of acceptance of such Rent. 
 16.23 No Merger. The voluntary or other surrender of this Lease by
Tenant, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of Landlord, terminate any and all existing subleases or sub-tenancies, or operate as an assignment to Landlord of
any or all of such subleases or sub-tenancies. 
 16.24 Triple Net Lease. It is understood and agreed that
this Lease is and shall be a so-called triple net lease, so that, except as expressly provided herein, all tax, maintenance and insurance costs, expenses and charges of every kind and nature relating to the
Premises and/or the use and occupancy thereof which may become due during the Initial Term, if applicable, shall be paid by Tenant when due without notice, demand, abatement, deduction or set-off. 

16.25 Non-Disturbance Agreements. Tenant may have a Non-Disturbance
agreement in a form reasonably acceptable to Tenant from any lenders or mortgagor as a condition to any subordination of its interests. 
 16.26
Limitation on Landlord Rights. During the term hereof, Landlord shall not have the right to grant and lease, license, or other occupancy or use rights to third parties with respect to the Premises. Tenant shall have the right, upon notice to
Landlord, but without the requirement of obtaining Landlord’s consent, to enter into licenses and other agreements with telecommunications providers whereby such providers may install telecommunications dishes, antennae, and related equipment.
on the Premises, and Landlord shall not be entitled to receive any additional compensation in connection therewith. 
 LANDLORD: 

PAGSON, LLC, a Delaware limited liability company 

  
 14 

 PATRIOT CARE CORP. 

Application 3 of 3, Exhibit 5.1 
  

			
	 By:
  
	 	 /s/ William J. Roderick, Jr.

	Its:	 	President

 TENANT: 
 PATRIOT CARE
CORPORATION, a Massachusetts non-profit corporation, 
  

			
	 By:
  
	 	 /s/ Robert Mayerson

	Its:	 	President

  
 15EX-10.2

 Exhibit 10.2 

Execution Final 

LEASE AGREEMENT 

DATED AS OF APRIL 30TH,
2015 
 BY AND BETWEEN 

EASTMAN KODAK COMPANY, 

LANDLORD 

AND 

COLUMBIA CARE NY, LLC, 

TENANT 
  

 

PREMISES: 

PORTION OF EASTMAN BUSINESS PARK BUILDING,
EAST SECTION (EBP-E), 
 BUILDING 12,
FOURTH FLOOR 
 ROCHESTER, NEW YORK 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT, dated as of April
30th, 2015 (this “Lease” or this “Agreement”), is entered into by and between EASTMAN KODAK COMPANY, a New Jersey
corporation (“Landlord”), and COLUMBIA CARE NY, LLC, a New York limited liability company (“Tenant”). 

 

	1.	 PREMISES. 

(a)    Definition of Premises. Landlord hereby leases unto Tenant and Tenant hereby accepts from Landlord,
approximately 58,346 usable square feet of space (the “Premises”) located on the fourth floor of that certain building known as Building 12 (the “Building”), located at the manufacturing plant known as Eastman Business Park
(“EBP”), in the City of Rochester, County of Monroe, and the State of New York. Floor plans showing the location of the Premises in the Building are attached hereto as EXHIBIT A and made a
part hereof. A map showing the location of the Building is attached hereto as EXHIBIT B and made a part hereof. The Premises shall also include the right to use in common with other occupants of the
Building access and delivery areas designated by Landlord from time to time as reasonably required for the use of the Premises, cafeteria areas (if any) and other common areas appurtenant to the Building (including the loading docks) (collectively,
the “Common Areas”), subject to reasonable rules and regulations imposed by Landlord. 
 (b)    Option for
Expansion of Premises. 
 (i)    Defined. Landlord hereby grants Tenant the right (“Expansion
Rights”) to lease additional space located on the third, fifth, and/or sixth floor of Building. Floor plans showing the location of such additional space on the third, fifth, and sixth floors are attached hereto as
EXHIBIT C. The additional space subject to Tenant’s Expansion Rights on the third floor of the Building is approximately 58,389 usable square feet of space and on the fifth floor of Building is
approximately 58,005 usable square feet of space. The additional space subject to Tenant’s Expansion Rights on the sixth floor of Building is approximately 33,576 usable square feet of space. 

(ii)    First Year Expansion Rights. For a period of one (1) year following the Rent Commencement Date
(hereinafter defined), Tenant’s Expansion Rights shall be exclusive and Landlord shall not lease the third, fifth, or sixth floors of Building to any party but Tenant during this period. Tenant may exercise such Expansion Rights by written
notice to Landlord not less than sixty (60) days prior to the date of Tenant’s planned occupancy. Such written notice must specify the additional space it plans to occupy and such exercise may be in increments of 50% of the total usable
square feet of each of said third, fifth, or sixth floors. Base Rent and Additional Rent for the additional space subject to Tenant’s Expansion Rights shall be at the then-current Rent (including Base Rent and Additional Rent as hereinafter
defined) in effect pursuant to the terms of this Lease on the date of Tenant’s exercise of its Expansion Rights. 

(iii)    Later Expansion Rights. At the expiration of one (1) year from the date of Rent Commencement,
Landlord hereby grants Tenant the first right of refusal, on a continuing basis, to lease the additional space located on the third, fifth, or sixth floor of Building. Landlord shall provide Tenant with notification (by overnight delivery to Tenant)
of the interest of a prospective tenant in leasing any of such additional space. Tenant shall have ten (10) business days from the date of receipt to exercise its first right of refusal as to such additional space upon the
then-

  
 1 

 
current terms contained in this Lease by written notice delivered to Landlord within such ten (10) business day time period and Landlord and Tenant shall thereafter arrange the execution of
an amendment to this Lease within thirty (30) days thereafter. 
 (iv)    Term Relating to Expansion Rights.
In the event Tenant exercises its Expansion Rights (whether such rights are exercised in the one year period following the Rent Commencement Date or by Tenant’s first right of refusal thereafter) with less than three years remaining in Lease
Term, Tenant hereby agrees it shall extend the Lease Term for the Premises so that there are a minimum of five (5) years remaining in said Lease Term from the date of Tenant’s exercise of its Expansion Rights. Upon Tenant’s exercise
of its Expansion Rights herein, whether such rights are exercised in the one year period following the Rent Commencement Date or by Tenant’s first right of refusal, the additional space which Tenant exercises its Expansion Rights for, shall
become a part of the definition of Premises above. 
 (c)    Condition of Premises. Within thirty (30) days
after the satisfaction of the contingency set forth in Section 2(b) below, Landlord shall first make any improvements to the space to make it legally rentable in accordance with the required building codes, such improvements being at the sole
cost and responsibility of Landlord, and thereafter Tenant accepts the Premises, and any additional space subject to Tenant’s Expansion Rights, in “as-is” condition. Tenant’s taking
possession of the Premises shall be conclusive evidence against Tenant that the Premises were in good order and satisfactory condition when Tenant took possession. Landlord shall provide Tenant with reasonable opportunity to inspect the Premises
prior to taking possession. No promises of Landlord to alter, remodel, repair or improve the Premises or the Building and, other than those expressly set forth herein, no representations respecting the condition of the Premises or the Building have
been made by Landlord to Tenant. In addition, Tenant acknowledges that the City of Rochester may require approval of and/or changes to fire code access and compliance with the Americans with Disabilities Act (and other laws) and that any such
approvals and/or changes shall be the sole responsibility of Tenant and Tenant acknowledges that all uses must be fully compliant with current building codes for this section of EBP, and as such, this Lease is subject to a use review with City of
Rochester Planning Board. Any Alterations (as hereinafter defined) desired by Tenant must comply with all provisions of this Lease including, but not limited to, the provisions of Paragraph 11 (d) herein. 

 

	2.	 TERM. 

(a)    Lease Term. The initial term of this Lease (the “Lease Term”) shall commence on the first day of
the month following the date Tenant receives all Tenant’s Approvals (defined below) (the “Commencement Date”) and continue for a period of seven (7) years and four (4) months, subject to Tenant’s right to terminate this
Lease prior to the Commencement Date (described in Section 2[b][i] below), and shall end on the earlier of (i) midnight on the date after seven (7) years and four (4) months or (ii) the earlier termination or cancellation of
this Lease in accordance with the terms hereof (the “Expiration Date”). 
 (b)    Contingency. This
Lease and the obligations of each party hereunder are expressly contingent upon Tenant’s receipt of all necessary licenses, permits, or other approvals (hereinafter, “Tenant’s Approvals”) from the State of New York, the City of
Rochester, the County of Monroe, or any other governmental, quasi-governmental, or any other authority authorizing Tenant to operate as a “registered organization” organized for the purpose of acquiring, processing,

  
 2 

 
manufacturing, selling, delivering, transporting, distributing or dispensing medical marihuana in accordance with the requirements of title 5-A of article
33 of the Public Health Law of the State of New York. If at any time prior to January 1, 2016, Tenant determines in good faith that it will not receive Tenant’s Approvals or Tenant is denied the receipt of Tenant’s Approvals, Tenant
shall notify Landlord of same and either party may terminate this Lease by written notice given to the other. Tenant agrees to use its commercially reasonable efforts to apply for and diligently pursue Tenant’s Approvals and to notify Landlord
within five (5) days after all Tenant’s Approvals have been awarded or otherwise given or denied to Tenant. At Tenant’s option, Tenant may extend its termination rights pursuant to this Section 2(b) by an additional three month
period subsequent to January 1, 2016. Tenant may exercise this three month extension by written notice to Landlord on or before December 1, 2015. Upon exercise of the three month extension, Tenant may exercise its termination rights
pursuant to this section at any time prior to April 1, 2016. Tenant shall pay Landlord the amount of $5,000 on the first day of each month of the extension period. 

(c)    Early Termination Right. 

(i)    By Tenant After the Commencement Date. Tenant shall have right to terminate this Lease after the Commencement
Date, provided that Tenant shall not be in default under this Lease at the time of the giving of such notice of termination. In order to exercise this right of termination, Tenant must: (A) provide Landlord with thirty (30) days’
prior written notice of its exercise of this termination right; (B) deliver written evidence reasonably satisfactory to Landlord of Tenant’s loss of any of Tenant’s Approvals (and/or the loss of any other required future governmental
approval for the uses for which the Premises is then being occupied and operated); and (C) pay to Landlord a termination fee (the “Termination Fee”) as hereinafter set forth. The Termination Fee shall be the sum of: (1) one
month’s then current Base Rent; plus (2) one month of Additional Rent (which for this purpose shall be equal the actual Additional Rent payable by Tenant for Utility Services Charges (pursuant to
EXHIBIT D for the month immediately prior to the termination) plus one month of the Security Services Fee (as hereinafter defined) plus one month of CAM Fee (as
hereinafter defined); plus (3) all unamortized real estate commissions; plus (4) all unamortized other expenses incurred by Landlord in connection with the negotiation and execution of this Lease
(including attorneys’ fees), which unamortized amounts shall be determined by Landlord using a discount rate equal to six percent (6.0%). The Termination Fee shall be computed by Landlord within ten (10) business days after Tenant provides
the 30 day notice referenced in Section 2(c)(i)(A) above and such computation shall be provided to Tenant by overnight delivery. Within five (5) business days of Tenant’s receipt of the Termination Fee computation, Tenant, upon
written request, shall have the right to access and/or obtain copies of any and all reasonable documentation or other reasonable evidence which provides the basis for the amounts Landlord has included in the Termination Fee computation. If Tenant
fails to make such request within such five (5) business days, Tenant shall lose its rights to access said documentation. The Termination Fee shall be paid by Tenant on or before the expiration of thirty (30) days of the date of
Tenant’s termination notice provided pursuant to Section 2(c)(i)(A). . Failure to pay the Termination Fee at the time set forth herein shall constitute a default and shall nullify Tenant’s right to terminate this Lease pursuant to the
provisions of this Section 2(c)(i). 
 (ii)    Conditions Applicable to Termination. Upon any termination of
this Lease by either party in accordance with the provisions of this Section 2(c), Tenant shall surrender the Premises to Landlord in accordance with the provisions of Sections 3(d)(ii), 11(d) and 35 hereof. Notwithstanding any termination
hereof, Tenant shall be expressly bound by all of the terms, conditions and provisions of this Lease until Tenant has vacated the Premises and surrendered the same as provided herein. 

  
 3 

	3.	 TENANT’S USE OF AND
ACCESS TO THE PREMISES 

(a)    Permitted Uses. The Premises shall be occupied and used by Tenant for the purpose of acquiring, processing,
manufacturing, selling, delivering, transporting, distributing or dispensing medical marihuana as a “registered organization” in accordance with the requirements of title 5-A of article 33 of the
Public Health Law of the State of New York and for warehousing purposes associated therewith (collectively, the “Medical Marihuana Uses”), and for no other purpose whatsoever, except as may be reasonably agreed upon in writing by Landlord
and Tenant and, if applicable, a permitted assignee of Tenant. Only after strict compliance with the terms of this Lease including, but not limited to, the provisions of Paragraph 11(d) herein, Tenant shall be permitted to perform any and all
ancillary work necessary to support Tenant’s business as a “registered organization” operating in compliance with title 5-A of article 33 of the Public Health Law of the State of New York.
Tenant is expressly prohibited from using the Premises for any purpose (including storage) which involves any processes and/or materials (including but not limited to any chemicals) if Landlord advises Tenant that such are reasonably deemed by
Landlord to cause any additional liability to Landlord. Provided that Tenant continues to be in compliance with applicable state law, the preceding sentence shall not be construed to limit Tenant’s use of the Premises as a “registered
organization”, as indicated above, in any way. 
 (b)    Tenant’s Access to the Premises. Subject to
the reasonable security and operating policy of Landlord, written notice of which shall be provided to Tenant, Tenant is entitled to 24 hours per day, 365 days per year access to the Premises. 

(c)    Restrictions on Tenant’s Activities. Tenant shall comply and shall cause all of its agents,
contractors, employees, visitors and any others using the Premises to comply with each and every restriction and requirement set forth in the Rochester Site Requirements for Tenants (the “Site Requirements”) promulgated by Landlord and
attached hereto as EXHIBIT E and made a part hereof. At any time and upon reasonable prior notice to Tenant, Landlord reserves the right to promulgate and enforce additional rules and regulations
with respect to Tenant’s use and occupancy of the Premises. However, Landlord shall not promulgate any rules or regulations which would prohibit Tenant’s Medical Marihuana Uses indicated in Paragraph 3(a) above. 

(d)    Tenant’s Rights to Use IT Facilities. Subject to the terms of the following subsections, during the
Lease Term, at no additional cost to Tenant, Tenant and its employees shall have the right to use, and access to, the telecommunication facilities located in the Premises and the Building as described below: 

(i)    Frame/Demarcation Room. Tenant shall have the right to have access to, in common with Landlord, the existing
frame/demarcation room (the “Demarcation Room”) in the Building (in which the telecommunications connections from the Building to areas outside the Building are located) from time to time upon advance request by Tenant to Landlord.
Landlord, Tenant and any other tenant or occupant having access to the Demarcation Room shall reasonably cooperate to isolate, to the extent reasonably possible within the Demarcation Room, each party’s equipment and cabling located in the
Demarcation Room. Landlord may require Tenant to be escorted by a representative of Landlord to the Demarcation Room. 

  
 4 

 (ii)    Wireless Network. Tenant shall not install at the
Premises any wireless network (“Wireless Network”) without advance written consent of Landlord, which consent shall not be unreasonably withheld. In the event Tenant desires to install a Wireless Network, Tenant shall first submit to
Landlord plans and specifications therefor for Landlord’s review as part of Landlord’s determination of whether to approve the Wireless Network installation. If Landlord shall determine, in its sole discretion, that the Wireless Network
proposed to be installed by Tenant fails to comply with Landlord’s standards for such networks in the Building or at EBP, or would cause interference with the operation of wireless or other networks of Landlord at the Building or at EBP, then
Landlord shall have the right to withhold its consent to Tenant’s proposed Wireless Network, and such failure to consent shall not be deemed unreasonable for purposes of this Subparagraph 3(d)(ii). 

(iii)    Conditions Upon Surrender. Upon the Expiration Date, Tenant shall, subject to Sections 11(d) and 35,
surrender in place to Landlord any horizontal, Premises cabling and any riser cabling used by Tenant at the Building, regardless of whether such cabling exists on the Commencement Date or is later installed by Tenant. 

 

	4.	 RENT 

(a)    Base Rent. Tenant shall pay to Landlord as base or fixed rent (the “Base Rent”), in U.S. legal
tender, at the following address: Eastman Kodak Company, 343 State Street, Rochester, New York 14650-0207, Attention: Kodak Real Estate, Lease Administration & Field Operations, or as otherwise directed from time to time by Landlord’s
written notice, the following amounts: 
  

													
	 MONTHS
	  	RENT PER SQUARE
FOOT	 	  	ANNUAL RENT*	 	  	MONTHLY
RENT*	 
	 1-36
	  	$	6.50	 	  	$	379,249.00	 	  	$	  31,604.08	 
	 37-48
	  	$	6.63	 	  	$	386,833.98	 	  	$	  32,236.17	 
	 49-60
	  	$	6.76	 	  	$	394,418.96	 	  	$	  32,868.25	 
	 61-72
	  	$	6.90	 	  	$	402,587.40	 	  	$	  33,548.95	 
	 73-84
	  	$	7.04	 	  	$	410,755.84	 	  	$	  34,229.65	 

  

	*	 These amounts are based on the initial Premises of 58,346 square feet and will be subject to change if Tenant
exercises any of its Expansion Rights. 

 The Base Rent shall be paid in equal monthly installments as shown above. Tenant and Landlord
agree that no Base Rent shall be due from Tenant for the four months following Commencement Date. The first installment of Base Rent shall be paid on the first day of the fifth month following the Commencement Date (“Rent Commencement
Date”) and, thereafter, each installment of Base Rent shall be paid promptly on the first day of every remaining calendar month of the Lease Term, and pro rata, in advance, for any partial month, without demand, the same being hereby waived,
and without any set-off or deduction whatsoever except as otherwise expressly provided in this Lease. 

  
 5 

 The monthly payment shall be pro-rated for any partial month during
the Lease Term. Any payment required to be made by Tenant under the provisions of this Lease not made by Tenant when and as due shall thereupon be deemed to be due and payable by Tenant to Landlord on demand with interest thereon at the rate of ten
percent (10%) per annum computed from the date when the particular amount became due to the date of payment thereof to Landlord. In addition, subject to the terms of Section 17 of this Lease, if Tenant fails to timely pay any installment of
Base Rent or Additional Rent (as hereinafter defined), a late charge will be due and owing at the rate prescribed in Section 17 of this Lease upon any Base Rent and/or Additional Rent (defined below) not paid by the fifth (5th) business day
after the date on which such Rent is due. 
 (b)    Reduction in Base Rent. In the event Tenant exercises its
Expansion Rights such that the total space leased by Tenant is 75,000 square feet or more, Landlord shall discount the total space or square footage leased by Tenant by $0.50 per square foot per year for the remainder of the Lease Term from and
after the date on which the Premises contains 75,000 square feet of space or more. 
 (c)    Costs and Expenses
Deemed Rent. All costs and expenses which Tenant agrees to pay to Landlord pursuant to this Lease shall be deemed additional rent (“Additional Rent”) and, in the event of non-payment thereof,
Landlord shall have all the rights and remedies herein provided for in case of non-payment of Rent (below defined). Included as Additional Rent are: (i) the Security Services Fee set forth in
Section 5(b)(ii) below; and (ii) the CAM Fee set forth in Section 5(b)(vi) below. 
 (d)    Sales
Tax. In the event any sales, rent or occupancy tax should be assessed against all or part of the Base Rent or any Additional Rent, Tenant shall reimburse Landlord for such tax as Additional Rent hereunder within twenty (20) days of invoice
by Landlord. 
 (e)    Rent. The Base Rent together with the Additional Rent described in this Section 4
will be collectively referred to herein as Rent. 
  

	5.	 SERVICES 

Except as otherwise provided, the following services shall be provided by Landlord at no additional cost to Tenant, except as otherwise
specified in this Section 5 below: 
 (a)    Utilities. From and after the Rent Commencement Date (but not
before such date), subject to and on the terms, limitations and conditions contained in this subsection (a) and subsections (c), (f) and (g) of this Section 5, Tenant shall purchase from Landlord and Landlord shall use its reasonable
efforts to supply to Tenant at the Building the utility services (the “Utility Services”) listed below in the quantities and at the times reasonably requested by Tenant; and furthermore provided that Landlord shall apply commercially
reasonable efforts to, in the case of service interruption, restore services to Tenant at the Premises. Landlord shall be responsible for delivering such Utility Services to the point of entry at the Building, and Landlord shall maintain, at
Landlord’s cost and expense, all necessary infrastructure to make such deliveries to the point of entry at the Building. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all costs, expenses, liabilities and
damages of any kind (including reasonable attorneys’ fees) resulting from damage or injury of any kind to Tenant’s property located at the Premises, or to Tenant’s employees, agents, contractors or invitees or their property while
located at the Premises, arising in connection with Landlord’s providing of the services listed below in this subsection (a), except to the extent directly resulting from the negligence or willful misconduct of Landlord, its employees or
agents. 

  
 6 

 (i)    Steam. Landlord shall provide steam services used by
Tenant for heating the Building and in the conduct of its manufacturing operations in the Premises. 

(ii)    Electric Energy. Landlord shall provide electrical energy used by Tenant for heat, air-conditioning, lighting and other services, and for the conduct of its manufacturing operations in the Premises. 

(iii)    Water. Landlord shall furnish hot and cold water to the Building for drinking and ordinary cleaning
purposes. In addition, Landlord shall provide a source of fire protection water, an independent source of process water for Tenant’s use in the conduct of its operations at the Premises, and an independent source of demineralized water for use
by Tenant in the conduct of its operations at the Premises. 
 (iv)    Chilled Water. Landlord shall provide
chilled water services used by Tenant for cooling the Building and in the conduct of its manufacturing operations in the Premises. 

(v)    Compressed Air. Landlord shall provide compressed air used by Tenant in the conduct of its manufacturing
operations in the Premises. 
 (b)    Site Services to be Supplied by Landlord. Subject to subsections (c), (f)
and (g) of this Section 5, Landlord shall provide the following services to Tenant at the Premises: 

(i)    Elevator Service. Building elevator service, if any, shall be available at all times, subject to reasonable
maintenance requirements. Tenant shall have exclusive use of a freight elevator to access the Premises. 

(ii)    Sanitary Sewer Service. Landlord shall provide Tenant with the right to use the existing sanitary sewer
currently owned by Landlord and the public sanitary sewer (collectively called the “Sanitary Sewer”), to the extent each of these service the Building in which the Premises is located, provided that Tenant shall, with respect to its use of
the Sanitary Sewer, promptly comply with the requirements imposed by Landlord now or in the future on all users of the Sanitary Sewer of which Tenant is given notice. Tenant shall have no right to use the industrial sewer at any time. 

(iii)    Emergency Services; Security. Landlord shall provide fire and explosion prevention, hazmat, emergency
medical services and related services with respect to the Premises (collectively, the “Emergency Services”) at the Building throughout the Lease Term and shall also provide site perimeter security services (the “Security
Services”) at the Building. Landlord shall charge Tenant for such security services (the “Security Services Fee”) as Additional Rent and such Security Services Fee shall be computed at the rate of 50
CENTS ($0.50) per square foot per year and shall be paid for the Premises in the annual amount of TWENTY NINE THOUSAND ONE
HUNDRED SEVENTY THREE DOLLARS ($29,173.00), payable in monthly installments of Two THOUSAND FOUR
HUNDRED THIRTY ONE DOLLARS AND 8 CENTS ($2,431.08) each, subject to change if Tenant
exercises its Expansion Rights. Such Emergency Services and Security Services shall be provided in the manner provided by Landlord to, and as part of the fire and emergency protection system and perimeter security services established by Landlord to
provide Emergency Services and Security Services to the operations conducted by Landlord adjacent to the Premises in the Building and at other buildings at EBP. Landlord shall provide security badges to Tenant’s employees and non-employees (contractors) to access the Premises, the cost of which shall be paid 

  
 7 

 
as Additional Rent, or Tenant shall obtain said security badges at its own cost; provided, however, that Tenant must obtain prior approval from Landlord’s Worldwide Corporate Security Office
for security badges not obtained from Landlord. In addition, Landlord shall provide Tenant with fire protection services, including emergency response and related services (“Fire Protection Services”), in the manner provided by Landlord
from time to time during the Lease Term to, and as a part of the fire protection system established by Landlord to provide fire protection services to, the manufacturing operations conducted in the Building and other buildings owned by Kodak
adjacent to or in the vicinity of the Building. Notwithstanding anything else to the contrary contained in this Lease, Landlord shall not be responsible to Tenant, its employees or contractors for losses, injury (including personal injury) or damage
sustained by Tenant as a result of a fire, explosion or any other event the presence of Emergency Services, Security Services and/or Fire Protection Services is designed to prevent or control. 

(iv)    Trash Removal; Bathroom Cleaning. Landlord shall provide trash and refuse removal services to Tenant on the
same frequency as such services are provided to other occupants of the Building, which shall consist of the removal from the Premises by Landlord of normal quantities of trash and other non-hazardous materials
discarded by Tenant, provided that such trash and material is placed by Tenant in designated dumpsters or other appropriate receptacles. Notwithstanding the foregoing, the parties expressly agree that Landlord shall have no obligation to remove or
dispose of and no responsibility for any chemicals and/or any specially controlled or regulated waste (irrespective of whether such waste is hazardous or not) arising out of, generated or resulting from or otherwise released in connection with
Tenant’s use of and operations in the Premises, and Tenant shall be solely responsible for the removal and disposal of all such waste. Tenant will segregate trash as reasonably requested by Landlord to facilitate recycling as opportunities to
recycle are developed by Landlord or required by law. In addition, in accordance with standards established by Landlord and procedures used by Landlord elsewhere in EBP, Landlord shall clean the bathrooms within and/or servicing the Premises. 

(v)    Site and Building Maintenance. Landlord shall maintain in good condition and repair the exterior of the
Building, the Building’s structural, mechanical and electrical systems, and all common areas of the Building (except for maintenance required within the Premises which shall be the responsibility of Tenant at its sole cost and expense),
together with the Building grounds and utility delivery systems. 
 (vi)    Snow Removal. Landlord shall cause
snow to be removed from the parking areas and walkways adjacent to the Building to the same extent of snow removal provided to the parking areas and walkways at or adjacent to other buildings in EBP. 

(vii)    Common Area Maintenance Fee (“CAM Fee”). Landlord shall maintain all common areas of the
Building and the costs of the same shall be billed to Tenant as Additional Rent. Such CAM Fee shall be computed at the rate of ONE DOLLAR ($1.00) per square foot per year, shall be
paid for the Premises in the annual amount of FIFTY EIGHT THOUSAND THREE HUNDRED FORTY SIX
DOLLARS ($58,346.00), payable in monthly installments of FOUR THOUSAND EIGHT HUNDRED SIXTY TWO
DOLLARS AND 17 CENTS ($4,862.17) each, subject to change if Tenant exercises its Expansion Rights. 

(viii)     Dock Access. Tenant shall have the right to use the docks appurtenant to and located at the Building
subject to reasonable rules and regulations imposed by Landlord. 

  
 8 

 (c)    Interruptions in Service. It is understood that Landlord
does not warrant that any of the services referred to above, or any other services which Landlord may supply, will be free from interruption. Tenant acknowledges that any one or more of such services may be suspended by reason of accident or of
repairs, alterations or improvements necessary to be made, or by strikes or lockouts, or by reason of operation of law, or causes beyond the reasonable control of Landlord. No such interruption of service shall be deemed an eviction or disturbance
of Tenant’s use and possession of the Premises, or any part thereof, or render Landlord liable to Tenant for damages by abatement of Rent or otherwise, direct or consequential, nor shall any such interruption relieve Tenant from performance by
Tenant of its obligations under this Lease. 
 (d)    Additional Work or Services. Notwithstanding any other
provisions herein, should Tenant require any work or services other than those described above in this Section 5, Landlord may upon advance request by Tenant furnish such additional service and Tenant agrees to pay Landlord, within twenty
(20) days after invoice from Landlord, such charges as may be agreed on but in no event less than Landlord’s actual cost plus overhead plus any applicable taxes imposed for the additional services provided. Any such request shall require
at least one business day’s advance notification. Nothing in this Subsection 5(d) shall imply an obligation upon Landlord to furnish such additional services or a restriction against Tenant contracting with a third party, or third parties, for
the provision of such services. In the event Tenant contracts with a third party for the provision of any additional work or services, Tenant shall pay the cost thereof directly to such third party and no overhead, taxes or any other fee or charges
shall be payable to Landlord in connection therewith. 
 (e)    Excluded Services. Notwithstanding the foregoing,
Tenant shall be responsible for supplying and paying directly for the costs of the following: 
 (i)    All data and
telecommunications services (including internet access and service and any connectivity provided in any Landlord buildings and/or common areas). 

(ii)    Removal, disposal and management of any hazardous waste and for all chemical and/or specially controlled or
regulated waste (irrespective of whether such is hazardous or not) arising out of, generated or resulting from or otherwise released in connection with Tenant’s use of and operations in the Premises. 

(iii)    Maintenance and repair of the Premises and all of Tenant’s furniture, fixtures and equipment located within
the Premises together with any necessary services related to same. 
 (iv)    All mail service and package delivery in
and to the Building. 
 (v)    Maintenance and repair of any lights and lighting fixtures within the Premises. 

(vi)    Except for Building perimeter security as described above, Tenant shall be responsible for all security (including
installation and maintenance of same, subject expressly to the terms of this Lease). 
 (vii)    All air handling for
any industrial processes. Any changes required to the Premises or the Building as a result of such responsibility shall be made in full compliance with the provisions of this Lease. 

(viii)    All cleaning and janitorial services necessary to keep the Premises in a clean, neat and orderly manner. 

  
 9 

 (ix)     Office equipment and supplies such as computers, copiers,
printers and fax machines. 
 (f)    Discontinuance of Services. Notwithstanding the foregoing, Landlord may
elect to cease to provide one or more of the services listed in this Section 5 to Tenant if Landlord has ceased to provide such service to a substantial portion of the Building and adjacent buildings in EBP, by delivering notice of the
cancellation of such service no less than six (6) months prior to the effective date of such cancellation, provided that replacement service or services are at such time generally available to Tenant, or if Landlord is prohibited from providing
such services to Tenant by law, regulation or requirement of a governmental entity having jurisdiction over the Premises by delivering notice of the cancellation to Tenant promptly upon notice to Landlord of such application of such law, regulation
or requirement and in any event no less than twenty (20) days prior to the effective date of such cancellation. 

(g)    Charges for Services. 

(i)    Charges for Utility Services. Tenant agrees to pay Landlord, as Additional Rent, for the Utility Services,
the amounts of Utility Services Charges (as defined in paragraph 2 of EXHIBIT D attached hereto and made a part hereof) computed in accordance with the provisions of such
EXHIBIT D, which is entitled “Utility Services Charges”. 

(ii)    Payments for Services and Expenses. Landlord shall deliver to Tenant electronic or other form of statements
of charges for Utility Services Charges on or after the last day of each month during the Lease Term for Utility Services provided by Landlord or made available to Tenant during such month. The Utility Services Charges provided on the statement
shall be an amount equal to the rate per unit applicable to the calendar year including the month with respect to which the statement relates multiplied by the number of units actually consumed by Tenant at the Building during such month or, where
such actual consumption cannot be measured, Landlord’s reasonable estimate of the number of units actually consumed by Tenant at the Building during such month. Each such statement of charges shall be due and payable by Tenant within twenty
(20) days after receipt of the statement. 
 (h)    Landlord’s Obligations Relating to Providing Utilities
and Services. Subject to and on the terms, limitations and conditions contained in this Section 5, Landlord shall use its reasonable efforts to supply to Tenant at the Premises, the utilities and services listed herein. It is understood and
agreed that Landlord shall apply the same efforts to, and shall place the same level of priority on providing or, in the case of service interruption, restoring, services to Tenant as Landlord would apply to or place on the providing or restoring of
services for any other user of such services in the Building or elsewhere at EBP. Landlord shall be responsible for delivering such utilities and services to the point of entry at the Premises, and Landlord shall maintain, at Landlord’s cost
and expense, all necessary infrastructure to make such deliveries to the point of entry at the Premises. 
  

	6.	 WAIVER OF CERTAIN CLAIMS

 Except to the extent that the following is inconsistent with the provisions of Sections 19 and 30, Tenant, to the
extent permitted by law, waives all claims it may have against Landlord, and against Landlord’s agents, employees and contractors for damages for injuries to person or damage to property sustained by Tenant or by any occupant of the Premises,
or by any other person, resulting from any part of the Premises or any equipment or appurtenances becoming out of repair, 

  
 10 

 
or resulting from any accident in or about the Building or the Premises or resulting directly or indirectly from any act or neglect of Tenant, its employees, agents, representatives or
contractors or of any other person, except that this waiver shall not apply to, and Landlord shall indemnify, defend and hold Tenant and its agents, employees and contractors harmless against any damages (other than indirect or consequential
damages) for injuries to persons or damage to property to the extent caused by or directly resulting from the gross negligence or willful misconduct of Landlord or its employees or agents unless, with respect to property damage, such loss is or
would be covered by the standard form of all risk property damage insurance whether or not Tenant self-insures part or all of said coverage and whether or not such insurance would actually provide compensation to Tenant after taking into account
deductibles and other similar policy limitations. This waiver, when applicable, shall include not only direct damages but also claims for consequential damages and any claims for abatement of Rent due hereunder, it being intended that this waiver be
absolute, except as otherwise expressly provided herein. 
  

	7.	 INSURANCE 

Tenant shall, at its expense, procure and maintain during the Lease Term the following insurance coverage which may be satisfied by any
combination of primary and excess or umbrella liability insurance policies: 
 (a)    Workers’ Compensation.
Insurance protecting Tenant from any and all claims under applicable Workers’ Compensation statutes or any similar statutes or requirements. 

(b)    Employer’s Liability. Employer’s Liability coverage with a limit of liability not less than
ONE HUNDRED THOUSAND DOLLARS ($100,000.00). 

(c)    Commercial General Liability. Commercial General Liability Insurance covering all claims of damages for all
injuries, including death and all claims on account of property damage with a limit of liability not less than THREE MILLION DOLLARS ($3,000,000.00) per occurrence and
aggregate, combined single limit for bodily injury (“BI”) and property damage (“PD”). Such commercial general liability insurance shall include coverage of the contractual liability assumed in this Lease. Tenant shall have the
right to insure and maintain the liability insurance coverages set forth in this paragraph 7(c) using any combination of primary and excess coverage and under blanket insurance policies covering other premises occupied by Tenant so long as such
blanket policies comply as to terms and amounts with the insurance provisions set forth in this Lease; and Landlord shall be named as an additional insured on each such policy. 

(d)    Comprehensive Automobile Liability. Comprehensive Automobile Liability Insurance with respect to any and all
owned, hired and non-owned vehicles to be used by Tenant or any agent, employee, representative or subcontractor of Tenant on or about the Premises or in connection with the use of property or any other real
property owned by Landlord with a limit of liability not less than ONE MILLION DOLLARS ($1,000,000.00) combined single limit BI and PD, naming Landlord as an additional
insured. Notwithstanding the foregoing, if and for so long as Tenant is not the registered owner or lessee of any vehicles, Tenant may satisfy the requirements of this Section 7(d) by providing liability coverage with a limit of liability of
not less than ONE MILLION DOLLARS ($1,000,000.00) with respect to non-owned vehicles only, and such coverage may be obtained as
part of Tenant’s commercial general liability policy instead of in a separate policy. 

  
 11 

 (e)    All Risk Property Damage Insurance. All risk property
damage insurance covering all personal property of Tenant at the Premises, including equipment, machinery, stock, supplies and leasehold improvements for the full replacement value of such property. It is understood and agreed that Landlord shall
have absolutely no liability or responsibility for any damage or loss occurring to Tenant’s personal property. 

(f)    Requirements. The primary insurance required to be maintained hereunder shall be maintained under policies
issued by insurers rated not less than A in Best’s insurance reports or a comparable rating in an equivalent insurance report and which are licensed to do business in the State of New York and being of recognized responsibility. Tenant’s
policies shall: 
 (i)    Name Landlord as additional insured on the commercial general and any excess liability policy
required hereunder; 
 (ii)    Use commercially reasonable efforts to provide for thirty (30) days’ notice to
Landlord prior to any amendment, change, modification, lapse or cancellation of coverage; and 
 (iii)    Be written on
an “occurrence” basis and as primary policy coverage and not contributing with or in excess of any coverage which Landlord may carry. 

(g)    Certificates. Tenant shall furnish Landlord with a certificate of insurance within ten (10) days before
the Commencement Date showing the coverage required and thereafter such evidences of coverage shall be furnished by Tenant to Landlord not less than ten (10) days prior to the expiration date of each such policy. 

(h)    Third Parties. If Tenant contracts with any third party to perform any services or permits such a third
party to conduct any activity of any kind at the Premises, Tenant shall direct such third party to maintain insurance in the types and amounts reasonably sufficient to protect Landlord and Tenant from any and all liabilities and damages. The amount
of such insurance carried by any third party shall not limit Tenant’s liability hereunder. Tenant shall be responsible for the consequences of any failure of any such third party to maintain such insurance, and Tenant shall indemnify, defend
and hold Landlord harmless from each and every claim for liability for injuries to persons or damage to or loss of property occurring at the Premises due to any negligent acts or omissions by Tenant’s contractors or agents. 

(i)    No Limitations on Liability. The liability of Tenant and Landlord or any third parties relating to either
Landlord or Tenant shall not be limited to the insurance required to be maintained as part of this Lease. 
  

	8.	 MUTUAL RELEASE AND WAIVER OF
SUBROGATION 

 Landlord and Tenant hereby waive on behalf of themselves and their respective insurers,
any claims that either actually may have against the other for loss or damage to their respective property resulting from perils covered by the standard form of all risk property damage insurance, including vandalism and malicious mischief coverage.
It is understood that this waiver is intended to extend to all such loss or damage whether or not the same is caused by the fault or neglect of either Landlord or Tenant and whether or not insurance is in force. If required by policy conditions,
each party shall secure from its property insurer a waiver of subrogation endorsement to its policy, and deliver a copy of such endorsement to the other party to this Lease if requested. 

  
 12 

	9.	 HOLDING OVER 

If Tenant fails to vacate the Premises (or any portion thereof) on the Expiration Date, then Tenant shall pay Landlord Base Rent at 150% of the
monthly rate then in effect immediately prior to such holdover period as specified in Section 4 for the time Tenant thus remains in possession. Tenant shall also indemnify and hold Landlord harmless from and against any and all cost, expense,
damage, claim, loss or liability resulting from any delay or failure by Tenant in so surrendering the Premises, including any consequential damages (including, but not limited to, (i) any rent or other income foregone by Landlord from another
tenant; (ii) any and all additional costs incurred by Landlord in preparing the Premises or any other space for use by another tenant or for Landlord’s own use arising as a result of Tenant’s retention of possession; and
(iii) any damages, holdover rent charges or other amounts payable by or chargeable against Landlord as a direct or indirect result of Tenant’s retention of possession) suffered by Landlord and any claims made by any succeeding occupant
founded on such delay or failure, and any and all reasonable attorneys’ fees, disbursements and court costs incurred by Landlord in connection with any of the foregoing. The provisions of this Section 9 do not exclude Landlord’s
rights of re-entry or any other right or remedy of Landlord hereunder. 
  

	10.	 ASSIGNMENT AND SUBLETTING 

(a)    Prohibition. Except as otherwise provided herein, this Lease may not be assigned or the Premises or any part
thereof sublet or used or occupied by any third party, nor may Tenant otherwise transfer the Lease or any rights to use the Premises (including any transfers by operation of law, including by merger of Tenant with or into another entity, or
transfers of the majority of any stock of any corporate Tenant or any majority partnership or limited liability company interests of any partnership Tenant) without the prior written consent of Landlord, which consent may be granted or withheld by
Landlord in its sole discretion. An assignment by Tenant of this Lease or a sublease of any portion of the Premises to a wholly-owned direct or indirect subsidiary of Tenant will require Landlord’s consent but such consent will not be
unreasonably withheld, conditioned or delayed. Any attempted transfer of this Lease in contravention hereof shall be null and void. No transfer of this Lease shall operate to release Tenant from its obligations under this Lease. 

(b)    Requirements. If Tenant desires to assign, sublease or otherwise transfer any right or interest in and to
the Lease or the Premises, or any right to occupy the Premises, to any party, Tenant shall notify Landlord in writing of such proposed assignment, sublease or transfer. Such notice shall include a copy of the proposed written assignment, sublease or
other agreement of transfer and such other information concerning the proposed assignment, sublease or transfer as Landlord may request. If Landlord grants its consent to such assignment, sublease or other transfer, Tenant shall promptly provide
Landlord with a fully executed copy of the final assignment, sublease or other agreement of transfer. 

(c)    Deemed Assignment/Sublet. For purposes of this Section 10 the following shall be deemed an assignment
or sublease, as the case may be, subject to the requirements of this Section: 
 (i)    the transfer of more than thirty
percent (30%) of the outstanding capital stock of any corporate tenant or subtenant or any increase in the amount of issued and/or outstanding shares of capital stock and/or the creation of one or more additional classes of common stock of any
corporate tenant or subtenant with the result that the beneficial and record ownership in and to such tenant or subtenant changes by more than thirty percent (30%) from the beneficial and record 

  
 13 

 
ownership as of the Commencement Date, or the transfer of more than thirty percent (30%) of any partnership interest in Tenant or any subtenant, if Tenant or subtenant is a partnership, however
accomplished, whether in a single transaction or in a series of related or unrelated transactions; 
 (ii)    any
agreement by any other person or entity directly or indirectly, to assume Tenant’s obligations under this Lease; 

(iii)    any transfer or series of transfers, by operation of law or otherwise, of Tenant’s interest in this Lease,
including without limitation the transfer of this Lease to a subsidiary or affiliate of Tenant and the subsequent transfer of stock or other ownership interest in such subsidiary or affiliate; and 

(iv)    each modification, amendment or extension of any sublease to which Landlord has previously consented shall be
deemed a new sublease. 
 (d)    Additional Information. Tenant agrees to furnish Landlord upon demand at any
time, such information and assurances as Landlord may reasonably request that neither Tenant, nor any previously permitted subtenant, has violated the provisions of this Section. 

(e)    Rights of Landlord Upon Subletting. If, with the consent of Landlord, the Premises or any part thereof shall
be sublet or occupied by anyone other than Tenant, Landlord may, after default by Tenant, collect rent from the subtenant or other occupant, and apply the net amount collected to the Rent herein reserved. If, without the consent of Landlord, the
Premises or any part thereof shall be sublet or occupied by anyone other than Tenant, Landlord may collect rent from the subtenant or other occupant, and apply the net amount collected to the Rent herein reserved, provided, however, that no such
collection shall be deemed a waiver by Landlord of the requirement to obtain its consent to such sublease or other occupancy nor an acceptance by Landlord of such sublease or other occupancy. In neither of the foregoing circumstances shall Tenant be
relieved from its obligations under the Lease or from further performance by Tenant of any covenants on the part of Tenant herein contained. 

(f)    Rights of Landlord Upon Assignment. If this Lease or any interest herein is validly assigned under this
Section 10 to another party, such assignment shall not relieve Tenant from its obligations under the Lease or from further performance by Tenant of any covenants on the part of Tenant herein contained, and Tenant shall at all times remain
directly and primarily responsible therefor. 
 (g)    Review and Approval Costs. Tenant agrees to pay to
Landlord, on demand, the reasonable out-of-pocket costs incurred by Landlord in connection with any request by Tenant for Landlord to consent to any assignment or
subletting by Tenant, including reasonable attorneys’ fees. 
 11.     USE OF
PREMISES 
 Landlord and Tenant agree to comply with the following provisions regarding the use of the Premises. 

(a)    Compliance with Law. 

(i)     Generally. Unless expressly allowed herein with respect to Tenant’s specific permitted Medical
Marihuana Uses (and the current non-compliance of same under federal law), Tenant shall comply in all material respects with the covenants, agreements, terms, provisions and conditions of this Lease and any
mortgage on the Premises of which Tenant has actual knowledge 

  
 14 

 
and any applicable state or local law, ordinance or governmental regulation (including, without limitation, all environmental laws, rules, regulations or orders relating to the Premises). Tenant
shall not make or permit to be made any use of the Premises or any part thereof that would reasonably be likely to be dangerous to life, limb, or property without the appropriate safety practices reasonably approved by Landlord, or which would
reasonably be likely to invalidate or increase the premium of any policy of insurance carried on the Building, the Premises or covering its operation, unless Tenant is willing to pay the cost of any such increased premium or provide alternative,
comparable insurance coverage reasonably acceptable to Landlord. Notwithstanding any term or provision to the contrary herein, Tenant shall not be required to comply with any federal law which is applicable to and prohibits Tenant’s Medical
Marihuana Uses in the Premises and Tenant’s non-compliance with federal law with respect to such Medical Marijuana Uses shall not be considered a breach or default of this Lease. Tenant shall not use or
permit the Premises or any part thereof to be used in any manner, nor shall it permit anything to be brought into or kept therein which, in the reasonable judgment of Landlord, would in any way impair the character, reputation or appearance of the
Premises as a high quality facility or which would materially impair or interfere with any of the services performed by Landlord for the Premises. Tenant agrees to change, reduce or stop any such use or install at its expense necessary equipment,
safety devices, pollution control systems or other installations at any time during this Lease to comply with the foregoing upon the written request of Landlord. Tenant shall have the right, upon written notice to Landlord, to contest the
application of any such legal or other requirement to Tenant or its operations at the Premises, provided that Tenant shall pursue such contest with due diligence and also provided that Tenant shall indemnify, defend and hold Landlord harmless from
any costs, penalties, losses, liabilities or other damages incurred or suffered by Landlord arising from Tenant’s violation or alleged violation of any of the requirements of this subsection 11(a). 

(ii)    Health, Safety and Environmental Issues. Tenant agrees to comply with all health, safety and environmental
rules and regulations of Landlord of which written notice has been provided to Tenant and of any governmental entities and/or regulatory agencies having jurisdiction over the Premises. Tenant agrees to designate, by written notice to Landlord, a
representative who shall have authority to participate in facility meetings and other meetings of Landlord with respect to health, safety and environmental issues in the Building and at EBP. Such representative shall also serve as the contact person
for any governmental entity (including any regulatory agencies) which has need to identify a contact person for such health, safety and environmental issues. Tenant shall maintain reasonably detailed records (and, subject to confidentiality and
privilege considerations, make same available to Landlord upon reasonable request for same) relating to inventories of chemicals used and/or stored on or about the Premises and tracking records pertaining thereto. In no event shall the foregoing
constitute Landlord’s consent to the use and/or storage of any such chemicals and Tenant is expressly prohibited from using the Premises for any purposes (including storage) which involve any processes and/or materials (including, but not
limited to, any chemicals) if such are deemed by Landlord to cause additional liability to Landlord, except as otherwise provided in Section 3(a) hereof. 

(iii)    Certification of Compliance. At the request of the Landlord, which shall in no event occur more than once
in any calendar year, an officer of Tenant (in the case of a corporation) or such other person authorized to bind Tenant (in the case of another form of legal entity) shall certify in writing to Landlord that Tenant’s operations, activities and
occupancy of the Premises are in full compliance with all applicable federal (excepting only federal laws applicable to Medical Marihuana Uses), state and local laws, orders, regulations and ordinances. Any exceptions, deviations or non-compliance shall be identified in such certificate, together with a detailed description of Tenant’s plan for remedying such non-compliance. 

  
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 (b)    Rules. Tenant shall comply and shall cause all of its
agents, contractors, employees, visitors and any others using the Premises to comply with the “Site Requirements” attached hereto as EXHIBIT E. Notwithstanding the foregoing, however,
Tenant’s allowed Medical Marihuana Uses shall not be deemed to violate the provisions of Section 6.5 of the Site Requirements. Landlord hereby advises Tenant that the “Kodak Representative” (as defined in the Site Requirements)
is Robin Chontosh (585-477-4896), subject to change by Landlord upon written notice to Tenant. In the event any future rule or other requirement is approved which
either prohibits Tenant’s Medical Marihuana Uses or substantially prevents Tenant’s compliance with state law, rule, regulation, or otherwise, Tenant may terminate this Lease without penalty and recover the full amount of the Security
Deposit (assuming that Tenant fully and completely complies with all provisions of this Lease through the date of such termination and fully surrenders the Premises to Landlord in accordance with the terms hereof). 

(c)    Signs. Tenant shall have the right, at its sole expense, to install signs in and on the building, however,
Tenant shall not display, inscribe, print, paint, maintain or affix on any place on the exterior of the Building nor on the land on or adjacent to which the Building is located, any sign, notice, legend, direction, figure, or advertisement display
materials after first obtaining the written approval of Landlord, which shall not unreasonably be withheld. Signs located inside the Building shall be permitted to identify the location of the Premises. In addition to the foregoing, Landlord shall
provide, at Landlord’s cost and expense, a listing of Tenant’s business name on the Building directory, if any. All such signs must comply fully with all applicable laws, rules and regulations of any governmental authority. 

(d)    Alterations. 

(i)     Prohibitions and Limitations on Same. Tenant shall not make any alterations, improvements, or additions of
or to the Premises (collectively, “Alteration”) without Landlord’s advance written consent in each and every instance, which consent shall not be unreasonably withheld; provided, however, Tenant shall not require Landlord’s
consent to make de minimus alterations, such as painting or installing carpeting, or to make any other alterations not affecting any Building system or the structure of the Building that, on an individual project basis, do not cost in excess of
TWENTY FIVE THOUSAND DOLLARS ($25,000.00). Notwithstanding the foregoing, Tenant shall require Landlord’s consent for any Alteration proposed by
Tenant that calls for any modification to the foundation, structural or mechanical components (including the heating, ventilating, air conditioning, plumbing, electrical, fire protection, sprinkler and fire alarms systems including the fire walls
and fire doors), and Landlord shall not unreasonably withhold its consent to such Alterations. Notwithstanding any other statement to the contrary in this Lease, with Landlord’s prior written consent which will not be unreasonably withheld,
conditioned or delayed, Tenant shall have the right to make any Alterations required to comply with the requirements of title 5-A of article 33 of the Public Health Law of the State of New York or any other
statute, law, rule, regulation, ordinance, or guidance, provided that any such Alterations do not impact modify or change the structural elements of the Building (including the foundation) or any mechanical systems serving the Building. Any
Alteration in or to the fire protection systems, fire alarms, sprinkler systems and/or fire walls and fire doors shall expressly require the prior written consent and approval of any insurance company of Landlord (and may be given or withheld for
any reason or no reason) and must be in full compliance with all rules and regulations of such company. The parties 

  
 16 

 
hereto agree that Landlord may reasonably withhold its consent to a proposed Alteration requiring Landlord consent if such Alteration is not consistent, in Landlord’s reasonable judgment,
with Landlord’s internal aesthetic, engineering, insurance and construction standards and the standards of Landlord’s property insurance company for the Building or other buildings owned by Landlord (if any) adjacent to the Building. In
the event Tenant desires to make any Alteration that requires Landlord’s consent hereunder, Tenant shall first submit to Landlord plans and specifications therefor for Landlord’s review as part of Landlord’s determination of whether
to approve the Alteration pursuant to this subparagraph 11 (d)(i). In addition, any contractor(s) which Tenant intends to engage in the making of any Alteration shall be subject to Landlord’s prior approval which shall not be unreasonably
withheld. Any contractor, agent and/or subcontractor hired by Tenant must maintain insurance at the levels, of the types, with the companies and subject to conditions reasonably required by Landlord, which insurance requirements shall be delivered
in writing by Landlord to Tenant at the time of delivery of Landlord’s consent, if such consent is delivered. Tenant shall indemnify, defend and hold Landlord harmless from each and every claim for liability for injuries to persons or damage to
or loss of property occurring at the Premises due to negligent acts or omissions by Tenant or Tenant’s contractors, subcontractors or agents. 

(ii)     Additional Requirements. Each Alteration must comply fully with all laws and be performed in a good and
workmanlike manner. Landlord must be advised of any requests for permits or governmental applications made or filed by Tenant prior to such filings. Upon Tenant’s request, and at Tenant’s sole cost and expense, Landlord shall cooperate in
connection with the securing of any such permits or the filing of any such governmental applications. Each and every Alteration, whether temporary or permanent in character, made by Landlord or Tenant in or upon the Premises shall become
Landlord’s property (with the exception only of Tenant’s movable office furniture, trade fixtures, office and professional, manufacturing and process equipment) and shall remain upon the Premises at the expiration or earlier termination of
this Lease without compensation to Tenant unless Landlord notifies Tenant in writing, at the time of Landlord’s consent to the Alteration, that such Alteration must be removed upon the expiration or termination of the Lease. Tenant shall remove
such Alteration as herein required upon such expiration or earlier termination, repair any damage caused by such removal and restore the Premises to the condition specified in Section 35 of this Lease. Notwithstanding anything to the contrary
herein provided, Landlord and Tenant intend and agree that during the Lease Term any Alteration shall be treated as the property of Tenant for accounting and income tax purposes such that Tenant shall be entitled to deductions, if any, for
depreciation or amortization of such Alterations, excluding, however, any Alteration funded by Landlord which shall be owned by and treated as the property of Landlord. 

(e)    Security. Tenant (subject to compliance with Section 11(d)) shall have the right to install a separate
security system to accommodate Tenant’s use of the Premises in strict compliance with any federal (unless such federal law conflicts with Tenant’s Medical Marihuana Uses), state or local statute, law, regulation, ordinance, rule, order or
guidance. Landlord shall cooperate with Tenant in accomplishing such installation, provided however, that Landlord shall not be required to accommodate such improvements or systems if they would materially interfere with such Landlord’s
conducting business at the Building or the Premises and further provided that Tenant shall be responsible for the entire cost of the design, installation and operation thereof. 

(f)    Energy Conservation. Tenant shall comply with any applicable federal laws, rules, ordinances or
administrative enactments on energy conservation, and shall cooperate with reasonable energy conservation programs voluntarily implemented by Landlord in the Building notice of which shall be provided to Tenant, to the extent that such programs do
not materially and adversely affect Tenant’s conduct of its business. 

  
 17 

 (g)    Nuisance. Tenant shall not use, keep or permit the
Premises to be occupied or used to cause an unreasonable nuisance or in a manner offensive or objectionable to Landlord and/or other occupants of the Building or adjacent facilities owned by Landlord by reason of noise, odors and/or vibrations, or
interfere in any way with Landlord’s business, nor shall any animals (except service animals) or birds be brought in or kept in or about the Premises. 

In addition to any liability for breach of any covenant of this Section, Tenant shall pay to Landlord an amount equal to any increase in
insurance premiums payable by Landlord, caused by such breach, default or carelessness on the part of Tenant. 
  

	12.	 REPAIRS 

Tenant shall maintain the Premises in good condition (ordinary wear and tear and loss or damage due to a casualty not required to be restored
by Tenant excepted) and shall, subject to the terms of Section 12 herein, repair any damage to the Premises occurring on or after the date hereof, other than any repairs which are the responsibility of Landlord hereunder, as expressly provided
herein. Tenant shall be responsible for prompt maintenance and repair of all leasehold improvements within the Premises and Tenant’s furniture and fixtures located within or about the Premises. In addition, Tenant shall be responsible for any
maintenance and repair to the Premises required as a result of the negligent use or misuse of the Premises by Tenant or Tenant’s employees, agents, contractors or invitees; provided that any such maintenance or repair required hereunder to be
made by Tenant to the Premises shall be subject to the Landlord approval requirements applicable to alterations as provided in Section 11(d), and further provided that Landlord, as part of such approval, may elect to perform such maintenance or
repair itself, at Tenant’s cost (to be paid as Additional Rent within twenty (20) days after receipt of an invoice therefor. 
  

	13.	 DESTRUCTION OF PREMISES 

If the Building shall be damaged by fire or other casualty and such damage prevents Tenant from using the Premises in substantially the same
manner as it was used prior to such casualty or damage, and such damage is not repaired by Landlord within ninety (90) days after the date of such fire or casualty (or, in the case of damage the repair of which reasonably requires more than
ninety (90) days, if Landlord has not commenced such repair or is not proceeding with reasonable diligence under the circumstances to complete such required repairs) or if such damage cannot reasonably be repaired or restored within one hundred
eighty (180) days after the date of such fire or casualty, Tenant or Landlord shall have the right to terminate this Lease by written notice to the other delivered not more than one hundred and twenty (120) days following the occurrence of
the damage. If Landlord elects not to seek to repair such damage, but does not simultaneously elect to terminate the Lease, Landlord shall notify Tenant of its election not to repair within thirty (30) days after the date of such fire or
casualty, and Tenant’s right to terminate this Lease shall begin upon receipt of such notice from Landlord. In the event of any such termination, with respect to any portion of the Premises which was not damaged, Tenant shall be required to
comply with all of the other requirements of this Lease relating to the termination, cancellation or expiration of this Lease, including without limitation the requirements of Section 35 relating to surrender of the Premises. From the date of
the casualty until the effective date of such termination, the Rent shall be abated by 

  
 18 

 
multiplying the Rent then due by a fraction the numerator of which shall be the number of square feet of the Premises which is not usable and in fact is not used by Tenant and the denominator of
which shall be the total number of square feet of the Premises. In the event, however, that such damage is due to the negligence or willful misconduct of the Tenant, Tenant’s servants, employees, agents, visitors or licensees, there shall be no
apportionment or abatement of Rent. 
 If the Building shall be damaged by fire or other casualty and neither Tenant nor Landlord elects to
terminate this Lease, as provided above, Landlord, at its sole cost and expense, shall promptly repair or reconstruct the damage to the Building and Tenant, at its cost and expense, shall promptly repair or reconstruct any damage to Tenant’s
leasehold improvements, alterations or modifications to the Premises made after the Commencement Date. Until such time that the damage is substantially repaired, the Rent shall be abated by multiplying the Rent then due by a fraction the numerator
of which shall be the number of square feet of the Premises which is not usable and in fact is not used by Tenant and the denominator of which shall be the total number of square feet of the Premises. In the event, however, that such damage is due
to the gross negligence or willful misconduct of the Tenant, Tenant’s servants, employees, agents, visitors or licensees, there shall be no apportionment or abatement of Rent. 

 

	14.	 CONDEMNATION 

If the Premises or any part thereof shall be taken by any public or private authority through condemnation or eminent domain, Landlord shall
immediately notify Tenant in writing. The entire amount of any condemnation award related to the value of the Premises shall be the property of and payable to Landlord. Nothing herein shall preclude Tenant from pursuing any claims it may have
against the condemning authority based upon the value of its personal property taken or other costs incurred by Tenant (such as relocation costs) associated with such taking of the Premises. 

If such taking reduces the square feet of the Premises by a material amount (whether by a single taking or a series of takings), Tenant or
Landlord may terminate this Lease at any time by written notice to the other to be given within ninety (90) days after the effective date of the taking. As used herein, the term “material amount” means that the portion taken shall, in
the reasonable opinion of either Landlord or Tenant, be so significant that the remaining portion of the Premises cannot be used in substantially the same manner by Tenant as was used prior to such taking. In the event of such termination by Tenant,
with respect to any portion of the Premises which was not taken as part of the condemnation, Tenant shall be required to comply with all of the other requirements of this Lease relating to the termination, cancellation or expiration of this Lease,
including without limitation the requirements of Section 35 relating to surrender of the Premises. 
  

	15.	 CERTAIN RIGHTS RESERVED TO
LANDLORD 

 Landlord reserves the following rights: 

(a)    Pass Keys. To have pass keys to the Premises at all times. 

(b)    Exhibition. On reasonable prior notice to and at all times accompanied by Tenant, and at times which result
in minimal business disruption to Tenant, to exhibit the Premises to prospective tenants and to any prospective purchaser, mortgagee, or assignee of any mortgage on the Premises and to others having a legitimate interest during the Lease Term. 

  
 19 

 (c)    Access for Repairs. At any time and without notice in the
event of an emergency, and otherwise upon reasonable prior notice and at reasonable times, to enter and/or to cause its representatives to enter onto the Premises to take any and all measures, including inspections, repairs, alterations, additions
and improvements to the Premises, as may be necessary or desirable for the safety, protection or preservation of the Premises, the Building or the land on which the Building is located, or Landlord’s interests, or as may be necessary or
desirable in the operation or improvement of the Premises, the Building s or the land on which the Building is located, or in order to comply with all laws, orders and requirements of governmental or other authority. In the event Landlord exercises
its rights to access pursuant to this Section 15(c), Tenant shall accompany Landlord or its representatives at all times, except in case of emergency. If Landlord requires access in the event of an emergency, Landlord acknowledges that Premises
will be alarmed. 
 (d)    Other Access. At any time and without notice (and without accompaniment) in the event
of an emergency, and otherwise upon reasonable prior notice and at reasonable times while accompanied by Tenant at all times, to enter onto the Premises to inspect or repair any portions of the Premises which are used by Landlord in connection with
the continuing operation of its business. If Landlord requires access in the event of an emergency, Landlord understands that Premises will be alarmed. 

(e)    Landlord Acknowledgement. Landlord acknowledges that its rights of reentry into the Premises set forth in
this Lease do not confer on it the authority to manufacture and/or dispense on the Premises medical marihuana in accordance with Article 33 of the Public Health Law and agrees to provide the New York State Department of Health, Mayor Erastus Corning
2nd Tower, The Governor Nelson A. Rockefeller Empire State Plaza, Albany, N.Y. 12237, with notification by certified mail of its intent to reenter the Premises or to initiate dispossess proceedings or that the Lease is due to expire, at least thirty
(30) days prior to the date on which Landlord intends to exercise a right of reentry or to initiate such proceedings or at least 60 days before expiration of the Lease. 
  

	16.	 LANDLORD’S REMEDIES 

All rights and remedies of Landlord herein enumerated shall be cumulative, and none shall exclude any other right or remedy allowed by law. In
addition to the other remedies in this Lease provided, Landlord shall be entitled to the restraint by injunction of any material violation or attempted material violation of any of the covenants, agreements or conditions of this Lease, subject to
any applicable written notice and opportunity to cure and further provided that the nature of the material violation is one that could reasonably be expected to endanger the health or safety of the Building occupants or occupants of any adjoining
buildings. 
 (a)    Bankruptcy; Re-organization. If Tenant shall
(i) apply for or consent to the appointment of a receiver, trustee or liquidator of Tenant or of all or a substantial part of its assets, (ii) admit in writing its inability to pay its debts as they come due, (iii) make a general
assignment for the benefit of creditors, (iv) file a petition or an answer seeking reorganization or arrangement with creditors or to take advantage of any insolvency law other than the federal Bankruptcy Code, or (v) file an answer
admitting the material allegations of a petition filed against Tenant in any reorganization or insolvency proceeding, other than a proceeding commenced pursuant to the federal Bankruptcy Code, or if any order, judgment or decree shall be entered by
any court of competent jurisdiction, except for a bankruptcy court or a federal court sitting as a bankruptcy court, 

  
 20 

 
adjudicating Tenant insolvent or approving a petition seeking reorganization of Tenant or appointing a receiver, trustee or liquidator of Tenant or of all or a substantial part of its assets, and
Tenant is unable to restore its financial position, stay any bankruptcy proceeding or cure any of the aforementioned events of default within sixty (60) days after such occurrence, then, in any such event and upon the passage of sixty
(60) days thereafter, Landlord may give to Tenant a written notice of intention to end the Lease Term specifying a day not earlier than ten (10) days thereafter, and upon the giving of such notice the Lease Term and all right, title and
interest of Tenant hereunder shall expire as fully and completely on the day so specified as if that day were the date herein specifically fixed for the expiration of the Lease Term. 

(b)    Default in Tenant Obligations. If Tenant defaults in the payment of Rent and such default continues for five
(5) days after written notice, or, except as otherwise provided in this Section 16 hereof, defaults in the prompt and full performance of any other provision of this Lease and such default continues for thirty (30) days after written
notice, or if such default cannot be cured within thirty (30) days, Tenant does not commence to cure such default within thirty (30) days and diligently pursue the same to completion thereafter, or if the leasehold interest of Tenant be
levied upon under execution or be attached by process of law and such levy or attachment is not removed or bonded within thirty (30) days thereafter, or if Tenant ceases to pay Rent hereunder for a period in excess of thirty (30) days,
then and in any such event Landlord may, at its election, either terminate the Lease and Tenant’s right to possession of the Premises, or without terminating this Lease, endeavor to relet the Premises. Nothing herein shall be construed so as to
relieve Tenant of any obligation, including the payment of Rent, as provided in this Lease, provided that if Landlord relets all or any portion of the Premises, all rent and additional rent collected by Landlord pursuant to such reletting shall be
applied against any ongoing obligation of Tenant hereunder for the payment of Rent. 
 (c)    Surrender of
Possession; Landlord’s Right to Re-Enter. Upon any valid termination of this Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord,
all in the manner that the Premises is to be surrendered as provided in Section 35 hereof, and hereby grants to Landlord full and free license to enter into and upon the Premises to repossess Tenant of the Premises as of Landlord’s former
estate and to expel or remove Tenant and any others who may be occupying or within the Premises and to remove any and all property therefrom, using such force as may be reasonably necessary, without being deemed in any manner guilty of trespass,
eviction or forcible entry or detainer, and without relinquishing Landlord’s right to Rent or any other right given to Landlord hereunder or by operation of law, except as otherwise expressly provided herein. Any costs incurred by Landlord in
connection with Landlord’s re-entry into the Premises, Landlord’s removal of Tenant’s property therefrom, and Landlord’s performance of any obligations of Tenant under Section 35
hereof in connection with such re-entry, shall be payable by Tenant to Landlord as Additional Rent hereunder. 

(d)    Damages and Acceleration. If Landlord elects to terminate this Lease for any of the reasons specified in
this Section 16 of the Lease, it being understood that Landlord may elect to terminate the Lease after and notwithstanding its election to terminate Tenant’s right to possession as in Section 16(b) Landlord shall forthwith upon such
termination be entitled to recover as damages and not as a penalty, an amount equal to the then present value of the Rent provided in this Lease for the residue of the stated Lease Term, less the present value of the fair rental value of the
Premises for the residue of the stated Lease Term. The discount rate used to calculate present value shall be five percent (5%). 

  
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 (e)    Landlord’s Right to Perform Tenant’s
Obligations. Tenant agrees that if it shall at any time fail to make any material payment to a third party other than Landlord or its designee or fail materially to perform any other act on its part to be made or performed under this Lease
beyond any applicable notice and cure period, Landlord may, but shall not be obligated to, and after reasonable written notice or demand and without waiving, or releasing Tenant from, any obligation under this Lease, make such payment or perform
such other act to the extent Landlord may deem desirable, and in connection therewith, Landlord may pay expenses and employ counsel. If legal action is required to enforce performance by Tenant of any condition, obligation or requirement hereunder,
the costs of such action including reasonable attorneys’ fees will be paid solely by the party not prevailing in such action. All sums so paid by Landlord and all expenses incurred by Landlord in connection therewith (provided that Landlord is
the prevailing party in any such legal action), together with interest thereon at the maximum rate permitted by law from the date of payment, shall be deemed Additional Rent hereunder and payable at the time of any installment of Rent thereafter
becoming due and Landlord shall have the same rights and remedies for the non-payment thereof, or of any other Additional Rent, as in the case of default in the payment of Rent. 

(f)    Tenant’s Personal Property. Any and all property to which Tenant is or may be entitled which may be
removed from the Premises by Landlord pursuant to the authority of the Lease or of applicable law upon termination of the Lease or upon default by Tenant after any applicable notice and cure period, may be handled, removed or stored by Landlord at
the risk, cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges
against such property. Any such property of Tenant not removed from the Premises or retaken from storage by Tenant within thirty (30) days after the end of the Lease Term or of Tenant’s right to possession of the Premises, however
terminated, shall be conclusively deemed to have been forever abandoned by Tenant and either may be retained by Landlord as its property or may be disposed of in such manner as Landlord may see fit. 

 

	17.	 LATE CHARGE 

In the event Tenant fails on two separate occasions in any one calendar year during the Term to pay any installment of Base Rent or Additional
Rent on the day when due and payable, then during the balance of the Term and with respect to any subsequent installment of Rent not received by Landlord by the fifth (5th) business day after the due date, a late charge will be due and owing in an
amount equal to five percent (5%) of the then unpaid monthly Base Rent or Additional Rent. Such late charge shall be billed by Landlord to Tenant with the Rent for the calendar month next following and shall be paid by Tenant together with the Rent
due for such month. 
  

	18.	 SUBORDINATION OF LEASE 

The rights of Tenant under this Lease shall be and are subject and subordinate at all times to all ground leases, and/or underlying leases, if
any, now or hereafter in force against the Premises, and to the lien of any mortgage or mortgages now or hereafter in force against such leases and/or the Premises, and to all advances made or hereafter to be made upon the security thereof, and to
all renewals, modifications, consolidations and replacements thereof. This Section 18 is self-operative and no further instrument of subordination is required. In confirmation of such subordination, however, Tenant shall promptly execute such
further instruments as may be reasonably requested by Landlord, provided that no such document increases, in any material respect, Tenant’s monetary 

  
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obligations or liability under the Lease or decreases, in any material respect, Tenant’s rights under the Lease. Tenant, at the option of any mortgagee, agrees to attorn to such mortgagee in
the event of a foreclosure sale or deed in lieu thereof. In the event that there are any future mortgages which will encumber the Premises, Landlord shall use its commercially reasonable efforts to provide Tenant with a non-disturbance agreement in a form reasonably acceptable to Tenant but any costs associated with same shall be paid by Tenant. 
  

	19.	 ENVIRONMENTAL RESPONSIBILITIES 

(a)    Indemnification. To the extent that any violation of applicable Environmental Law (as hereinafter defined) or
the environmental condition requiring remediation under such law arose out of Tenant’s use of or operation at the Premises occurring after the Commencement Date, Tenant shall indemnify, defend and hold Landlord, its affiliates, and, if
applicable, their respective directors, officers, shareholders, partners, attorneys, accountants, agents and employees and their heirs, successors and assigns harmless from and against any claims, losses, liabilities, charges, actions, suits,
proceedings, deficiencies, taxes, interest, penalties and reasonable costs and expenses (including, without limitation, reasonable attorneys’ fees, removal costs, remediation costs, closure costs, fines, penalties and expenses of investigations
and ongoing remediation) arising from (i) any violation or alleged violation of applicable Environmental Law, including, without limitation, any operations, actions or omissions by Tenant which would cause the Building or the site in which the
Building or the Premises is located as a whole (or any part thereof) to be out of compliance with any such Environmental Law, or (ii) any requirement to remediate under applicable Environmental Law (arising during the Lease Term or thereafter)
any environmental condition to the extent arising out of Tenant’s use of or operations at the Premises imposed or required by either a governmental authority having appropriate jurisdiction thereof, including without limitation those
requirements imposed under CERCLA or by a third party. 
 (b)    Reporting Requirements. Tenant agrees to
promptly report to Landlord (and, as required by law, to any regulatory agency) any release at the Premises by Tenant at the time Tenant first becomes aware thereof of any hazardous substance as defined in or required to be reported under any
federal, state and local laws, including, but not limited to, CERCLA and any other release which is required to be reported under Landlord’s written protocol for the reporting of such releases at the Building or the site within which the
Premises is located, as such written protocol is modified from time to time and which protocol has been delivered to Tenant. In addition, Tenant shall provide Landlord, with copies of any and all material correspondence between Tenant and any
environmental regulatory agencies of any federal, state or local governmental authorities relating to a violation or alleged violation of applicable Environmental Law. Tenant shall not perform any environmental testing or remediation at or of the
Premises without obtaining Landlord’s prior written consent, which Landlord may withhold in its sole discretion; provided, however, that nothing herein shall prevent Tenant from complying with applicable law or requirements of any governmental
agency. Any testing required of Tenant under the proviso in the immediately preceding sentence shall, at Landlord’s option, be subject to Landlord’s control. Tenant shall provide Landlord with a complete copy of the results of any such
tests and any reports analyzing such results. Notwithstanding any other provision in this Lease, Tenant shall have the right to possess reasonable amounts of a substance which may otherwise be defined as hazardous in the event such substance is used
for rodent or pest control, provided that all such possession, use, storage and disposal of same must be in full compliance with all applicable Laws. 

  
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 (c)    Environmental Permits. Tenant, at Tenant’s sole cost
and expense, shall be responsible to obtain and maintain in place all permits and notifications required by applicable Environmental Law with respect to waste, air emissions or other materials discharged as a result of any of Tenant’s
manufacturing or other processes conducted at the Premises. Tenant shall provide to Landlord, within ten days of a request by Landlord, all information reasonably requested by Landlord with respect to such permits. Tenant shall also notify Landlord
within ten days of any changes made to any such permits currently in force or obtained by Tenant in the future. 

(d)    Survival. The provisions of this Section 19 shall survive the expiration or earlier termination of this
Lease. 
 (e)    Environmental Law Defined. “Environmental Law” means any Law concerning the protection
of human health as it relates to Hazardous Substances exposure, the environment, worker safety as it relates to Hazardous Substance exposure, or the use, storage, recycling, treatment, generation, transportation, arrangement for transportation,
processing, handling, labeling, management, release or disposal of any Hazardous Substance. 
 (f)    Hazardous
Substance Defined. “Hazardous Substance” means any substance that is listed, defined, designated or classified as hazardous, toxic or otherwise harmful or as a pollutant or contaminant under applicable Environmental Laws including
petroleum products and byproducts, asbestos-containing material, polychlorinated biphenyls and radon. 
 (g)    Law
Defined. “Law” means any law, statute, ordinance, rule, regulation, code, order, judgment, injunction or decree enacted, issued, promulgated, enforced or entered by a government entity or self-regulatory organization. Notwithstanding
any other statement to the contrary herein, for the purposes of this Lease only, Tenant shall not be required to comply with any federal law which prohibits Tenant’s Medical Marihuana Uses indicated herein. However, nothing contained herein
shall be construed as Landlord agreeing to breach any federal laws and nothing contained herein shall cause Landlord to bear any liability or responsibility for any breach of any federal laws by Tenant. 

 

	20.	 INTENTIONALLY DELETED 

 

	21.	 LANDLORD’S ACCESS AND
ASSESSMENT RIGHTS 

 (a)    Landlord’s Right of Access for
Health, Safety and Environmental Compliance. Landlord shall have the right to enter on the Premises and any part thereof, after reasonable prior notice and at reasonable times and at all times (except in emergencies) accompanied by Tenant or its
agents, employees, directors, officers, or servants, to engage in any activities reasonably required by Landlord to ensure the compliance of the Premises with applicable health, safety and/or environmental laws, regulations, licenses and permits and
any State or Federal order or agreement entered into by Landlord relating to the Premises, including the performance of any such activities required to be performed by Tenant hereunder or under applicable laws or regulations. Landlord shall use all
reasonable efforts to minimize any disruption to Tenant’s business. In the event of a release or other health, safety or environmental emergency at the Premises, Landlord shall have the right to enter the Premises for purposes of responding to
such release or emergency without giving Tenant notice in advance. If Landlord is required by law, regulation, ordinance or any order of any governmental authority to grant to any federal, state or local government, or agency thereof, access to the
Premises, then such government or governmental agency shall have such right of access, 

  
 24 

 
accompanied at all times (except in emergencies) by Tenant or its agents, employees, directors, officers, or servants, notwithstanding anything to the contrary in the Lease, and the exercise of
such access right shall not constitute a breach of this Lease or an eviction from the Premises. 

(b)    Landlord’s Rights to Perform Health, Safety and Environmental Assessments of the Premises. Landlord,
acting through its employees, agents or contractors, shall have the right to enter upon the Premises for the purpose of conducting a health, safety and environmental assessment of all or any part thereof, provided Landlord gives reasonable prior
notice to Tenant and is accompanied at all times (except in emergencies) by Tenant or its agents, employees, directors, officers, or servants. To the extent Landlord in its sole discretion does not claim an enforceable attorney-client privilege for
any reports of such assessment, copies of any reports prepared by Landlord summarizing the results of such assessment shall be made available to Tenant. Tenant shall notify Landlord reasonably in advance of any scheduled or unscheduled visit to or
inspection of the Premises or any other portion thereof by representatives of any federal, state or local regulatory agency, and Tenant and Landlord shall supply to each other copies of any correspondence which either may have with any such
regulators relating to noncompliance or subsurface contamination issues at the Premises. Landlord shall have no liability to Tenant, its employees, agents or any other party, associated with Landlord’s performance of any assessment conducted by
or on behalf of Landlord as contemplated herein, except for any negligence or willful misconduct of Landlord or Landlord’s agents or contractors and neither shall Landlord have any responsibility to actually conduct an assessment at any time
during the Lease Term, and Landlord shall have no liability to Tenant, its employees, agents or any other party for the failure of Landlord to conduct any such assessment. 

(c)    Inspection of Premises. Landlord and its authorized representatives, at all times accompanied by Tenant,
shall have the right, at any time (but without notice and unaccompanied by Tenant in the event of an emergency) upon reasonable prior notice and at reasonable times, to enter and/or to cause its representatives to enter onto the Premises or any part
thereof, to engage in any activities deemed reasonably necessary by Landlord including, but not limited to, inspections, measurements, repairs, alterations, additions and improvements to the Premises, as may be necessary or desirable for the safety,
protection or preservation of the Premises or Landlord’s interests, or as may be necessary or desirable in the operation or improvement of the Premises or in order to comply with all laws, orders and requirements of governmental or other
authority. Landlord shall attempt to minimize any disruption to Tenant’s business. The exercise of the access rights granted to Landlord and its representatives hereunder shall not constitute a breach of this Lease or an eviction from the
Premises. 
  

	22.	 NOTICES AND CONSENTS 

All notices, demands, requests, consents or approvals (collectively, “Notice”) which may or are required to be given by either party
to the other shall be in writing and shall be deemed given if by personal delivery upon the party for whom it is intended on the day so delivered, if delivered by registered or certified mail, return receipt requested, on the third business day

  
 25 

 
following such mailing, if delivered by a national courier service on the next business day following such mailing, any such Notice mailed or delivered to the following: 

if to Tenant: 
 Columbia Care
NY, LLC 
 24 West 25th Street,
6th Floor 
 New York, NY 10010 

Attention:  Michael Abbott 

if to Landlord: 
 Eastman Kodak
Company 
 343 State Street 

Rochester, New York 14650-0207 

Attention:  Real Estate Lease Management Office 

with a copy to: 
 Eastman Kodak
Company 
 343 State Street 

Rochester, New York 14650-0205 

Attention:  General Counsel 

The parties may by written notice to the other designate a different person or entity to receive notices hereunder and/or a different address
or addresses. If the term Tenant as used in this Lease refers to more than one person any Notice given as aforesaid to any one of such persons shall be deemed to have been duly given to Tenant. 

 

	23.	 LOCKS AND KEYS 

Upon notice to and consent from Landlord (which consent shall not be unreasonably withheld, conditioned or delayed), Tenant shall be permitted
to attach or install any lock or similar device to any exterior door or window at the Premises or in the Building, in order to remain in compliance with any statutes, laws, rules, or regulations applicable to Tenant’s Permitted Use referenced
in Section 3 herein. No additional locks or similar devices shall be attached to any exterior door or window at the Premises or in the Building without Landlord’s prior written consent and no keys for any exterior door other than those
provided by Landlord shall be made. If Landlord consents to the installation of additional locks or similar devices, Tenant shall provide Landlord with copies of keys, electronic access or other access through such devices to be used only in the
event Landlord requires access in an emergency. If more than two keys for one lock are desired, Landlord will provide same upon payment by Tenant. All keys must be returned to Landlord at the expiration or termination of this Lease. 

 

	24.	 INVALIDITY OF PARTICULAR PROVISIONS

 If any clause or provision of this Lease is or becomes illegal, invalid, or unenforceable because of present or
future federal (excepting only federal laws applicable to Medical Marihuana Uses), state or local law or any rule or regulation of any federal (excepting only federal laws applicable to Medical Marihuana Uses),state or local governmental body or
entity, effective during the Lease Term, the intention of the parties hereto is that the remaining parts of this Lease shall not be affected thereby unless such invalidity is essential to the rights of either party in which event a suitable and
equitable provision shall be substituted therefore in order to carry out, so far as may be 

  
 26 

 
valid and enforceable, the intent and purpose of such invalid or unenforceable provision and the remainder of this Lease and the application of such provision shall not be affected by such
invalidity or unenforceability. 
  

	25.	 CONFIDENTIALITY 

In the course of performance under this Lease, either party or its employees may receive information from the other party which is identified
by the disclosing party as confidential, is prominently marked as confidential or which the receiving party otherwise knows or has reason to know is confidential information of the disclosing party. The receiving party shall take all reasonable
steps to safeguard such confidential information and shall not disclose it to others except with the written consent of the disclosing party or to the extent that such disclosure is required by law, in which case the receiving party shall first
notify the disclosing party of the legal requirement so that the disclosing party may seek to take action to challenge the application of such legal requirement. 
  

	26.	 MISCELLANEOUS TAXES 

Tenant shall pay prior to delinquency all taxes assessed against or levied upon its occupancy of the Premises, or upon the fixtures,
furnishings, equipment and all other personal property of Tenant located in the Premises other than those furnished and paid for by Landlord, if nonpayment thereof shall give rise to a lien on the real estate, and when possible Tenant shall cause
said fixtures, furnishings, equipment and other personal property to be assessed and billed separately from the property of Landlord. In the event any or all of Tenant’s fixtures, furnishings, equipment and other personal property, or upon
Tenant’s occupancy of the Premises, shall be assessed and taxed with the property of Landlord, Tenant shall pay to Landlord its share of such taxes within twenty (20) days after delivery to Tenant by Landlord of a statement in writing
setting forth the amount of such taxes applicable to Tenant’s occupancy or fixtures, furnishings, equipment or personal property. Landlord shall pay any and all real estate taxes assessed and levied against the Premises, in each case prior to
the respective delinquency dated thereof. If such taxes may be paid in installments, Landlord shall have the right to do so. 
  

	27.	 BROKERAGE 

Except for CB Richard Ellis/Rochester NY, LLC (the “Broker”) Tenant and Landlord represent and warrant that they have dealt with no
other broker, agent or other real estate sales person in connection with this Lease and that no other broker, agent or such other person brought about this transaction. Tenant and Landlord agree to indemnify and hold each other harmless from and
against any claims by any other broker, agent or other real estate sales person claiming a commission or other form of compensation by virtue of this Lease or of having dealt with Tenant or Landlord with regard to this leasing transaction and should
a claim for such commission or other compensation be made it shall be promptly paid or bonded by the party who has dealt with the person or entity making such claim. The provisions of this Section 27 shall survive the termination of this Lease.
Landlord shall pay the Broker pursuant to the terms of a separate agreement. 

  
 27 

	28.	 FORCE MAJEURE 

Except as to the payment of Rent or other monies due under this Lease, neither party shall be responsible for delays or inability to perform
its obligations hereunder for causes beyond the reasonable control of such party including acts of other tenants, governmental restriction, regulation or control, labor dispute, accident, mechanical breakdown, shortages or inability to obtain labor,
fuel, steam, water, electricity or materials, acts of God, enemy action, civil commotion, or fire or other casualty which are beyond the reasonable control of such party. 
  

	29.	 PARKING. 

Landlord will provide three (3) parking spaces along the east side of the Building, within the EBP Secure Area, and two (2) spaces in the building 26
north side parking lot, within the EBP Secure Area. Landlord will also provide Drive-in Passes for these five (5) parking spaces. Additionally, an initial quota of one hundred (100) parking spaces
will be made available to Tenant for its use and the use by its employees, invitees and guests in Parking Lot 46, located on the east side of Lake Avenue, outside the EBP Secure Area. The parking areas described herein are shown on Exhibit B
attached hereto and made a part hereof. Any use of the parking areas shall be in strict compliance with all reasonable rules and regulations of Landlord, provided that such rules are consistently applied to Tenant and other occupants of the
Building, shall be at the cost per parking space (if any) established from time-to-time by Landlord and consistently applied to Tenant and other occupants of the
Building, and shall be expressly at the sole risk of Tenant and its employees, invitees, and guests. 
  

	30.	 INDEMNIFICATION 

Subject to the provisions of Section 19, which shall control to the extent applicable: 

(a)    By Tenant. Except to the extent caused by the negligence or misconduct of Landlord or to the extent of the
claims otherwise waived by Landlord in Section 8 hereof, Tenant covenants and agrees, at its sole cost and expense, to indemnify, protect, defend and save harmless Landlord from and against any and all damages, losses, liabilities, obligations,
penalties, claims, litigation, demands, defenses, judgments, suits, actions, proceedings, costs, disbursements and/or expenses (including, without limitation, reasonable attorneys’ and experts’ fees, expenses and disbursements) of any kind
or nature whatsoever which may at any time be imposed upon, incurred by or asserted or awarded against Landlord, its affiliates and, if applicable, their respective directors, officers, shareholders, partners, attorneys, accountants, agents and
employees and their heirs, successors and assigns relating to, resulting from or arising out of (i) any act or omission by Tenant or its employees, contractors, subcontractors, agents or guests, (ii) any breach or default by Tenant in
performance or observance of its representations, warranties, covenants or obligations under this Lease, and (iii) Tenant’s possession, operation, maintenance, repair of the Premises or the failure of Tenant to operate, maintain or repair
the Premises, in each case to the extent required hereunder. 
 (b)    By Landlord. Except to the extent caused
by the negligence or misconduct of Tenant and except to the extent of the claims otherwise waived by Tenant in Section 8 hereof, and except as otherwise set forth in Section 5 hereof, Landlord covenants and agrees, at its sole cost and
expense, to indemnify, protect, defend and save harmless Tenant from and against any and all damages, losses, liabilities, obligations, penalties, claims, litigation, demands, defenses, judgments, suits, actions, proceedings, costs, disbursements
and/or expenses (including, without limitation, 

  
 28 

 
reasonable attorneys’ and experts’ fees, expenses and disbursements) of any kind or nature whatsoever which may at any time be imposed upon, incurred by or asserted or awarded against
Tenant, its affiliates and, if applicable, their respective directors, officers, shareholders, partners, attorneys, accountants, agents and employees and their heirs, successors and assigns relating to, resulting from or arising out of (i) any
breach or default by Landlord in performance or observance of its representations, warranties, covenants or obligations under this Lease, (ii) any act or omission by Landlord or its employees, contractors, subcontractors, agents or guests, or
(iii) Landlord’s maintenance and repair of the Premises or the failure of Landlord to maintain or repair the Premises, in each case to the extent required hereunder. 

(c)    Indemnification Limitations. The foregoing indemnification of Landlord set forth above shall be expressly
inapplicable to and have no force and effect with respect to the Security Services to be provided by Landlord to the Building pursuant to the terms herein and shall be further expressly inapplicable to and have no force and effect with respect to
the Emergency Services and/or Fire Protection Services to be provided by Landlord to the Building pursuant to the terms herein. With respect to Emergency Services, Fire Protection Services and Security Services, Landlord agrees to make reasonable
efforts to provide all such necessary Emergency Services, Fire Protection Services and/or Security Services at or to the Building. However, Tenant hereby expressly agrees to hold Landlord harmless from and against any failure to provide,
successfully deliver or otherwise deliver any and all such Emergency Services, Fire Protection Services and Security Services at or to the Building. It is understood, agreed and expressly bargained for between the parties to this Lease, that the
failure of Landlord to provide and/or successfully deliver any or all such Emergency Services, Fire Protection Services and/or Security Services shall result in no liability to or responsibility of Landlord, its affiliates and, if applicable, their
respective directors, officers, shareholders, partners, attorneys, accountants, agents and employees and their heirs, successors and assigns for any claims, losses, damages, costs, expenses, fees (including, but not limited to expert and
attorneys’ fees), charges, injuries or damage to persons or property howsoever and wheresoever caused. 

(d)    Consequential Damages. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, IN NO EVENT SHALL
EITHER PARTY BE LIABLE TO THE OTHER UNDER THE TERMS OF OR AS A RESULT OF THE VIOLATION OF THIS LEASE, INCLUDING WITHOUT LIMITATION A VIOLATION BY LANDLORD OF ITS DUTIES WITH RESPECT TO THE PERFORMANCE OF SERVICES PURSUANT TO SECTION 5 HEREOF, FOR
ANY INDIRECT, CONSEQUENTIAL OR INCIDENTAL DAMAGES, INCLUDING LOSS OF GOODWILL OR LOSS OF PROFITS. 
  

	31.	 SPECIAL STIPULATIONS 

(a)    No Extension. No receipt of money by Landlord from Tenant after the termination of this Lease or after the
service of any notice or after the commencement of any suit or after final judgment for possession of the Premises shall reinstate, continue or extend the Lease Term or affect any such notice, demand or suit or imply consent for any action for which
Landlord’s consent is required. 
 (b)    No Waiver. No waiver of any default of Tenant or of Landlord
hereunder shall be implied from any omission by Landlord or Tenant, as the case may be, to take any action on account of such default if such default persists or be repeated, and no express waiver shall affect any default other than the default
specified in the express waiver and that only for the time and to the extent therein stated. 

  
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 (c)    Landlord. The term “Landlord” as used in this
Lease, so far as covenants or agreements on the part of the Landlord are concerned, shall be limited to mean and include only the owner or owners of Landlord’s interest in this Lease at the time in question, and in the event of any transfer or
transfers of such interest, Landlord herein named (and in case of any subsequent transfer, the then transferor) shall be automatically freed and relieved from and after the date of such transfer from any or all damages, claims or liabilities arising
from actions or events occurring after the date of such transfer. Notwithstanding anything to the contrary provided or implied elsewhere in this Lease, Tenant agrees that there shall be no personal liability on the part of Landlord arising out of
any default by Landlord under this Lease, and that Tenant (and any person claiming by, through or under Tenant) shall look solely to the equity interest of Landlord in and to the Building for the enforcement and satisfaction of any defaults by
Landlord hereunder, and that Tenant shall not enforce any judgment or other judicial decree requiring the payment of money by Landlord against any other property or assets of Landlord, and at no time shall any other property or assets of Landlord,
or of Landlord’s principals, partners, members, shareholders, directors or officers, be subject to levy, execution, attachment or other enforcement procedure for the satisfaction of Tenant’s (or such person’s) remedies under or with
respect to this Lease, the relationship of Landlord and Tenant hereunder or Tenant’s use or occupancy of the Premises; such exculpation of personal liability to be absolute and without any exception. 

(d)    Waiver of Trial by Jury. It is mutually agreed by and between Landlord and Tenant that the respective
parties hereto shall and they hereby do waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other or any matters whatsoever arising out of or in any way connected with this Lease, the
relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, and any emergency statutory or other statutory remedy. 

(e)    Waiver of Right 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 dispossessed or removed from the Premises because of default by Tenant pursuant to the covenants or agreements contained in this Lease. 

(f)    Review of Lease. The parties acknowledge that each party and its respective counsel have reviewed this Lease
and that no rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Lease or any amendment or exhibits hereto. 

 

	32.	 QUIET ENJOYMENT 

Except as otherwise provided herein, so long as Tenant shall observe and perform the covenants and agreements binding on it hereunder and shall
not be in default beyond any applicable grace period, Tenant shall at all times during the Lease Term peacefully and quietly have and enjoy possession of the Premises without any encumbrance or hindrance by, from or through Landlord. 

  
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	33.	 ESTOPPEL CERTIFICATE 

Landlord and Tenant agree that from time to time upon not less than fifteen (15) days prior request of the other, to deliver to the party
making the request a statement in writing certifying (a) 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 as modified and identifying the modification), (b) the
dates to which the Rent and other charges have been paid, and (c) that, so far as the person making the certificate knows, the other party is not in default under any provision of this Lease, or if such were not to be the fact, then certifying
such default of which the person making the certificate may have knowledge, it being understood that any such certificate so delivered may be relied upon by any landlord under any ground or underlying lease, or any prospective purchaser, lender,
mortgagee, or any assignee of any mortgage on the Premises or any party purchasing the assets of Landlord or Tenant, as the case may be, or acquiring the same by merger, succession or otherwise. Notwithstanding the foregoing, Tenant shall have no
right to assign this Lease or permit the use or occupancy of the Premises except in strict accordance with the provisions of this Lease. 
  

	34.	 SURVIVAL OF THE PARTIES’
OBLIGATIONS 

 Except with respect to the duties, responsibilities, obligations and indemnities
described in Section 19 of this Lease, all obligations, indemnities, covenants, agreements and warranties (the “Responsibilities”) of Tenant and Landlord hereunder to the extent that they require action prior to the termination or
earlier cancellation of this Lease shall survive the expiration or earlier termination of this Lease, such that to the extent that Tenant or Landlord shall have failed to perform or comply with any of such Responsibilities prior to such expiration
or earlier cancellation, such party’s obligation to complete and perform such Responsibility arising prior to such expiration or cancellation date shall in no way be eliminated or affected by the occurrence of such expiration or cancellation.
Section 19 of this Lease shall not be terminated or cancelled, and shall not expire with the remainder of this Lease, but the parties intend that the duties, responsibilities, obligations and indemnities contained in Section 19 shall
continue to apply after such termination, cancellation or expiration until all of such duties, responsibilities, obligations and indemnities have been fulfilled. 
  

	35.	 SURRENDER OF THE PREMISES

 Upon the Expiration Date, Tenant shall surrender possession of the Premises to Landlord, broom clean and in the same
condition and repair as existed on the Commencement Date, reasonable wear and tear and damage from fire or other casualty excepted. In addition, Tenant shall remove (i) all utility drops, wireways, piping and other similar infrastructure to the
nearest main junction box or shut-off valve, to the extent that any of the foregoing is required to operate Tenant’s equipment at the Premises or otherwise, in connection with the operation of
Tenant’s Business at the Premises,, (ii) all tenant improvements to the Premises made by Tenant after the Commencement Date if so requested by Landlord at the time of Landlord’s consent to such improvement, (iii) all of Tenant’s
equipment and machinery, and (iv) any other personal property owned by Tenant, from the Premises no later than the Expiration Date. In addition, upon such termination, cancellation or expiration of this Lease, Tenant shall be responsible for
the costs of all decertification, closure and post-closure activities which may be required by law or applicable regulatory authority arising from Tenant’s use of the Premises for the conduct of Tenant’s business or Tenant’s surrender
of the Premises. If Tenant shall fail to comply with the requirements of this Section 35 regarding the 

  
 31 

 
removal from the Premises on the Expiration Date of those items referenced in clauses (i) through (iii) herein, Tenant shall be deemed to have failed to vacate the Premises and as a result
shall be subject to the provisions of Section 9 hereof regarding “Holding Over 
  

	36.	 AUTHORITY 

Tenant and Landlord each warrant and represent that their respective representatives executing this Lease have full power and authority to
execute this Lease on behalf of Tenant and Landlord, respectively, and that this Lease, once executed by the signatory of Tenant or Landlord, as the case may be, shall constitute a legal and binding obligation of that party and is fully enforceable
in accordance with its terms. 
  

	37.	 MECHANIC’S LIENS 

Tenant shall indemnify and save harmless Landlord against all loss, liability, costs, reasonable attorneys’ fees, damages or interest
charges as a result of any mechanic’s lien or any other lien filed against the Premises as a result of any act or omission or as a result of any repairs, improvements, alterations or additions made by Tenant or its agents or employees. Tenant
shall, within thirty (30) days of the filing of any such lien and notice given to Tenant, remove, pay or cancel such lien or secure the payment of any such lien or liens by bond or other acceptable security. Landlord, at its option, may, but
shall not be required to, upon expiration of the thirty (30) day period, pay the lien or bond at its discretion without inquiring into the validity thereof, and Tenant shall forthwith reimburse Landlord for the total expense incurred by
Landlord in discharging or bonding the lien as additional rent hereunder, together with interest at the maximum rate permitted by law. 
  

	38.	 MISCELLANEOUS 

(a)    Captions. The captions of this Lease are for convenience and reference only and in no way define, limit or
describe the scope or intent of this Lease, nor in any way affect this Lease. 
 (b)    Exhibits.
EXHIBIT A, EXHIBIT B, EXHIBIT C, EXHIBIT D,
EXHIBIT E, and EXHIBIT F are attached hereto and are part of this Lease. 

(c)    Binding Effect. The covenants and agreements herein contained shall bind and inure to the benefit of
Landlord, its heirs, legal representatives, transferees, successors and assigns, and Tenant, its heirs, legal representatives, permitted transferees, successors and assigns. Notwithstanding the foregoing, Tenant shall have no right to assign this
Lease or permit the use or occupancy of the Premises except in strict accordance with the provisions of this Lease. 

(d)    Capitalized Terms. All capitalized terms not defined in this Lease shall have the meaning assigned to them
herein. 
 (e)    Counterparts. This Agreement may be executed in one or more counterparts, each of which shall
be deemed an original, and all of which shall constitute one and the same Agreement. 
 (f)    Landlord’s
Occupancy of Building. It is understood that Landlord may occupy portions of the Building in the conduct of Landlord’s business. In such event, all references herein to other tenants of the Building shall be deemed to include Landlord as an
occupant. 

  
 32 

	39.	 SECURITY DEPOSIT. 

On or before the Commencement Date, Tenant will deposit with Landlord a sum in an amount of THIRTY ONE
THOUSAND SIX HUNDRED FOUR DOLLARS AND 8 CENTS ($31,604.08), as security for
the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease, including but not limited to the provisions relating to the payment of Rent, Landlord may
use, apply or retain all or any part of this security deposit for the payment of any Rent or any other sum in default or for the payment of any other amount which, Landlord may spend or become obligated to spend by reason of Tenant’s default.
If any portion of said deposit is to be used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount and
Tenant’s failure to do so shall be a breach of this Lease. Landlord shall not, unless otherwise required by law, be required to keep this security deposit separate from its general funds. If Tenant shall fully and faithfully perform every
provision of this Lease to be performed by it, the security deposit or any balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last transferee of Tenant’s interest hereunder) at the expiration of the Lease term
(or earlier termination pursuant to Section 2 herein) and upon Tenant’s vacation of the Premises. In the event the Building is sold, the security deposit will be transferred to the new owner. 

 

	40.	 GUARANTY. 

Columbia Care, LLC will agree to guaranty both payment and performance of all terms covenants and conditions imposed upon Tenant pursuant to
the terms of this Lease in accordance with the Commercial Lease Guaranty attached hereto as EXHIBIT F and made a part hereof. 

[remainder of Page is Intentionally Blank] 

  
 33 

 IN WITNESS WHEREOF, Landlord and Tenant
have respectively signed this Lease as of the day and year first above written. 
  

					
		 	EASTMAN KODAK COMPANY, LANDLORD
	

	 	
		 	 By:
  
	 	  

		 	Name:	 	  

		 	Title	 	  

		
		 	COLUMBIA CARE NY, LLC, TENANT
			
		 	By:	 	  

		 	Name:	 	  

		 	Title	 	  

  
 34 

 EXHIBIT A 

Floor Plans Showing Location of Premises 

  
 35 

 Exhibit “A” 

Eastman Business Park 
 Building
12, Floor 4 
 (58,346 SF) 
  

 

 EXHIBIT B 

Map Showing Location of Building 

(including designated parking areas) 

  
 36 

 

 

 EXHIBIT C 

Floor Plans of Space Subject To Tenant’s Expansion Rights 

 Exhibit “C” 

Eastman Business Park 
 Building
12, Floor 3 
 (58,389 SF) 
  

 

 Exhibit “C” 

Eastman Business Park 
 Building
12, Floor 5 
 (58,005 SF) 
  

 

 Exhibit “C” 

Eastman Business Park 
 Building
12, Floor 6 
 (33,576 SF) 
  

 

 EXHIBIT D 

Utility Services Charges 
 The below table
represents the estimated utility rates that Tenant will be charged for each listed utility service. These rates are inclusive of all taxes, and delivery and service fees. 

It is understood that the below rates will vary from month to month depending on actual costs charged to Landlord by the
on-site utility company RED-Rochester, LLC which provides utility services to Eastman Business Park. 

At the end of each calendar year during the Lease Term, the table contained in this EXHIBIT D will be updated and the
updated copy will be provided to Tenant setting forth the estimated utility rates for the upcoming year. 
 2015 Planned Utilities Rates

  

							
	 Services Kodak
	  	 Units
	  	Rates	 
	 LP Steam
	  	per million BTU	  	$	15.26	 
	 70 Steam
	  	per million BTU	  	$	17.34	 
	 260 Steam
	  	per million BTU	  	$	19.90	 
	 Chilled Water
	  	per ton-day	  	$	5.29	 
	 Electric
	  	per megawatt-hr	  	$	88.57	 
	 Compressed Air
	  	per thousand scf	  	$	0.65	 
	 Demin Water
	  	per thousand gallon	  	$	21.66	 
	 HP Water
	  	per thousand gallon	  	$	39.41	 
	 Nitrogen
	  	per thousand scf	  	$	3.76	 
	 Process Water
	  	per thousand gallon	  	$	1.28	 
	 Potable Water
	  	per thousand gallon	  	$	4.79	 
	 Fire Access
	  	per square foot	  	$	0.01	 
	 WWT & Sewer
	  	per thousand gallon	  	$	4.86	 
	 Water Franchise Fee
	  	per thousand gallon	  	$	0.13	 

 EXHIBIT E 

Site Requirements 

 

 
 Rochester Site Requirements 

for 
 Tenants 

EASTMAN KODAK COMPANY 

 

The Rochester Site Requirements Document is a controlled document. 

No changes can be made. 

Editor: Site Contracting Office 

November - 2013 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

 TABLE OF CONTENTS 
  

							
	 	 	 	  	PAGE	 
	 1.0
	 	 INTRODUCTION
	  	 	3	 
	 2.0
	 	 DEFINITIONS
	  	 	3	 
	 3.0
	 	 COORDINATION BETWEEN KODAK AND TENANT
	  	 	4	 
	 4.0
	 	 OBTAINING BUILDING, PLUMBING, AND ELECTRICAL PERMITS
	  	 	4	 
	 5.0
	 	 HEALTH, SAFETY AND ENVIRONMENT
	  	 	4	 
	 6.0
	 	 KODAK RULES OF CONDUCT
	  	 	8	 
	 7.0
	 	 PHOTOGRAPHS AND DIGITAL IMAGES ON KODAK PROPERTY
	  	 	9	 
	 8.0
	 	 PERSONNEL AND VEHICULAR ACCESS TO ROCHESTER PLANT SITES
	  	 	9	 
	 9.0
	 	 SITE SERVICES
	  	 	10	 
	 10.0
	 	 ROCHESTER SITES NOISE POLICY
	  	 	11	 
	 11.0
	 	 SITE VISITS BY REGULATORY AGENCIES
	  	 	11	 
	 12.0
	 	 SEVERE WEATHER AND NATURAL DISASTER PLANS
	  	 	11	 

  
  

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 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	1.0	 INTRODUCTION 

 

	 	1.1	 All Tenants and Subtenants occupying space in or at a Kodak Rochester Site are required to use such space, and
all other Kodak Rochester Site facilities, at all times in compliance with the requirements provided herein (the “Site Requirements”). 

  

	 	1.2	 Each Tenant and Subtenant has the responsibility to inform its employees, Contractors, Subcontractors, agents
and any other person accessing a Kodak Rochester Site at its request that these requirements are to be strictly observed. 

  

	 	1.3	 If tenant is also a supplier of services to Kodak, for any work performed outside of tenant leased space and on
Kodak property, the tenant is performing as a contractor hired by Kodak and is therefore subject to the Site Requirements for Contractors and Subcontractors. This also applies to any tenant-hired contractors or subcontractors providing services to
Kodak outside of tenant leased space. 

  

	 	1.4	 Kodak reserves the right to make reasonable updates and modifications to these Site Requirements from time to
time, and, provided that such updates and modifications do not materially interfere with the Tenant’s permitted use of the Tenant’s leased premises, such updates and modifications shall apply, after the giving of reasonable notice thereof,
to Tenants and Subtenants with the same force and effect as the original requirements. 

  

	 	1.5	 In special circumstances the Rochester Site Requirements document and the formal Lease documents may vary, in
those cases the Rochester Site Requirements document will become subordinate. 

  

	2.0	 DEFINITIONS 

 

	 	2.1	 Kodak Rochester Site: Property and facilities located in the Greater Rochester, New York area which are
owned and/or operated by Kodak. 

  

	 	2.2	 Contractor: Any person, firm, or other third party hired to perform service for Kodak or any other party
on a Kodak Rochester Site. 

  

	 	2.3	 Subcontractor: Any third party which directly or indirectly contracts with a Contractor or Subcontractor
to perform work on a Kodak Rochester Site. 

  

	 	2.4	 Tenant: Any third party which occupies space under a lease, license occupancy or other agreement with
Kodak at a Kodak Rochester Site. 

  

	 	2.5	 Subtenant: A third party which subleases, sublicenses, or otherwise occupies space at a Kodak Rochester
Site from a Tenant. 

  

	 	2.6	 Tenant Representative: The Kodak employee responsible for managing the relationship between Kodak and
the Tenant. 

  

	 	2.7	 Building Manager: The facilities management employee (contract or Kodak) responsible for interfacing
with the Tenant for day-to-day building and site maintenance & service issues. 

  
  

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 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	3.0	 COORDINATION BETWEEN KODAK AND TENANT 

Any changes to, modifications of, or impairments to any Kodak Rochester leased facilities by any Tenant or Subtenant affecting fire protective
equipment, fire walls, fire doors, alarm systems, any emergency equipment or devices, or building infrastructure, including egress routes, must be reviewed with the Tenant Representative. 

 

	4.0	 OBTAINING BUILDING, PLUMBING, AND ELECTRICAL PERMITS 

 

	 	4.1	 Kodak will obtain all governmental building, zoning, electrical and other similar permits and approvals
relating to any Kodak Rochester Site building work being performed by a Tenant or Subtenant unless Kodak directs otherwise. Each Tenant or Subtenant must notify Kodak, in writing, of all building, plumbing, zoning, and electrical permits and
approvals required by any Tenant or Subtenant. 

  

	 	4.2	 The Tenant or Subtenant shall not contact any governmental agency on behalf of Kodak without advance written
authorization by Kodak for building, plumbing, and electrical permits. 

  

	 	4.3	 Except as otherwise provided in the agreement between Kodak and the Tenant or Subtenant, Kodak will schedule
and conduct all required building permit, plumbing, and electrical inspections with state and local agencies. 

  

	 	4.4	 Nothing in this section shall modify any of the rights and responsibilities of Tenants and Subtenants with
respect to the obligations imposed by any permits and approvals. 

  

	5.0	 HEALTH, SAFETY AND ENVIRONMENT 

 

	 	5.1	 Health, Safety and Environmental Policy: At Kodak Rochester, we are committed to advancing
sustainability through health, safety and environmental excellence by: 

  

	 	•	 	 Compliance with regulations and corporate initiatives 

 

	 	•	 	 Prevention of pollution 

 

	 	•	 	 Providing a safe, healthful and injury free workplace 

 

	 	•	 	 Continual improvement of HSE performance, and 

 

	 	•	 	 Collaboration with our partners to create a site that is valued by the community 

 

	 	5.2	 The Environmental Management System provides common direction to organizations at Kodak to help ensure
compliance with corporate and regulatory requirements as well as the requirements of International Standards Organization (“ISO”) 14001. Excellence in HSE performance is a key objective of all operations at Kodak sites, including those
involving Contractors and Subcontractors. 

  

	 	5.3	 The Tenant shall be responsible to communicate and ensure an understanding of all HSE requirements, referenced
in Section 5.0 of this document, to its Contractors, Subcontractors, Subtenants, agents, visitors, and employees working on a specific project prior to occupancy or commencement of any project. This includes ensuring the compliance by its
employees, contractors, subcontractors, subtenants, agents and visitors, of all applicable governmental regulations, permits, orders, consent agreements and decrees. 

 

	 	5.4	 If unsafe acts or conditions are observed that are deemed to present an immediate danger, Kodak may require
that corrections are made immediately and may stop work. Consequences of any such work stoppage shall be borne by the Tenant with no recourse against Kodak or Kodak employees, except in cases of a stoppage of a production line or other business
activity being conducted by a Tenant or Subtenant wholly within such Tenant or Subtenant’s leased premises where Kodak had no reasonable basis for ordering the work stoppage. 

  
  

Page 4 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	5.5	 Site Orientation 

 

	 	5.5.1	 Each Tenant and Subtenant shall ensure that all its employees, Contractors and Subcontractors and agents
complete the on line general site orientation@ http://www.kodak.com/go/contractorinfo at initial assignment before reporting to work. This program will familiarize individuals with Kodak’s general policies, code of conduct, and health safety
and environmental issues. 

  

	 	5.5.2	 In addition, the tenant is responsible for providing a building or work area site specific HSE orientation and
building emergency action plan specifically designed to enable the individual to recognize potential hazards, understand safe work practices, and what to do in the event of an emergency. 

 

	 	5.6	 Incident Reporting 

 

	 	5.6.1	 Tenants and Subtenants will immediately upon discovery, report to the Kodak Communications Center by dialing 585-722-9911 for all: 

  

	 	•	 	 Occupational injuries/illnesses requiring emergency treatment (including anything involving blood)

  

	 	•	 	 fires (extinguished or not) 

 

	 	•	 	 environmental incidents (including spills, blood, mercury, PCB’s) 

All Tenants and Subtenants must also notify their Tenant Representative of these incidents within 24 hours. 

 

	 	5.7	 Equipment and Tools 

 

	 	5.7.1	 All Tenants and Subtenants, and their Contractors and Subcontractors, shall be responsible for the safe
operation of any equipment or tools brought on a Kodak Rochester Site. Equipment and tools will only be used or operated by persons thoroughly trained, in accordance with manufacturer specifications and government standards, and qualified to operate
that particular equipment. 

  

	 	5.7.2	 Kodak shall have no responsibility for any loss or damage to any Tenant or Subtenant, or their Contractors or
Subcontractors, equipment or tools, or for the security of such equipment or tools on the Kodak Rochester Site. 

  

	 	5.7.3	 Except as otherwise authorized in a written agreement executed by an authorized representative of Kodak, the
use of Kodak-owned or leased tools or equipment, by a Tenant or any other non-Kodak employee is forbidden. 

  

	 	5.8	 Flammable Liquids, Gases, and Combustibles: Flammable liquids and gases or bulk tanks may not be brought
on Kodak property without prior approval of the Kodak Risk Engineering and Code Compliance. Storage of quantities greater than 25 gallons of any liquids, gases, and other combustible materials on Kodak premises must be reviewed by the Tenant
Representative and Kodak Risk Engineering and Code Compliance. Significant changes in storage configuration of combustible materials and use and storage of flammable and combustible liquids or gases must be reviewed by the Tenant Representative and
Kodak Risk Engineering and Code Compliance. 

  

	 	5.9	 Hazardous Substances: All storage and use of hazardous substances must comply with the New York State
Code to which the certificate of occupancy has been issued 

  
  

Page 5 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	
(NFPA 30 Table 6.2.3 and International Building Code Table 307.7). Any Tenant or Subtenant shall have sole responsibility for the use, storage and security of any hazardous substances or other
chemicals which are brought onto the Premises or the Building by such Tenant or Subtenant. In particular, without limiting the foregoing, such Tenant or Subtenant shall be solely responsible for compliance with respect to the Premises and all
operations therein, with the requirements of the Chemical Facility Anti-Terrorism standards set forth in 6 CFR Part 27, and shall also be responsible for compliance with any other federal, state or local laws or regulations governing the security of
hazardous materials or chemicals. 

  

	 	5.10	 Permits, Requests and Approvals: A permit, request or approval is required for certain activities on
Kodak Rochester Sites. The Tenant is required to work with the Tenant Representative to identify and acquire the permit, request or approval, and to understand and follow the requirements defined on the permit, request or approval.

  

	 	5.10.1	 Site, building, facilities and utilities related permits, requests and approvals: 

 

	 	•	 	 Asbestos Survey Request 

 

	 	•	 	 Building Electrical Inspection Request 

 

	 	•	 	 Cutting & Coring Structural Elements Work Permit 

 

	 	•	 	 Electrical Feeder Circuit Breaker Operation Request 

 

	 	•	 	 Electrical Panel Directory Update Request 

 

	 	•	 	 Excavation Permit Request 

 

	 	•	 	 Lifewalk Request 

  

	 	•	 	 Mobil Cranes Request 

  

	 	•	 	 New Electrical Service Request 

 

	 	•	 	 Outside Signage Request 

 

	 	•	 	 Pest Control Request 

  

	 	•	 	 Plumbing Authorization Request 

 

	 	•	 	 Railroad Permit (for working on or near railroad tracks) 

 

	 	•	 	 Relocation or Removal of Electrical Equipment Request 

 

	 	•	 	 Rigging Request 

  

	 	•	 	 Rochester Site Roadblock Request 

 

	 	•	 	 Roofing Services Request 

 

	 	•	 	 Scaffolding Request 

  

	 	•	 	 Site-Asphalt, Curb, Fence, Rail, Post, Lawn Request 

 

	 	•	 	 Site-Survey Request 

  

	 	•	 	 Stake Out Utilities Request 

 

	 	•	 	 Temporary Power Permit 

 

	 	•	 	 Trailer Request (for placing sitting trailer on Kodak Rochester Sites) 

 

	 	•	 	 Utility Disconnect Request 

 

	 	5.10.2	 HSE related permits, requests and approvals, contact the Tenant Representative 

 

	 	•	 	 Safety Data Sheets (SDS) Request 

 

	 	•	 	 Industrial/Sanitary/Storm Sewer Usage Request (Kodak Waste Information Characterization KWIC)

  

	 	•	 	 Waste Disposal Request 

 

	 	5.10.3	 Fire and security permits, requests and approvals, contact the Tenant Representative or call the Kodak
Operations and 911 Center @722-2121. 

  

	 	•	 	 Confined Space Permit 

  

	 	•	 	 Open Flame/Hot Work Permit 

  
  

Page 6 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	•	 	 Sprinkler Riser Shutdown Permit 

 

	 	•	 	 Sprinkler Approval 

  

	 	5.10.4	 Open Flame/Hot Work permits are required for any heat, sparking or open flame work. This includes but is not
limited to: 

  

	 	•	 	 abrasive cutoff wheels on metals 

 

	 	•	 	 bitumen heating kettles 

 

	 	•	 	 blow torches 

  

	 	•	 	 electric heating irons and Thermogrip soldering tongs 

 

	 	•	 	 flameless heat guns 

  

	 	•	 	 hand held band saws generating sparks 

 

	 	•	 	 heated bitumen tankers 

 

	 	•	 	 lead kettles and pots 

  

	 	•	 	 salamanders 

  

	 	•	 	 welding 

Fire watch assignments may be required on certain open flame/hot work jobs as determined by the Kodak Fire Department and Tenant
Representative. 
 Only carbon dioxide and water fire extinguishers are permitted on Kodak Rochester Sites. “ABC All Purpose” or
dry chemical extinguishers are not permitted for use on Kodak Rochester Sites, unless specific permission is granted by the Kodak Fire Department or Risk Engineering Department. 

 

	 	5.11	 Radiation Sources: Radioactive material shall not be brought onto Kodak property or buildings without
prior approval from the Kodak Radiation Safety Officer. This especially applies to high-intensity radiography sources used for welding inspection and other purposes. If the Tenant and Subtenant have a valid radioactive material license from the New
York State Department of Labor, arrangements can be made by calling 726-6473 in advance to allow routine use of licensed radioactive material. 

 

	 	5.12	 Rigging: Contractors or Tenant’s employees, agents, and other persons accessing a Kodak Rochester
Site may not rig for any purpose including fall arrest protection from a Kodak owned structure without approval from the Tenant Representative. 

  

	 	5.13	 Vehicle Safety Rules: All Tenants must comply with all New York State vehicle and traffic laws and the
following while on Kodak property: 

  

	 	•	 	 Seatbelts must be worn by all drivers and passengers in all vehicles being operated on Kodak premises when
vehicles are so equipped. 

  

	 	•	 	 Personnel shall not ride in any compartment not intended for passenger occupancy. 

 

	 	•	 	 Pedestrians in marked life walks should be given right of way at all times. 

 

	 	•	 	 Smoking is not permitted in vehicles while on Kodak premises. 

 

	 	•	 	 Individuals will drive and park in a safe manner and obey speed regulation signs and site conditions. Parking is
allowed only in designated spaces. Drivers shall back vehicles into parking spaces if the parking space is perpendicular to a Kodak Park road. 

  

	 	•	 	 Vehicles are subject to inspection by Kodak’s Security staff at any time. 

 

	 	•	 	 When driving vehicles not equipped with automatic backup alarms, the driver will sound the horn prior to and
during backing up. 

  

	 	•	 	 The use of hand-held devices is prohibited while driving on Kodak property. 

  
  

Page 7 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	5.14	 HSE Information Notification of Change 

Tenants who lease or license space from Kodak are required to: 
  

	 	•	 	 Notify the Tenant Representative and the Building Manager immediately of significant changes associated with
operations. Significant changes include but are not limited to: 

  

	 	•	 	 Changes to emergency procedures, shared egress, traffic flow, building architecture. 

 

	 	•	 	 Modification to processes or equipment that affects Kodak utilities and facilities (e.g. water, building air,
breathing air, electric, ventilation, industrial sewer, fire protection systems, alarm systems, air emissions, pollution prevention devices). 

  

	 	•	 	 New uses or volume increases of hazardous chemicals (defined by OSHA 1910.1200 Hazard Communication).

  

	 	•	 	 Processes or equipment with inherent hazards (e.g. chemical, noise, radiation, high pressure, high temperature,
and high voltage) which if a failure occurs could result in significant risk. 

  

	 	•	 	 Changes to testing and maintenance of key safety systems (e.g. rupture disks, relief valves) and engineering
controls that could result in significant risk. 

  

	 	•	 	 Annually submit updated Tenant HSE Information form to the Tenant Representative. See Appendix A for an example
of Tenant HSE information form requirements. 

  

	 	5.15	 Waste Management 

Disposal of wastes and/or wastewaters from Tenant locations must be in accordance with lease, applicable federal, state and local laws and
regulations and building procedures. 
  

	6.0	 KODAK RULES OF CONDUCT 

 

	 	6.1	 Personal conduct is the driving force for maintaining an environment that is free from pressures and diversions
that are not appropriate for a work setting. All employees and agents of all Tenants, Subtenants and their Contractors and Subcontractors are required to know and follow Kodak’s Rules of Conduct, set forth in Section 6.

  

	 	6.2	 Know and follow Health, Safety and Environmental rules and procedures, detailed in Section 5.0 herein.

  

	 	6.3	 There shall be NO SMOKING on any Kodak Rochester Site, including all electronic smoking devices several
exceptions do exist, contact the Tenant Representative for further information. 

  

	 	6.4	 No firearms, explosives or other weapons shall be brought onto or used at any Kodak Rochester Site at any time.

  

	 	6.5	 No person shall use, manufacture, sell, distribute or possess alcoholic beverages, illegal drugs or other
illegal chemical substances on any Kodak Rochester Site, nor shall any person report to work or enter any Kodak Rochester Site at any time under the influence of alcoholic beverages or illegal drugs. 

 

	 	6.6	 No person shall engage in fighting, horseplay or gambling, on any Kodak Rochester Site. 

 

	 	6.7	 No theft, unauthorized use, removal, destruction, falsification, or defacing of products, records, or property.

  

	 	6.8	 No unauthorized disclosure of Kodak information. 

 

	 	6.9	 No person shall perform solicitation, in any manner or form, outside of the leased Premise, including common
areas. 

  
  

Page 8 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	6.10	 No conduct, which may be perceived by others as harassing, threatening, discriminatory or offensive (verbal, non-verbal, physical or sexual), shall be allowed on any Kodak Rochester Site. 

  

	 	6.11	 The Tenant shall also: 

 

	 	6.11.1	 Provide Kodak with the name of a Tenant contact person to whom Kodak can refer complaints.

  

	 	6.11.2	 Upon Corporate Security request, inform Kodak of the steps taken to investigate allegations that a Tenant
employee has engaged in acts of harassment, whether the investigation indicates that the allegations are true, and whether disciplinary action was taken. 

  

	 	6.11.3	 Work cooperatively with Kodak to investigate situations involving employees of Kodak and the Tenant.

  

	7.0	 PHOTOGRAPHS AND DIGITAL IMAGES ON KODAK PROPERTY 

Tenants must obtain Operational Department management approval prior to taking of photographs, digital images, or sound and video recordings,
including cellular phone images. If you are uncertain or have a question about these areas, contact the Tenant Representative. 
  

	8.0	 PERSONNEL AND VEHICULAR ACCESS TO ROCHESTER PLANT SITES 

 

	 	8.1	 Any Tenant or Subtenant requiring access to any Kodak Rochester Sites
(walk-in or drive-in), or desiring access to any portion of any Kodak Rochester Site other than its leased premises or common areas defined in its lease or sublease
agreement, must obtain access authorization from the Tenant Representative or designated access coordinator in accordance with site access policies as defined by the Site Contracting Office. Requests for
drive-in vehicle passes (for Eastman Business Park or other restricted access roadways or parking areas) should be directed to the Tenant Representative. All drivers must possess a valid driver’s license.

  

	 	8.2	 Tenants and Subtenants will be permitted to bring commercial motor vehicles onto the Eastman Business Park site
or other restricted access areas only to the extent required for the delivery or removal of materials or equipment. 

  

	 	8.3	 Personal vehicles are prohibited on the Eastman Business Park site unless approved by the Kodak Representative.
Numerous lots surrounding the perimeter of Kodak sites are available for Tenant and Subtenant parking. Parking arrangements will be coordinated by the Kodak Rochester Parking Office at Passfab@kodak.com 

 

	 	8.4	 Any individual having access to any Kodak Rochester Site shall, at all times when present at any such Site,
prominently display on his/her exterior clothing an identification badge which has been issued by Kodak. All Tenant and Subtenant employees or agents requiring on-site access for greater than 10 days will be
issued a Kodak non-Kodak employee photo identification badge clearly identifying the individual and the company they are representing. 

 

	 	8.5	 Tenant or Subtenant employees or agents requiring on-site access who do
not possess a 

  
  

Page 9 

 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	
Kodak non-Kodak employee photo identification badge will be issued a temporary identification badge and must be escorted by someone with a valid ID badge.
Exceptions must be approved by Corporate Security. 

  

	 	8.6	 All Tenant employees receiving a Kodak non-Kodak employee photo
identification badge, and any other Tenants who are requested to do so by Kodak, complete the on line Kodak Rochester general site orientation @ http://www.kodak.com/go/contractorinfo prior to being permitted access to a Kodak Rochester Site.

  

	 	8.7	 Employees and agents of Tenants and Subtenants may be limited to enter a Kodak Rochester Site or particular
building at such site, to specified gate location or door only. Changes in hours of access and particular access points can be requested through the Tenant Representative. 

 

	 	8.8	 Any Tenants or Subtenants removed from any Rochester Site for due cause, may not be permitted access to that
site or any other Kodak Rochester Site in the future. 

  

	 	8.9	 Any Tenants or Subtenants, whose employees access any Kodak Rochester Site, shall provide in writing to the
Tenant Representative the name of the individual within its company who will serve as Access Coordinator. Duties of the Access Coordinator include (a) immediate reporting to Kodak of any terminated employee with access to any Kodak Rochester
Site (b) monitoring and management of expiration and renewal dates for Kodak non-employee photo identification badges and Kodak assigned drive-in passes.

  

	 	8.10	 Tenant employees passing through an electronically controlled ingress or egress point shall present their non-Kodak employee photo identification badge to the controlling card reader regardless of the door or turnstile condition (i.e., held open, malfunction, etc.). 

 

	9.0	 SITE SERVICES 

 

	 	9.1	 Food Service Provider: It is acknowledged that Kodak has an exclusive agreement with a specific food
service provider at each Kodak Rochester Site. Each Tenant shall have the right to use the food service provider selected by Kodak to provide such food services to the Tenant and its respective employees and invitees at each Kodak Rochester Site.
Except for the permitted food service provided, tenants shall not have the right to allow other food service provider’s access to any Kodak Rochester Site, with these exceptions: 

 

	 	•	 	 If the tenant offers Kodak’s Supplier the opportunity to provide food service for a specific event, and the
Supplier declines the opportunity, the tenant shall not be restricted from arranging for food service to be provided by any other Supplier. 

  

	 	•	 	 If the Kodak Supplier does not provide food service or vending service to any building located at Eastman
Business Park, the tenant shall not be subject to any exclusivity obligations. 

  

	 	9.2	 Security Services: It is acknowledged that Kodak has an exclusive agreement with a Contract Security
service provider at each Kodak Rochester Site. Each Tenant shall have the right to use the security service provider selected by Kodak to provide additional security services to the Tenant and its respective employees and invitees at each Kodak
Rochester Site, at tenant’s expense. Except for the permitted security service provider authorized by Kodak, which authorization shall not be unreasonably withheld, Tenants shall not have the right to allow other security service
provider’s access to any Kodak Rochester Site. 

  
  

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 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

	 	9.3	 Tenant shall be responsible for paying directly for costs associated with all mail services and package
delivery in, to, and from the Premise and building. 

  

	 	9.4	 Tenants shall apply their own postage to all their outgoing mail, documents and packages.

  

	10.0	 ROCHESTER SITES NOISE POLICY 

 

	 	10.1	 All activities at the Rochester Site shall comply with all applicable municipal noise ordinances, and the
Rochester Site Noise Policy, which applies to all planned activities including, but not limited to, routine maintenance, repair, and construction activities. 

  

	 	10.2	 Activities performed outside of the noise policy guidelines must be approved in advance by Tenant
Representative. Additional Kodak approvals may also be required. 

  

	 	10.3	 Any new construction or modification of existing operations shall not result in increased fence line noise
levels. 

  

	11.0	 SITE VISITS BY REGULATORY AGENCIES 

 

	 	11.0	 Should any governmental or regulatory agency contact a Tenant to request or demand access to any Kodak
Rochester Site for any reason, the Tenant shall notify the Tenant Representative immediately. To the extent that the request or demand for access involves portions of the Site outside of the Tenant’s leased premises, the Tenant Representative
will coordinate all arrangements between Kodak and the agency. 

  

	12.0	 SEVERE WEATHER AND NATURAL DISASTER PLAN 

 

	 	12.1	 In the event that severe weather or natural disaster conditions create the need for the cancellation or
curtailment of operations at any Kodak Rochester Site, the following will occur: 

  

	 	12.1.1	 Cancellations, curtailments, or postponements will be broadcast on local radio and television stations.
Recorded messages will be provided regarding restrictions or shutdowns due to severe weather at 585-724-6107. 

 

	 	12.1.2	 During a snow emergency, access to Kodak Sites will be severely restricted or prohibited to non-essential vehicles to maintain essential production and emergency traffic. Alternative parking will be designated at vehicle entrances. 

  
  

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 Eastman Kodak Company 

Rochester Site Requirements for Tenants 
 November, 2013 

 

 Appendix A 

Tenant HSE Information 
 Please type
responses in the boxes, print the form, sign, and return to Robin Chontosh, Eastman Kodak Company, 1669 Lake Avenue, Rochester, NY 14652-4449. 
  

					
	Tenant/Prospective Tenant	  	Building / Location	  	Date
			
	Tenant HSE Contact:	  	Phone #:	  	

  

	1.	 Briefly describe the operations to be conducted in the area: 

 

	2.	 List hazardous chemicals and quantities (defined by OSHA 1910.1200 Hazard Communication) used in the
area (attach separate list if necessary): 

  

	3.	 List processes or equipment with inherent hazards (e.g., chemical, noise, radiation, high pressure, high
temperature, high voltage) used in the area: 

  

	4.	 Describe key process safety systems (e.g., rupture disks, relief valves) and how they are maintained:

  

	5.	 How do you maintain your exhaust ventilation controls (lab hoods, ventilated enclosures, slot ventilation, flex
ducts, etc). 

  

	6.	 Provide listing of discharges to the Kodak industrial and sanitary sewers indicating any changes from previous
years: (include approved KWIC Profile ID#’s for all industrial sewer discharges): 

  

	7.	 Briefly describe your management system for HSE issues including change management procedures:

  

	8.	 Provide listing of all regulatory agency findings and permit deviations, including corrective actions, for the
past year: 

 I certify that to the best of my knowledge the information above is true, accurate, and complete. 

 

					
	Manager (print name):	 	  
	  	
			
	Manager (sign name):	 	  
	  	

  
  

Page 12 

 EXHIBIT F 

COMMERCIAL LEASE GUARANTY 
 In
consideration of and in order to induce EASTMAN KODAK COMPANY (“Landlord”) to enter into a lease agreement with COLUMBIA CARE
NY LLC (“Tenant”) having an effective date of April 30th, 2015 (“Lease”), deemed attached hereto and incorporated herein, the undersigned guarantor
COLUMBIA CARE, LLC (“Guarantor”) hereby enters into this Guaranty as of this 30th day of April, 2015. 

 

	1.	 Guarantor hereby absolutely and unconditionally guarantees to Landlord, its members, successors and assigns,
the prompt and full payment of all rent and other payments to be made by Tenant under the Lease, and the full performance and observance by Tenant of all the other terms, covenants, conditions to be performed and observed by Tenant, for which
Guarantor shall be jointly and severally liable with Tenant. Guarantor hereby waives any notice on nonobservance, or proof of notice or demand. Guarantor agrees that in the event of a default by Tenant under the Lease, Landlord may proceed against
the Guarantor before, after or simultaneously with proceeding against Tenant. 

  

	2.	 This Guaranty shall not be terminated, affected, or impaired in any manner by reason of (1) the assertion
by Landlord against Tenant of any of the rights or remedies reserved to Landlord pursuant to the provisions of the Lease; (2) the commencement of summary or other proceedings against Tenant; (3) the failure of Landlord to enforce any of
its rights against Tenant; or (4) the granting by Landlord of any extensions of time to Tenant. 

  

	3.	 General Provisions 

  

	 	A.	 Guarantor further covenants and agrees that: (1) Guarantor shall be bound by all the provisions, terms,
conditions, restrictions and limitations contained in the Lease which are to be observed or performed by Tenant thereunder, the same as if Guarantor were named therein as Tenant; (2) this Guaranty shall be absolute and unconditional and shall
be in full force and effect and be binding upon Guarantor until the lease is performed in full; (3) Guarantor is not presently insolvent and will not be rendered insolvent by virtue of the execution and delivery of this Guaranty;
(4) Guarantor has not executed or delivered this Guaranty with actual intent to hinder, delay or defraud Guarantor’s creditors; and (5) Landlord has entered into the Lease in reliance upon this Guaranty. In the event either Landlord
or Tenant validly terminates the Lease, Guarantor’s obligations pursuant to this Guaranty or the Lease shall also cease and terminate. 

  

	 	B.	 If Landlord at any time is compelled to take action, by legal proceedings or otherwise, to enforce or compel
compliance with the terms of this Guaranty, the undersigned shall, in addition to any other rights or remedies to which Landlord may be entitled hereunder or as a matter of law or in equity, pay to Landlord all costs, including reasonable
attorney’s fees, incurred or expended by Landlord in connection therewith. 

	 	C.	 In the event the Lease is disaffirmed by a Trustee in bankruptcy for Tenant, Guarantor agrees that it shall, at
the election of Landlord, either assume the Lease and perform all of the covenants, terms and conditions of Tenant thereunder or enter into a new lease, which said new lease shall be in form and substance identical to the Lease. In the event
Landlord elects to require Guarantor to assume the Lease and perform all of the covenants, terms, and conditions of Tenant thereunder, Guarantor shall be given a reasonable opportunity to cure any default(s) by Tenant and Guarantor will retain all
of the rights which formerly inured to the benefit of Tenant, including Tenant’s rights pursuant to the Article XV of the Lease. 

  

	 	D.	 All duties and obligations of Guarantor pursuant to this Guaranty shall be binding upon the successors and
assigns of the undersigned. 

  

	 	E.	 Guarantor agrees that no failure on the part of the Landlord to exercise, and no delay in exercising, any right
or remedy hereunder shall operate as or constitute a waiver thereof; nor shall any single or partial exercise of any right or remedy hereunder preclude any other or further exercise thereof or the exercise of any other right or remedy hereby or by
any other related document or by law. 

  

	 	F.	 This Guaranty shall be governed by and construed in accordance with the laws of the State of New York.

  

	 	G.	 Guarantor waives and shall have no right of subrogation, indemnification, reimbursement or exoneration with
respect to the liabilities of Tenant under the Lease 

  

	4.	 Time is of the essence of this Guaranty. 

 

	5.	 This Guaranty and any attached addenda constitute the entire Guaranty and no oral statement or amendment not
reduced to writing and signed by Guarantor shall be enforceable. 

 IN WITNESS WHEREOF, Guarantor has hereto set its hand and seal this
         day of April, 2015. 
  

			
	GUARANTOR: COLUMBIA CARE LLC
		
	BY:	 	
                     
                                       

	NAME:	 	
                     
                                       

	TITLE:

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