Document:

Lease Agreement/A.L. Dougherty

 Exhibit 10.3 
 LEASE AGREEMENT 
 THIS LEASE AGREEMENT is made and entered into by and between A.L.
DOUGHERTY—TENNESSEE II, LLC, an Indiana Limited Liability Company, or its assigns, hereinafter referred to as “Landlord”, and BWAY CORPORATION, a Delaware corporation, hereinafter referred to as “Tenant”;

 WITNESSETH: 
 1. Premises and
Term. In consideration of the obligation of Tenant to pay rent as herein provided, and in consideration of the other terms, provisions and covenants hereof, Landlord hereby demises and Leases to Tenant, and Tenant hereby accepts and Leases from
Landlord certain Premises situated within the County of Shelby, State of Tennessee, consisting of: 
 Approximately 120,000 square feet of
industrial space, together with adjoining ramps, loading docks and parking areas, as shown on Exhibit “A” attached hereto and incorporated herein by reference (herein referred to as the “Premises” or the
“Leased Premises”). The Premises are located in a Building known as 4651 Hickory Hill Road, Memphis, Shelby County, Tennessee (such building is herein referred to as the “Building;” the Building and surrounding
grounds, including surrounding grounds for a property known as 4605 Hickory Hill Road, are herein referred to collectively as “Shelby Park II”). Subject to certain restrictions set forth below, the rights granted to Tenant hereunder
include the exclusive right to park vehicles (including trucks and trailers) within the property comprising the “Premises”; the non-exclusive right (in common with Landlord, the other tenants of the Building and their respective
permittees) to park in the “non-exclusive parking and access areas” identified on Exhibit “A” hereto in connection with Tenant’s usage of the Premises; the non-exclusive right (in common with Landlord, the other
tenants of the Building and their respective permittees) to continuous driveway access through such “non-exclusive parking and access areas” to public roads adjacent to Shelby Park II; and the non-exclusive right (in common with Landlord,
the other tenants of the Building and their respective permittees) to use the walkways, hallways, sidewalks and all other common areas adjacent to or serving the Premises or the Building, together with all rights, privileges, easements, and
appurtenances belonging to or in any way pertaining to any of the foregoing rights. Notwithstanding anything herein to the contrary, Tenant shall not permit vehicles to be parked in such a manner that will interfere with the free flow of traffic
through any of the “non-exclusive parking and access areas” identified on Exhibit “A.” From and after the date on which the premises immediately adjacent to the Premises are occupied by a tenant, Tenant shall not permit any
vehicle to be wholly or partially parked within the area reserved for the exclusive use of such tenant, such space being identified on Exhibit “A” hereto. 
  

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 TO HAVE AND TO HOLD the same for a term of 60 months (the “Term”) commencing on
December 1, 2006 (“Commencement Date”) and, subject to Tenant’s renewal option set forth in Section 28 hereof, ending November 30, 2011 (“Termination Date”). 
 Tenant is currently in possession of the Premises pursuant to the Existing Lease Agreements (as defined in Section 27 hereof). Tenant acknowledges
that the Premises are in good and satisfactory condition as of the date hereof. Tenant acknowledges that no representations as to the repair of the Premises, nor promises to alter, remodel or improve the Premises have been made by Landlord, unless
such are expressly set forth in this Lease. For the purposes hereof a “lease year” shall be a calendar year concluding December 31 and a partial lease year shall be (a) from the Commencement Date until December 31,2006 and
(b) from January 1 of the final calendar year of the Lease until the Termination Date. 
 2. Base Rent. 
 A. Tenant agrees to pay to Landlord base rent for the Premises, in advance, without demand, deduction or set off, for the entire initial Term hereof at
the rate of Thirty Eight Thousand One Hundred Dollars and 00/100 ($38,100.00) per month (the “Base Rent”). One monthly installment of Base Rent shall be due and payable on the Commencement Date and shall be applied to the first
calendar month’s Base Rent. Subsequent monthly installments shall be due and payable in advance, on or before the first day of each calendar month. The Base Rent for any fractional calendar month at the commencement or end of the Term shall be
prorated; any payment for a partial first calendar month shall be due and payable on the first day of the following month and any payment for any final partial calendar month shall be due and payable on the first day of the final partial calendar
month. 
 3. Use. The Premises shall be used only for the purpose of manufacturing, receiving, storing, shipping and selling (other than
retail) products, materials and merchandise made and/or distributed by Tenant, and for such other lawful purposes as may be incidental thereto, including without limitation, office purposes. Outside storage, including without limitation, trucks and
other vehicles, is prohibited without Landlord’s prior written consent; provided however, that, notwithstanding the foregoing: Tenant shall have the right to park trucks and trailers at the designated dock doors on the Premises. Tenant shall at
its own cost and expense obtain any and all licenses and .permits necessary for any such use. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises, and shall promptly comply with all
governmental orders and directives for the correction, prevention and abatement of nuisances caused by Tenant in or upon, or connected with, the Premises, all at Tenant’s sole expense. Tenant shall not permit any objectionable or unpleasant
odors, smoke, dust, gas, noise or vibrations to emanate from the Premises, nor take any other action which would constitute a nuisance or would disturb or endanger other tenants of the Building or unreasonably interfere with the use of their
respective premises. Without Landlord’s written consent, Tenant shall not receive, store or otherwise handle any product, material or merchandise which is explosive or highly flammable, except for such items which are customarily used in
Tenant’s business operations and are used in compliance with applicable laws and insurance requirements binding upon Tenant. Tenant, at its 

  

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sole cost and expense, shall comply with all fire codes, laws and ordinances related to the use and occupancy of the Premises. Tenant will not permit the
Premises to be used for any purpose or in any manner (including without limitation any method of storage) which would render the insurance thereon void or the insurance risk more hazardous or cause the State Board of Insurance or other insurance
authority to disallow any sprinkler credits. Tenant shall abide by the rules and regulations attached hereto as Exhibit “C”, as reasonably amended from time to time by Landlord (after reasonable notice of any such amendment
is provided by Landlord to Tenant). 
 4. Taxes. 
 A. Landlord agrees to pay before they become delinquent all taxes, assessments and governmental charges of any kind and nature whatsoever (hereinafter collectively referred to as “Taxes”) lawfully
levied or assessed against the Building and the grounds, parking areas, driveways and alleys around the Building. Tenant agrees to pay to Landlord upon demand, as additional rent hereunder, its proportionate share (as defined in Subparagraph B
below) of such Taxes . Tenant shall pay to Landlord monthly 1/12 of the amount of Tenant’s proportionate share of Taxes based on Taxes for the preceding calendar year. If actual Taxes for any calendar year exceed the amount of estimated Taxes
paid monthly by Tenant with respect to such year, as stated above, then following the conclusion of each calendar year, Tenant shall pay such excess amount to Landlord. If the amount of estimated Taxes paid monthly by the Tenant, as stated above,
exceed actual Taxes, then following the conclusion of each calendar year, Landlord shall pay such excess amount to Tenant or credit said amount against future rent. In the event any such amount is not paid within thirty (30) days after the date
of Landlord’s invoice to Tenant, the unpaid amount shall bear interest at the then current “prime rate” plus 3.0% (not to exceed the maximum legal rate of interest) from the date of such invoice until payment by Tenant. 
 B. Tenant’s “proportionate share”, as used in this Lease, shall mean a fraction, the numerator of which is the square footage of the
Premises (as specified in the opening section of this Lease) contained in the Premises and the denominator of which is the total leaseable area (calculated consistently with the calculation of square footage within the Premises) contained in the
Building. As of today’s date, Tenant’s proportionate share is 72.73% [120,000 ÷ 165,000]. Landlord has disclosed to Tenant that it also owns an industrial building known as 4605 Hickory Hill Road, which property is adjacent to 4651
Hickory Hill Road to the north (collectively referred to as “Shelby Park II”). To the extent that such practice results in a lower Operating Expense contribution from Tenant (as described in Section 6 below), Landlord reserves
the right to perform certain common area maintenance obligations (e.g., landscaping, parking area and driveway maintenance) pursuant to a single service contract for both projects. For any maintenance obligation which is administered in this manner,
Tenant’s “proportionate share” shall be 36.36%, calculated as 120,000 ÷ 330,000 (which number is the total leasable area contained in the Building and in the Shelby Park II project). 
 C. If at any time during the term of this Lease, the present method of taxation shall be changed so that in lieu of the whole or any part of any taxes,
assessments or governmental charges levied, assessed or imposed on real estate and the improvements thereon, there shall be 

  

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levied, assessed or imposed on Landlord a capital levy or other tax directly on the rents received therefrom and/or a franchise tax, assessment, levy or
charge measured by or based, in whole or in part, upon such rents for the present or any future building or buildings on the Premises, then all such taxes, assessments, levies or charges, or the part thereof so measured or based, shall be deemed to
be included within the term “Taxes” for the purposes hereof, and Tenant shall reimburse Landlord on demand (as additional rent) for all such Taxes directly related to the Premises. 
 D. The Landlord shall have the right to employ a tax consulting firm to attempt to assure a fair tax burden on the Building and related grounds within
the applicable taxing jurisdiction. Tenant shall pay to Landlord upon demand from time to time, as additional rent, the amount of Tenant’s “proportionate share” (as defined in subparagraph 4(B) above) of the cost of such service, up
to, but not to exceed Tenant’s proportionate share of any savings actually realized as the result of such services in the lease year in which such services are billed. 
 E. Any payment to be made pursuant to this Paragraph 4 with respect to the real estate tax year in which this Lease commences or terminates shall be
prorated. 
 5. Landlord’s Repairs. Landlord shall at its expense maintain only the roof, foundation and the structural soundness of the
exterior walls of the Building, together with all underground or other utility lines serving the Premises, in good and usable repair, reasonable wear and tear excepted. Landlord shall also repair and pay for any damage caused by the negligence of
Landlord or Landlord’s employees, agents or invitees, or caused by Landlord’s default hereunder. All other repairs shall be at the sole expense of Tenant. Tenant shall repair and pay for any damage caused by the negligence of Tenant, or
Tenant’s employees, agents or invitees, or caused by Tenant’s default hereunder. The term “walls” as used herein shall not include windows, glass or plate glass, doors, special storefronts or office entries. Tenant shall
immediately give Landlord written notice of any defect or need for repairs, after which Landlord shall have a reasonable opportunity to repair same or cure such defect. Landlord’s liability with respect to any defects, repairs or maintenance
for which Landlord is responsible under any of the provisions of this Lease shall be limited to the cost of such repairs or maintenance or the curing of such defect. During the making of such repairs, Landlord shall take all reasonable steps not to
interfere with Tenant’s operations in the Premises. 
 6. Tenant’s Repairs and Operating Expenses. 
 A. Tenant shall at its own cost and expense keep and maintain all parts of the Premises and the loading dock areas attendant thereto (except those for
which Landlord is expressly responsible under the terms of this Lease) in good condition, promptly making all necessary repairs and replacements, including but not limited to, windows, glass and plate glass, doors, any special office entry, interior
walls and finish work, floors and floor covering, downspouts, gutters, heating and air conditioning systems, dock boards, truck doors, dock bumpers, paving, plumbing work and fixtures, termite and pest extermination, regular removal of trash and
debris directly related to Tenant’s occupancy of the Premises. Any private security guards or security systems required by Tenant shall be provided by Tenant and maintained by Tenant at Tenant’s sole costs and expense. Tenant shall also
pay its proportionate share of the costs of regular mowing of any grass, trimming, 

  

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utilities relating to common areas, weed removal and general landscape maintenance, keeping and repairing the parking areas, driveways and alleys, management
fees (provided that management fees for the Building shall not exceed 4.0% of Landlord’s rental income for the Building in any lease year), fire protection monitoring, security, common area utilities, and maintenance (except as noted in
Paragraph 5). Said expenses in the aggregate being referred to as “Operating Costs”. Tenant shall not be obligated to repair any damage caused by fire, tornado or other casualty. 
 B. Tenant shall not damage any demising wall or disturb the integrity and support provided by any demising wall and shall, at its sole cost and expense,
promptly repair any damage or injury to any demising wall caused by Tenant or its employees, agents or invitees. 
 C. In the event the
Premises constitute a portion of a multiple occupancy building, Tenant and its employees, customers and licensees shall have the right to use the parking areas, if any, as may be designated by Landlord in writing, subject to such reasonable rules
and regulations as Landlord may from time to time prescribe and subject to rights of ingress and egress of other tenants. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties. 
 D. Landlord reserves the right to perform any repair obligations which are otherwise Tenant’s obligations under subparagraph (A) above, and
Tenant shall, in lieu of the obligations set forth under subparagraph (A) above with respect to such items, be liable for its proportionate share (as defined in subparagraph 4(B) above) of the Operating Cost incurred by Landlord with respect to
such items; provided that if Tenant (or any other tenant of the Building) can be clearly identified as being responsible for obstructions or stoppage of the common sanitary sewage line, then Tenant, if Tenant is responsible (or such other tenant, if
such other tenant is responsible), shall pay the entire cost thereof, upon demand, as additional rent; provided, however, that Tenant shall have no obligation to pay any cost related to such obstruction or stoppage unless Tenant has received at
least three (3) business days written notice and opportunity to begin diligently to pursue the cure thereof (or to demonstrate that such obstruction or stoppage has not been caused by Tenant) and provided that in an emergency situation the
foregoing provision shall not be deemed to prevent Landlord from promptly causing such obstructions or blockage to be repaired. Tenant shall pay to Landlord monthly 1/12 of the amount of Tenant’s proportionate share of Operating Costs for the
preceding lease year. If actual Operating Costs for any lease year exceed the amount of estimated Operating Costs paid monthly by Tenant for any year, as stated above, then following the conclusion of each lease year, Tenant shall pay such excess
amount to Landlord. If the amount of estimated Operating Costs paid monthly by the Tenant for any lease year, as stated above, exceed actual Operating Costs for such lease year, then following the conclusion of such lease year, Landlord shall pay
such excess amount to Tenant or credit said amount against future rent. 
 E. Tenant shall, at its own cost and expense, enter into a
regularly scheduled preventive maintenance/service contract with a maintenance contractor for servicing all hot water, heating and air conditioning systems and equipment within the Premises. Tenant may select the maintenance contractor, subject to
Landlord’s prior written approval. The service contract must 

  

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include all services suggested by the equipment manufacturer within the operation/maintenance manual and must become effective (and a copy thereof delivered
to Landlord) within thirty (30) days of the date Tenant takes possession of the Premises. 
 7. Alterations. Tenant shall not make any
alterations, additions or improvements to the Premises (including but not limited to roof and wall penetrations) without the prior written consent of Landlord, such conduct not to be unreasonably withheld. Tenant may, without the consent of
Landlord, but at its own cost and expense and in a good workmanlike manner erect such shelves, bins, machinery and trade fixtures as it may deem advisable, without altering the basic character of the building or improvements and without overloading
or damaging such building or improvements, and in each case complying with all applicable governmental laws, ordinances, regulations and other requirements. All additional improvements and partitions erected by Tenant shall be and remain the
property of Tenant during the term of this Lease and Tenant shall, unless Landlord otherwise elects as hereinafter provided, remove all alterations, additional, improvements and partitions erected by Tenant and restore the Premises to their original
condition, reasonable wear and tear excluded, by the date of termination of this Lease or upon earlier vacating of the Premises; provided, improvements and partitions shall become the property of Landlord as of the date of termination of this Lease
or upon earlier vacating of the Premises and shall be delivered upon to the Landlord with the Premises. All shelves, bins, machinery and trade fixtures installed by Tenant may be removed by Tenant prior to the termination of this Lease if Tenant so
elects, and shall be removed by the date of termination of this Lease or upon earlier vacating of the Premises if required by Landlord; upon any such removal Tenant shall restore the Premises to their original condition, reasonable wear and tear
excluded. All such removals and restoration shall be accomplished in a good workmanlike manner so as not to damage the primary structure or structural qualities of the buildings and other improvements situated on the Premises. 
 8. Signs. Tenant shall, if required by Landlord in writing, install a sign upon the Premises as per Exhibit “D” attached.
Landlord’s approval of all sign designs is required prior to sign manufacture and installation. Such signs shall be subject to any applicable governmental laws, ordinances, and regulations. Tenant shall remove all such signs by the Termination
Date of this Lease. Sign installations and removals shall be made in such manner as to avoid injury or defacement of the building and other improvements, and Tenant shall repair any injury or defacement, including without limitation discoloration,
caused by such installation and/or removal. 
 9. Inspection. Landlord and Landlord’s agents and representatives shall have the right to
enter and inspect the Premises at any reasonable time during business hours, for the purpose of ascertaining the condition of the Premises or in order to make such repairs as may be required or permitted to be made by Landlord under the terms of
this Lease. During the period that is six (6) months prior to the end of the term hereof, Landlord and Landlord’s agents and representatives shall have the right to enter the Premises at any reasonable time during business hours for the
purpose of showing the Premises and shall have the right to erect on the Premises a suitable sign indicating the Premises for lease by Landlord. In the event of Tenant’s failure to arrange such joint inspection, Landlord’s inspection at or
after Tenant’s vacating the Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repair and restoration. 
  

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 10. Utilities. Landlord agrees to provide at its cost water, electricity and telephone service
connections into the Premises; but Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler charges and other utilities and services used on or from the Premises, together with any taxes, penalties, surcharges or the like
pertaining thereto and any maintenance charges for utilities and shall furnish all electric light bulbs and tubes. If any such services are not separately metered to Tenant, Tenant shall pay a reasonable proportion as determined by Landlord of all
charges jointly metered with other Premises. Landlord shall in no event be liable for any interruption or failure of utility services on the Premises. 
 11. Assignment and Subletting. Tenant shall not have the right to assign this Lease or to sublet the whole or any part of the Premises without the prior written consent of Landlord, such consent not to be unreasonably
withheld, conditioned or delayed. Notwithstanding any permitted assignment or subletting, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent and all other charges herein specified and
for compliance with all of its other obligations under the terms, provisions of this Lease. Upon the occurrence of an “event of default” as hereinafter defined, if the Premises or any part thereof are then assigned or sublet, Landlord, in
addition to any other remedies herein provided, or provided by law, may at its option collect directly from such assignee or subtenant all rents becoming due to Tenant under such assignment or sublease and apply such rent against any sums due to
Landlord from Tenant hereunder, and no such collection shall be construed to constitute a novation or a release of Tenant from the further performance of Tenant’s obligations hereunder. 
 12. Insurance. 
 A. Insurance on
Landlord’s Property. During the Term, Landlord agrees to maintain (subject to availability) standard fire and extended coverage insurance, including coverage for vandalism, malicious mischief and rental interruption, and earthquake (to the
extent available) on so much of the Building and related real estate as is insurable and is owned by Landlord, in an amount not less than ninety (90%) of the insurable value of the Building, in form reasonably satisfactory to Landlord, but not
including any improvements, betterments or fixtures of Tenant. In addition, Landlord shall maintain liability insurance covering its risks with respect to use and operation of the Building. Subject to the provisions of Paragraph 14 (A), (B) and
(C) below, such insurance shall be for the sole benefit of Landlord and under its sole control. Tenant agrees to pay to Landlord, as additional rental, tenant’s proportionate share (as defined in subparagraph 4(B) above) of such costs.
Said payments shall be made to Landlord within ten (10) days after presentation to Tenant of Landlord’s statement setting forth the amount due. Any payment to be made pursuant to this subparagraph (A) with respect to the year in which
this lease commences or terminates shall bear the same ratio to the payment which would be required to be made for the full year as the part of such year covered by the term of this Lease bears to a full year. 
 B. Insurance on Tenant’s Property. During the Term, Tenant shall maintain fire and extended coverage insurance on all of the property of
Tenant located in the Premises, the Building, or on the grounds surrounding the Building, including improvements, betterments and fixtures 

  

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located in or attached to the Building by Tenant. Within ten (10) days following written request by Landlord, Tenant shall demonstrate to Landlord that
such insurance is in full force and effect and is adequate to protect Tenant from significant loss in the event of total destruction of the Leased Premises. 
 C. Increased Risk. Tenant agrees that it will not act or fail to act in such manner as to cause an increase in Landlord’s fire and extended coverage insurance premiums or a cancellation or threatened
cancellation of any insurance policy. If premiums are increased, then Tenant shall, within ten (10) days after demand, pay all of the increases in such premiums. If cancellation of coverage is threatened or made as a result of Tenant’s
activities, then immediately upon demand by Landlord, Tenant shall either (i) alter its use of the Leased Premises to allow reinstatement of the insurance on or before the effective date of any cancellation thereof, or (ii) provide to
Landlord an acceptable substitute insurance carrier who will issue a policy or policies equal to or better than those then or formerly carried by Landlord. In the event such substitute carrier and coverage is acceptable, Tenant shall pay to Landlord
all of the net premium increase resulting from the use of Tenant and change in carrier and policies. In the event of a threatened cancellation of coverage and failure of Tenant to abide by the terms of this Paragraph 12(c) relating thereto, Landlord
shall have the right to declare a default by Tenant under this Lease upon ten (10) days’ written notice to Tenant and exercise any and all remedies provided herein in the event of default as to rent payable hereunder. 
 D. Public Liability Insurance-Tenant. Tenant shall maintain in full force and effect throughout the Term of this Lease polices of general public
liability insurance, issued by a company or companies and in form satisfactory to Landlord, naming both Tenant and Landlord as insureds, and covering any and all claims for injuries to or death of persons and damage to property occurring in or upon
the Leased Premises in amounts not less than Three Million Dollars ($3,000,000.00) for injury to or death of any one person, Three Million Dollars ($3,000,000.00) for injury to or death of any one person in the same accident or occurrence, and Three
Million Dollars ($3,000,000.00) for property damage arising out of any one accident or occurrence. If it becomes customary for other similar facilities in the metropolitan area of the Building to carry higher limits of liability coverage, Tenant, if
requested by Landlord, shall increase the foregoing coverage to such customary limits. All such insurance shall be for the benefit of Tenant and Landlord and shall name Landlord and Landlord’s designated agent, if any, as additional insured.
Tenant agrees to furnish certificates of such insurance to Landlord beginning with the Commencement Date and deliver certified memorandum copies of current policies of such insurance on or before thirty (30) days following the Possession Date,
and Tenant’s right of possession shall at all times be subject to the existence of such satisfactory insurance policies and certificates. No policies shall be cancelable with respect to Landlord except upon not less than thirty
(30) days’ prior written notice to Landlord. 
 E. Waiver of Claims and Subrogation. Each of the parties hereto hereby
waives and releases any and all rights of recovery which it might have against the other for any loss or damage, whether or not caused by an alleged negligence of the other party, its agents, licensees or invitees, to the extent that such loss or
damage is or would be covered by any insurance required to be maintained under the Lease. All insurance policies maintained by the Landlord or Tenant as 

  

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provided in this Paragraph 12 shall contain an agreement by the insurer waiving the insurer’s right of subrogation against the other party to this Lease
or agreeing not to acquire any rights of recovery which the insured has expressly waived prior to the loss. Each of the parties hereto agrees that if the provision of waiving subrogation and any of such policies of insurance requires that notice of
such waiver be served upon the insurer, such notice shall be promptly served by the party obtaining such insurance. 
 13. Liability.
Landlord shall not be liable to Tenant or Tenant’s employees, agents, patrons or visitors, or to any other person whomsoever, for any injury to person or damage to property on or about the Premises, resulting directly from and/or caused in part
or whole by the negligence or misconduct of Tenant, its agents, servants or employees, or of any other person entering upon the Premises, or caused by the buildings and improvements located on the Premises becoming out of repair, or caused by
leakage of gas, oil, water or steam or by electricity, the Landlord (including without limitation the trustee and beneficiaries if Landlord is a trust), Landlord’s agents and employees shall be held safe and harmless from any loss, liability,
claims, suits, costs, expenses, including without limitation attorney’s fees and damages, both real and alleged, arising out of any such damage or injury; except injury to persons or damage to property to the extent caused by the negligence of
Landlord or the failure of Landlord to repair any part of the Premises which Landlord is obligated to repair and maintain hereunder within a reasonable time after the receipt of written notice from Tenant of needed repairs. 
 14. Fire and Casualty; Condemnation. 
 A. If
the Premises should be damaged or destroyed by fire, tornado or other casualty, Tenant shall give immediate written notice thereof to Landlord (the “Casualty Notice”). 
 B. If the Premises should be totally destroyed by fire, tornado or other casualty, or if they should be so damaged thereby that rebuilding or repairs
cannot, in Landlord’s reasonable estimation, be completed within two hundred (200) days after Landlord’s receipt of the Casualty Notice; then either Landlord or Tenant may terminate this Lease upon written notice to the other party,
and the rent shall be abated during the unexpired portion of this Lease, effective upon the date of the occurrence of such damage. 
 C. If
the Premises should be damaged by any peril covered by the insurance to be provided by Landlord under subparagraph 12(A) above, but only to such extent that rebuilding or repairs can in Landlord’s reasonable estimation be completed within two
hundred (200) days after Landlord’s receipt of the Casualty Notice, this Lease shall not terminate, and Landlord shall at its sole cost and expense thereupon proceed with reasonable diligence to rebuild and repair the Premises to
substantially the condition in which they existed prior to such damage, except that Landlord shall not be required to rebuild, repair or replace any part of the partitions, fixtures, additions and other improvements which may have been placed in, on
or about the Premises by Tenant. If the Premises are untenantable in whole or in part following such damage, the rent payable hereunder during the period in which they are untenantable shall be reduced by a fraction, the numerator of which is the
number of untenantable square feet and the denominator of which is 

  

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equal to the total amount of square feet of the Premises. In the event that Landlord should fail to complete such repairs and rebuilding within two hundred
(200) days after Landlord’s receipt of the Casualty Notice, Tenant may, as its sole remedy, terminate this Lease by delivering written notice of termination to Landlord, whereupon all rights and obligations hereunder shall cease and
terminate. 
 D. Notwithstanding anything herein to the contrary, in the event the holder of any indebtedness secured by a mortgage or deed
of trust covering the Premises requires that the insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days after
such requirement is made by any such holder, whereupon all rights and obligations hereunder shall cease and terminate. 
 E. If the whole or
any substantial part of the Premises should be taken for any public or quasi-public use under governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof and the taking would prevent or materially
interfere with the use of the Premises, in the reasonable judgment of Tenant, for the purpose for which they are being used, Tenant may terminate this Lease upon written notice to Landlord and the rent shall be abated during the unexpired portion of
this Lease, effective when the physical taking of said Premises shall occur. 
 F. If part of the Premises shall be taken for any public or
quasi-public use under any governmental law, ordinance or regulation, or by right of eminent domain, or by private purchase in lieu thereof, and this Lease is not terminated as provided in the subparagraph above, this Lease shall not terminate but
the rent payable hereunder during the unexpired portion of this Lease shall be reduced by a fraction, the numerator of which is the number of untenantable square feet and the denominator of which is equal to the total amount of square footage of the
Premises. Upon any such taking, Landlord shall, at its sole cost and expense restore the Premises, as reduced by such taking, as necessary to permit the use thereof by Tenants (except that Landlord shall not be required to rebuild, repair or replace
any part of the partitions, fixtures, additions and other improvements which may have been placed in, on or about the Premises by Tenant). 
 G. In the event of any such taking or private purchase in lieu thereof, Landlord and Tenant shall each be entitled to receive and retain such separate awards and/or portion of lump sum awards as may be allocated to their respective
interests in any condemnation proceedings. However, all compensation awarded for any such taking of all or part of the Premises shall be the property of Landlord. 
 15. Holding Over. Tenant will, at the termination of this Lease by lapse of time or otherwise, yield up immediate possession to Landlord. If Landlord agrees in writing that Tenant may hold over after the expiration or
termination of this Lease, unless the parties hereto otherwise agree in writing on the terms of such holding over, the hold over tenancy shall be subject to termination by either party upon not less than sixty (60) days advance written notice,
and all of the other terms and provisions of this Lease shall be applicable during that period, including Base Rent, 

  

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which shall continue to be payable monthly in advance at the same rate as the Base Rent in effect immediately prior to the Termination Date. If Landlord does
not agree in writing that Tenant may hold over after expiration or termination of this Lease, then the holdover tenancy may be terminated by Landlord at will, without advance notice to Tenant, and all of the other terms and conditions of this Lease
shall be applicable during the holdover period, except that Tenant shall pay Landlord from time to time upon demand, as Base Rent for the period of any hold over, an amount equal to one and one-half of the Base Rent in effect immediately prior to
the Termination Date (or earlier expiration, if this Lease terminates prior to the Termination Date). No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided.
The preceding provisions of this paragraph 15 shall not be construed as Landlord’s consent for Tenant to hold over. 
 16. Quiet
Enjoyment. Landlord covenants that it now has, or will acquire before Tenant takes possession of the Premises, good title to the Premises, free and clear of all liens and encumbrances, excepting only the lien for current taxes not yet due, such
mortgage or mortgages as are permitted by the terms of this lease, zoning ordinances and other building and fire ordinances and governmental regulations relating to the use of such property, and easements, restrictions and other conditions of
record. Tenant, upon paying the rental herein set forth and performing its other covenants and agreements herein set forth, shall peaceably and quietly have, hold and enjoy the Premises for the term hereof without hindrance or molestation from
Landlord, subject to the terms and provisions of this Lease. 
 17. Events of Default. The following events shall be deemed to be events of
default by Tenant under this Lease: 
 (a) Tenant shall fail to pay any installment of the rent herein reserved when due, or any payment with
respect to taxes or operating costs hereunder when due, or any other payment or reimbursement to Landlord required herein when due, and such failure shall continue for a period often (10) days from receipt of written notice of non-payment from
Landlord. 
 (b) Tenant shall become insolvent, or shall make a transfer in fraud of creditors, or shall make an assignment for the benefit
of creditors. 
 (c) Tenant shall file a petition under any section or chapter of the National Bankruptcy Act, as amended, or under any
similar law or statute of the United States or any State thereof; or Tenant shall be adjudged bankrupt or insolvent in proceedings filed against Tenant thereunder. 
 (d) A receiver or trustee shall be appointed for all or substantially all of the assets of Tenant. 
 (e)
Tenant shall desert or vacate any substantial portion of the Premises. 
  

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 (f) Tenant shall fail to comply with any term, provision or covenant of this Lease (other than the
foregoing provisions of this Paragraph 17), and shall not cure such failure within twenty (20) days after written notice thereof to Tenant. 
 18. Remedies. Upon the occurrence of any of such events of default described in Paragraph 17 hereof, Landlord shall have the option to pursue any one or more of the following remedies without any additional notice or demand whatsoever:

 (a) Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails so to do,
Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or any part
thereof, by force if necessary, without being liable for prosecution or any claim of damages therefor; and Tenant agrees to pay to Landlord on demand the amount of all direct loss and damage which Landlord may actually suffer by reason of such
termination, whether through inability to relet the Premises on reasonably satisfactory terms or otherwise. 
 (b) Enter upon and take
possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or any part thereof, by reasonable force if necessary, without being liable for prosecution or any claim for damages therefor, and relet
the Premises and receive the rent therefor; and Tenant agrees to pay to the Landlord on demand any deficiency that may arise by reason of such reletting. In the event Landlord is successful in reletting the Premises at a rental in excess of that
agreed to be paid by Tenant pursuant to the terms of this lease, Landlord and Tenant each mutually agree that Tenant shall not be entitled, under any circumstances, to such excess rental, and Tenant does hereby specifically waive any claim to such
excess rental. 
 (c) Enter upon the Premises, by force if necessary, without being liable for prosecution or any claim for damages therefor,
and do whatever Tenant is obligated to do under the terms of this Lease; and Tenant agrees to reimburse Landlord within thirty (30) days following written demand by Landlord for any reasonable expenses which Landlord may actually incur in thus
effecting compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any damages resulting to the Tenant from such action, whether caused by the negligence of Landlord or otherwise.

 Landlord hereby agrees to use commercially reasonable efforts in good faith to mitigate such loss and damage suffered by Landlord.

 In the event Tenant fails to pay any installment of rent hereunder as and when such installment is due, to help defray the additional cost
to Landlord for processing such late payments Tenant shall pay to Landlord on demand a late charge in an amount equal to five percent (5%) of such installment; and the failure to pay such amount within ten (10) days after demand therefor
shall be an event of default hereunder. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s
remedies in any manner. 
  

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 Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other remedies herein
provided or any other remedies provided by law, nor shall pursuit of any remedy herein provided constitute a forfeiture or waiver of any rent due to Landlord hereunder or of any damages accruing to Landlord by reason of the violation of any of the
terms, provisions and covenants herein contained. No act or thing done by the Landlord or its agents during the term hereby granted shall be deemed a termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to
terminate this Lease or accept a surrender of said Premises shall be valid unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants herein contained shall be deemed or
construed to constitute a waiver of any other violation or breach of any of the terms, provisions and covenants herein contained. Landlord’s acceptance of the payment of rental or other payments hereunder after the occurrence of an event of
default shall not be construed as a waiver of such default, unless Landlord so notified Tenant in writing. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an event of default shall not be deemed or construed to
constitute a waiver of such default or of Landlord’s right to enforce any such remedies with respect to such default or any subsequent default. If, on account of any breach or default by either party in its obligations under the terms and
conditions of this Lease, it shall become necessary or appropriate for either party to employ or consult with an attorney concerning or to enforce or defend any of Landlord’s rights or remedies hereunder, the prevailing party in any such legal
action shall be entitled to receive from the other party any reasonable attorney’s fees so incurred by the prevailing party. 
 19.
Landlord’s Lien Waiver. Contemporaneously with the execution of this Lease, Landlord has agreed to execute a Landlord-Lender Agreement in favor of Tenant’s current primary lender, Deutsche Bank Trust Company, substantially in the form
attached as Exhibit “F” hereto. Landlord agrees, from time to time, if requested by Tenant, to execute a replacement of such agreement with respect to any future loan facility secured in whole or in part by any property of Tenant now or
hereafter located within the Premises, any such new agreemenf to be substantially similar to the attached Landlord-Lender Agreement. 
 20.
Mortgages (Landlord). Tenant accepts this Lease subject and subordinate to any mortgage(s) and/or deed(s) of trust now or at any time hereafter constituting a lien or charge upon the Premises or the improvements situated thereon, provided, however,
that if the mortgagee elects to have this Lease and the interest of Tenant hereunder superior to any interest or right of such mortgagee, trustee, or holder, then by notice to Tenant from such mortgagee, trustee or holder, this Lease shall be deemed
superior to such lien, whether this Lease was executed before or after said mortgage or deed of trust. Tenant shall at any time hereafter on demand execute any instruments, releases or other documents in form and substance reasonably acceptable to
Tenant which may be required by any mortgagee for the purpose of subjecting and subordinating this Lease to the lien of any such mortgage. 
  

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 21. Mechanic’s Liens. Tenant shall have no authority, express or implied, to create or place any
lien or encumbrance of any kind or nature whatsoever upon, or in any manner to bind, the interest of Landlord in the Premises or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who
may furnish materials or perform labor for any construction or repairs, and each such claim shall affect and each such lien shall attach to, if at all, only the leasehold interest granted to Tenant by this instrument, or materials furnished in
connection with any work performed on the Premises on which any lien is or can be validly and legally asserted a loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the right, title and
interest of the Landlord in the Premises or under the terms of this Lease. 
 22. Environmental. 
 A. Hazardous Materials. Except as expressly permitted herein, Tenant agrees that (i) it will not use, handle, generate, treat, store or
dispose of, or permit the use, handling, generation, treatment, storage or disposal of any Hazardous Materials (as hereinafter defined) in, on, under, around or above the Premises (and, for purposes of this Section 22, “Premises”
shall be deemed to include the Building and the grounds surrounding the Building) now or at any future time in any manner which is in violation of any Environmental Law (as hereinafter defined) and (ii) it will indemnify, defend and save
Landlord harmless from any and all actions, proceedings, claims, costs, expenses and losses of any kind, including, but not limited to, those arising from injury to any person, including death, damage to or loss of use or value of real or personal
property, and costs of investigation and cleanup or other environmental remedial work, which may arise in connection with the existence of Hazardous Materials on the Premises occurring or caused in whole or in part during the Term hereof. The term
“Hazardous Materials,” when used herein, shall include, but shall not be limited to, any substances, materials or wastes that are regulated by any local governmental authority, the state where the Premises are located, or the United States
of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties that may be hazardous to human health or the environment, including without limitation, above or underground storage tanks, flammables,
explosives, radioactive materials, radon, petroleum and petroleum products, asbestos, urea formaldehyde foam insulation, methane, lead-based paint, polychlorinated biphenyl compounds, hydrocarbons or like substances and their additives or
constituents, pesticides and toxic or hazardous substances on materials of any kind, including without limitation, substances now or hereafter defined as “hazardous substances,” “hazardous materials,” “toxic substances”
or “hazardous wastes” under the following statutes, as amended: the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601, et seq. “CERCLA”); the Hazardous Materials
Transportation Act (49 U.S.C. §1801, et seq. “HMTA”), the Toxic Substances Control Act (15 U.S.C. §2601, et seq. “TSCA”); the Resource Conservation and Recovery Act (42 U.S.C. 6901, et
seq., “RCRA”); the Clean Air Act (42 U.S.C. 7401 et seq., “CAA”); the Clean Water Act (33 U.S.C. §1251, et seq., “CWA”); the Rivers and Harbors Act, (33 U.S.C. §401 et
seq., “RHA”); the Emergency Planning and Community Right-to-Know Act of 1986 (41 U.S.C. §11001 et seq., “EPCRA”), the Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. 136 to 136y,
“FIFRA”); the Oil Pollution Act of 1990 (33 U.S.C. 2701 et seq., “OPA”); and the Occupational Safety and Health Act (29 U.S.C. 651 et seq. “OSHA”); and any so-called “Super 

  

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Fund law”; and in the regulations promulgated pursuant thereto, and any other applicable federal, state or local law, common law, code, rule,
regulation, order, policy or ordinance, presently in effect or hereafter enacted, promulgated or implemented, or any other applicable governmental regulation imposing liability or standards of conduct concerning any hazardous, toxic or dangerous
substances, waste or material, now or hereafter in effect (the foregoing statutes are herein individually and collectively referred to as “Environmental Law(s)”). 
 B. Conduct of Tenant. 
  

	 	(i)	Landlord acknowledges that Tenant’s use of the Premise involves the use of certain Hazardous Materials, the usage of which shall be consistent with Tenant’s permitted use
of the Premises and all applicable Environmental Laws. Such materials used as of the date hereof include flux (a flammable substance), oils and greases typical to manufacturing processes and a limited amount of solvents typical to manufacturing
operations. Tenant shall, at its own cost and expense, comply with all Environmental Laws relating to the use, transport, storage, treatment or disposal of such Hazardous Materials. Landlord acknowledges that it may in the future become necessary
for Tenant to employ other or additional Hazardous Materials at the Premises in the ordinary course of Tenant’s business. Landlord shall consent to Tenant’s use of such Hazardous Materials in the ordinary course of its business on the
Premises upon notice to Landlord, except in the case of materials that are not reasonably associated with the uses allowed pursuant to Section 3 above. Tenant agrees to provide Landlord with a list of any additional Hazardous Materials which it
will use on the Premises, along with a description of the nature of Tenant’s use of the Hazardous Materials, and an estimate of the quantity of the Hazardous Materials to be used by Tenant. The Hazardous Materials described above and as may be
later approved shall be used and stored on the Premises only in quantities necessary for Tenant’s uses allowed pursuant to Section 3 and disposed of off the Premises in compliance with law. 

  

	 	(ii)	Without limiting the generality of Section 22(A) above, Tenant shall (a) not dispose of any Hazardous Materials in dumpsters or trash containers on the Premises;
(b) not discharge any Hazardous Materials into drains or sewers; (c) not cause or allow the release, discharge, emission or run-off of any Hazardous Materials to air, to surface waters, to the land, to ground water, whether directly or
indirectly; (d) at Tenant’s own cost and expense arrange for the lawful transportation and off-site disposal of any and all Hazardous Materials generated by Tenant; (e) provide secondary containment around all Hazardous Materials
storage containers, storage facilities and above ground storage tanks; (f) comply with all reporting requirements under any local, state or federal ordinance, statute or regulation; (h) use only highly skilled people to address
environmental issues associated with Tenant’s occupation of the Premises; 

  

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	 	(iii)	Tenant shall promptly provide Landlord with copies of all communications, permits or agreements with any governmental authority or agency (federal, state or local) or any private
entity relating in any way to the violation or alleged violation of any Environmental Laws or to any violation of Tenant’s obligations under subparagraph (i) above: 

 (iv) If the presence, release, threat of release, placement on or in the Premises occurs or is caused in whole or in part during the Term of this Lease,
or the generation, transportation, storage, treatment, or disposal at the Premises occurs or is caused in whole or in part during the Term of this Lease of any Hazardous Materials gives rise to liability (including, but not limited to, a response
action, remedial action, or removal action) under any environmental laws or common law theory, including, but not limited to nuisance, strict liability, negligence and trespass, Tenant shall promptly take any and all remedial and removal action
necessary to clean up the Premises containing such Hazardous Materials and mitigate exposure to liability arising from the Hazardous Material, whether or not required by law. 
 C. Tenant’s Environmental Indemnity. Except as expressly limited below, Tenant does hereby indemnify, defend and hold harmless Landlord and
its agents and their respective officers, directors, beneficiaries, lenders, shareholders, partners, agents and employees and their respective successors and assigns from all fines, suits, procedures, claims liabilities, damages and actions of every
kind, and all costs associated therewith (including reasonable attorneys’, experts’ and consultants’ fees and costs of testing) arising out of or in any way connected with any deposit, spill, discharge or other release of Hazardous
Materials that occurs or is caused in whole or in part during the Term of this Lease, at or from the Premises, or which arises at any time from (i) Tenant’s failure to provide all information, make all submissions, and take all steps
required by all applicable governmental authorities with respect to Environmental Laws; (ii) any Hazardous Materials on, in, under or affecting all or any portion of the Premises or the groundwater as a result of Tenant’s use or occupation
of the Premises during the Term of this Lease; (iii) any violation by Tenant or claim of a violation by Tenant of any Environmental Law; (iv) the imposition of any lien for damages caused by, or the recovery of any costs for, the
remediation cleanup of Hazardous Material as a result of events that took place during the Term of this Lease and resulting from Tenant’s use or occupation of the Premises; (v) costs of removal of any and all Hazardous Material from all or
any portion of the Premises, which Hazardous Material were placed on the Premises during the Term of this Lease by Tenant, its employees, agents, contractors, subtenants or invitees; (vi) costs incurred to comply, in connection with all or any
portion of the Premises, with all governmental regulations with respect to Hazardous Materials on, in, under or affecting the Premises, which Hazardous Materials were placed on the Premises during the Term of this Lease by Tenant, its employees,
agents, contractors, subtenants or invitees; or (vii) any spills, discharges, leaks, escapes, releases, dumping, transportation, storage, treatment or disposal of any Hazardous Substances which occur during the Term of this Lease, but only to
the extent that such Hazardous Materials originated from or were or are located on the Premises as a result of the actions of Tenant, its employees, agents, contractors or invitees. Tenant’s obligations and liabilities under this Paragraph
22(C) shall survive the expiration of this Lease. The indemnities set forth in this paragraph shall in no event extend to events caused by Landlord or any other tenant of the Building, or any of their respective agents, employees, contractors,
subtenants or invitees. 
  

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 D. Landlord’s Right to Enter Premises. If Landlord reasonably believes that Tenant is in
violation of its obligations under this Section 22, then Landlord shall have the right and privilege (but not the obligation) to enter the Premises to make inspections and other tests (including, but not limited to, drilling) of its condition,
including, but not limited to, air, soil and groundwater sampling and other inspections for Hazardous Materials. In the event any Hazardous Materials are discovered during the inspections (except as permitted hereby), Tenant shall reimburse Landlord
for the cost of all inspections and tests in addition to its liability under Paragraph 22 (C). 
 E. Tenant’s Notification
Requirements. Notwithstanding anything to the contrary contained in Paragraph 23 of this Lease, Tenant agrees to provide immediate telephonic notification to Landlord in the event of any release of Hazardous Material in any manner within or
outside of the Premises, except for minor spills which are not in excess of amounts permitted by Environmental Laws and could not reasonably be expected to lead to future contamination of the Premises or to future violations of Environmental Laws.
Tenant shall further utilize its reasonable efforts to report to Landlord any other release of Hazardous Materials within or outside of the Premises by any party other than Tenant. 
 F. Covenant Against Waste; Rubbish Removal. Tenant shall not cause or permit injury or waste to the Premises or the Building, or any exterior
spaces used primarily for Tenant’s operations, and shall keep the Premises and the loading, unloading, service and public areas used by Tenant clean and free from rubbish, dirt and debris at all times, and shall store all trash, garbage, and
debris within the Premises and arrange for regular pickup of such trash and garbage at Tenant’s expense; provided, however, that Tenant shall not be responsible for the removal of and trash or garbage placed on the Premises by Landlord, any
other tenant of the Building, or any of their respective employees, agents, contractors, subtenants or invitees. Landlord hereby reserves the right to place on or about the Premises one or more sites for collection of rubbish, dirt, debris, trash,
and garbage and may, but shall not be obligated to, make available to Tenant such “dumpsters” or other common means of collecting and disposing of such garbage, etc., as Landlord may reasonably deem appropriate for such purposes. In the
event that Landlord shall create such common places and facilities for the collection and disposal of garbage, etc., Landlord shall be allowed to charge a reasonable rate for the providing of such places, facilities, and disposal services and Tenant
shall, upon delivery of written notice from Landlord to Tenant, pay such reasonable charges within a reasonable time following receipt of Landlord’s invoice for such services. Tenant shall not burn anything in or about the Premises or the
Building. Tenant shall not use or permit the use of the Premises in any manner that creates an unreasonable nuisance or if there shall be more than one tenant at the Building, Tenant shall not use or permit the use of the Premises in any manner that
shall tend to unreasonably disturb such other tenants. 
  

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 23. Payments, Notices. 
 (a) All rent and other payments required to be made by Tenant to Landlord hereunder shall be payable to Landlord at its address hereinbelow, set forth or at such other address as Landlord may specify from time to time
by written notice delivered in accordance herewith. Tenant’s obligation to pay rent and any other amounts to Landlord under the terms of this Lease shall not be deemed satisfied until such rent and other amounts have been actually received by
Landlord. 
 (b) All payments required to be made by Landlord to Tenant hereunder shall be payable to Tenant at its address hereinbelow set
forth, or at such other address within the continental United States as Tenant may specify from time to time by written notice delivered in accordance herewith. 
 (c) All notices, requests, demands or other communications with respect to this Lease, whether or not herein expressly provided for, shall be in writing and shall be deemed to have been duly given either
(a) forty-eight (48) hours after being mailed by United States First-Class, certified or registered mail, postage prepaid, return receipt requested, (b) the next business day after being deposited (in time for delivery by such service
on such business day) with Federal Express or another national overnight courier service, or (c) by personal service and shall be effective on the same day as service, or (d) facsimile transmission and shall be effective on the date of
transmission (so long as a confirmation copy is concurrently sent by one of the delivery methods set forth in (a), (b) or (c) above), for delivery to the parties at the following addresses (which such addresses may be changed by either
party by giving written notice thereof to the other): 
 If to Landlord: 
 A. L. Dougherty—Tennessee II, LLC 
 c/o Sigma Property Management Company 
 1208 Highway 83 
 Hartland, Wisconsin 53029 
 Facsimile: (262) 369-4701 
 With a copy to: 
 A. L. Dougherty—Tennessee II, LLC 
 2 East Main Street, Suite 200J 
 Danville, Illinois 61832 
 Facsimile: (217) 443-4154 
  

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 If to Tenant: 
 BWAY Corporation 
 8607 Roberts Drive 
 Suite 250 
 Atlanta, Georgia 30350 
 Attn: Kevin Kern or Jeffrey O’Connell 
 A copy of any notice of Default shall also be
sent to: 
 Morris, Manning & Martin, LLP 
 3343 Peachtree Road 
 Suite 1600 
 Atlanta, Georgia 30326 
 Attn: Jeffrey Schulte, Esq. 
 24. Mortgagee Approval and Subordination to Mortgages. 
 (a) Mortgage Approval. The terms and provisions of this Lease
do NOT require approval by a Mortgagee, herein defined as any person who shall have been granted a mortgage interest or who is the beneficiary of a Deed of Trust encumbering all or any part of the Real Estate by Landlord or a successor or assign of
Landlord. A “Proposed Mortgagee” is any person who shall have issued a binding written commitment to Landlord or a successor or assign of Landlord for the extending of credit or the further securing of credit to be secured by a mortgage
interest in all or any part of the real estate on which the Premises are situated. 
 (b) Subordination, Non-Disturbance and
Attornment. At Landlord’s request, Tenant shall enter into a Subordination, Non-Disturbance and Attornment Agreement by and among Landlord, Tenant and any Mortgagee, pursuant to which the parties agree that (i) this Lease and the
rights of Tenant hereunder shall be subordinate to the mortgage on the Real Estate held by such Mortgagee, (ii) upon the acquisition of Landlord’s interests in this Lease by such Mortgagee, Tenant shall attorn to and recognize such
Mortgagee, and any subsequent purchaser of the Real Estate, as “Landlord” in the place and stead of Landlord herein and (iii) such Mortgagee (on behalf of itself and any subsequent purchaser of the Real Estate) shall grant to Tenant a
non-disturbance covenant in consideration of such attornment. 
 (c) Estoppel Certificates. Tenant agrees to execute such reasonable
estoppel certificates as may be required by any Mortgagee or Proposed Mortgagee of Landlord within twenty (20) days following written request therefor from Landlord, said mortgagee or said Proposed Mortgagee, including, without limitation, at
least the following representations, provided that such representations are true and correct; (i) that this Lease is in full force and effect as written unmodified except as indicated in said certificate; (ii) that Tenant shall not consent
to any modification of the terms of this Lease without the prior written consent of said mortgagee or Proposed Mortgagee; (iii) that Tenant accepted possession of the Leased Premises as of the 

  

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Possession Date, and indicating the agreed upon Possession Date; (iv) that to the best of Tenant’s knowledge, all requirements of Landlord under
the Lease, including completion of the Leased Premises, have been satisfied by Landlord to the satisfaction of Tenant; (v) that Landlord is not then in default under this Lease, and any and all prior defaults are thereby waived; (vi) that
Tenant is not then in default under this Lease; (vii) the monthly Rental then being paid by Tenant and the date through which rental shall then have been paid; (viii) that Tenant has, at that time, no defense, charge, lien, claim or offset
under this Lease or otherwise against the Rental, obligations or stipulations due or to become due or required of Tenant under this Lease; (ix) that Tenant does not possess any right, title or interest in the Premises or the real property on
which the Premises are situated (except as Tenant under this Lease) evidenced by option, contract, agreement or deed, for the purchase. 
 25. Special Provisions. See Exhibit “E” attached hereto and is incorporated herein, by reference. In the event of any conflict between the terms hereof and the terms contained in such Exhibit “E”, the terms of
Exhibit “E” shall control. 
 26. Miscellaneous 
 A. If and when included within the term “Landlord”, as used in this instrument, there are more than one person, firm or corporation, all shall jointly arrange among themselves for their joint execution of
such a notice specifying some individual at some specific address for the receipt of notices and payments to Landlord; if and when included within the term “Tenant”, as used in this instrument, there are more than one person, firm or
corporation, all shall jointly arrange among themselves for their joint execution of such a notice specifying some individual at some specific address within the continental United States for the receipt of notices and payments to Tenant, All
parties included within the terms “Landlord” and “Tenant”, respectively, shall be bound by notices given in accordance with the provisions of this paragraph to the same effect as if each had received such notice. 
 B. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires. 
 C. The terms, provisions and covenants and conditions contained in this Lease
shall apply to, inure to the benefit of, and be binding upon, the parties hereto and upon their respective heirs, legal representatives, successors and permitted assigns, except as otherwise herein expressly provided. Landlord shall have the right
to assign any of its rights and obligations under this Lease. Each party agrees to furnish to the other, promptly upon demand, a corporate resolution, proof of due authorization by partners, or other appropriate documentation evidencing the due
authorization of such party to enter into this Lease. 
 D. The captions inserted in this Lease are for convenience only and in no way
define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 
  

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 E. Tenant agrees from time to time within ten (10) business days after written request of Landlord,
to deliver to Landlord, or Landlord’s designee, an estoppel certificate stating that this Lease is in full force and effect, the date to which rent has been paid, the unexpired term of this Lease and such other matters pertaining to this Lease
as may be requested by Landlord. It is understood and agreed that Tenant’s obligation to furnish such estoppel certificates in a timely fashion is a material inducement for Landlord’s execution of this Lease. Landlord agrees to execute and
deliver to Tenant a similar estoppel certificate within ten (10) business days after Tenant’s written request therefor. 
 F. This
Lease may not be altered, changed or amended except by an instrument in writing signed by both parties hereto. 
 G. All obligations of
Tenant hereunder not fully performed as of the expiration or earlier termination of the term of this Lease shall survive the expiration or earlier termination of the term hereof, including without limitation all payment obligations with respect to
taxes, operating costs, insurance and all obligations concerning the condition of the Premises. Upon the expiration or earlier termination of the term hereof, and prior to Tenant vacating the Premises, Tenant shall pay to Landlord any amount
reasonably estimated by Landlord as necessary to put the Premises, including without limitation all heating and air conditioning systems and equipment therein, in good condition and repair. Tenant shall also, prior to vacating the Premises, pay to
Landlord the amount, as estimated by Landlord, of Tenant’s obligation hereunder for real estate taxes, operating costs and insurance premiums for the year in which the Lease expires or terminates. All such amounts shall be used and held by
Landlord for payment of such obligations of Tenant hereunder, with Tenant being liable for any additional costs therefor upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations have been determined and
satisfied, as the case may be. 
 H. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future
laws effective during the term of this Lease, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby, and it is also the intention of the parties to this Lease that in lieu of
each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added as a part of this Lease contract a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be
possible and be legal, valid and enforceable. 
 I. [RESERVED] 
 J. All references in this Lease to “the date hereof or similar references shall be deemed to refer to the last date, in point of tune, on which all parties hereto have executed this Lease. 
 K. This Lease shall be interpreted according to the laws of the State of Tennessee. 
  

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 L. This Lease may be signed in multiple counterparts, with the signatures of the parties on different
pages. When a counterpart of this Lease has been signed by both parties, then this Agreement shall be effective just the same as if both parties had signed the same page(s). As long as this Agreement is signed by only one party, it constitutes an
offer which may be withdrawn by the signing party at any time until this Agreement is signed by the other party. 
 M. The parties hereto
have agreed to permit the use of signatures transmitted by facsimile in order to expedite the transaction contemplated by this Agreement, (b) intend to be bound by their respective signatures even though transmitted by facsimile, (c) are
aware that the other will rely upon the signatures of the others which have been transmitted by facsimile, and (d) acknowledge such reliance and waive any defense to the enforcement of the documents affecting this transaction based on the fact
that a signature was transmitted by facsimile only. At the request of either party, the parties will confirm facsimile transmitted signatures by signing an original document. 
 27. Existing Lease Agreements. Tenant currently occupies the Premises pursuant to (a) that certain Lease Agreement dated November 15, 1996 by
and between Landlord (as successor in interest to Shelby Distribution Park) and Tenant (as successor in interest to Brockway Standard, Inc.), as amended (which lease relates to 75,000 square feet of the Premises) and (b) that certain Lease
Agreement dated May 31, 2000 between Landlord (as successor in interest to Shelby Distribution Park) and Tenant (which lease relates to 45,000 square feet of the Premises)(collectively, the ”Existing Lease Agreements”). Effective as
of the Commencement Date, this Lease supersedes and replaces the Existing Lease Agreements in their entirety. Notwithstanding the foregoing, for purposes of calculating Tenant’s percentage share of various expenses, as set forth herein, 2006
shall be treated as a single “lease year” hereunder, rather than as a partial lease year under the Existing Lease Agreements and a partial lease year hereunder. 
 28. Renewal Option. Provided that Tenant is not then in default (giving effect to any period for notice or cure as herein provided) of any of the terms and/or conditions of this Lease, Tenant shall have the option to
renew the term hereof for one (1) five (5) year period on all the same terms and conditions as in effect for the initial Term hereof, except that the Base Rent shall be $3.96 per square foot of space within the Premises per year
($39,600.00) per month). Tenant shall have the right to exercise the foregoing renewal option on written notice given to Landlord not later than June 1, 2011, which notice shall be irrevocable when given. In the event that such irrevocable
written notice is not given by such date, Tenant’s renewal option shall expire and shall be of no further force or effect. If the renewal option is validly exercised, then the Term hereof shall be extended until November 30, 2016.

  

 -22- 

 IN WITNESS WHEREOF, the parties
hereunto have executed this Lease Agreement as of the 1st day of November, 2006. 
  

									
	LANDLORD:	 		 	TENANT:
			
	A. L. Dougherty - Tennessee II, L.L.C.	 		 	BWAY CORPORATION
					
	By:	 	A. L. Dougherty Co., Inc.,	 		 	By:	 	 /s/ Jeffrey O’Connell

	Its	 	Sole Member	 		 		 	Jeffrey O’Connell, Vice President
					
	By:	 	 /s/ Phyllis R. Dougherty
	 		 		 	
		 	Phyllis R. Dougherty	 		 		 	
	Its:	 	President	 		 		 	
				
	WITNESS:	 		 		 	WITNESS:
				
	 /s/ Sara Dougherty Ungari
	 		 		 	 /s/ Lisa Vallery

	Signature	 		 		 	Signature
				
	Sara Dougherty Ungari	 		 		 	Lisa Vallery
	Print Name	 		 		 	Print Name

  

 -23- 

 EXHIBIT “A” 
 MAP OF THE PREMISES 

 EXHIBIT “B” 
 IMPROVEMENTS TO BE PERFORMED BY LANDLORD 
 LANDLORD’S IMPROVEMENT ALLOWANCE 
 Tenant accepts the Premises AS-IS. 
 Landlord Improvement Allowance:
Not Applicable. 
 Tenant shall indemnify and hold Landlord harmless from and against any and all mechanics lien claims, and also from and against any and
all claims, causes of action or damages, including reasonable attorney fees and any costs of litigation, arising out of or in any way relating to any personal injury, property damage, or other claim, relating to construction of any improvements.
This does not constitute Landlord’s consent to any improvements. The provisions of the Lease govern tenant improvements. 
  

 -25- 

 EXHIBIT “C” 
 RULES AND REGULATIONS 
 The following are subject to change at the discretion of Landlord. 
  

	1.	Outside storage, including without limitation, trucks and other vehicles, is prohibited without Landlord’s prior written consent, except for the parking of trucks and trailers
at dock doors on the premises. 

  

	2.	Tenant shall not permit any unreasonably quantities of objectionable or unpleasant odors, smoke, dust, gas, heat, noise or other vibrations to emanate from the Premises, nor take
any other action which would constitute a nuisance or would disturb or endanger any other tenants of the building in which the Premises are situated or unreasonably interfere with their use of their respective premises. 

  

	3.	[reserved] 

  

	4.	Blocking of any of the parking drive or truck turn around area is prohibited. 

  

	5.	Tenant shall not permit any dogs (except seeing eye dogs), cats or other animals to occupy the Premises. 

  

	6.	Landlord and Tenant shall each obtain the other’s prior approval of all contractors before the commencement of any work within the Premises, such approval not to be
unreasonably withheld or delayed. 

  

	7.	Tenant shall not display any signs, posters or literature of any description without Landlord’s prior written consent, such approval not to be unreasonably withheld or delayed.

  

	8.	Tenant to properly dispose of all garbage and to store garbage in containers acceptable to Landlord. Landlord to have the right to approve the location of any compactors, dumpsters
or other equipment used in the disposal of trash. Tenant shall not allow trash or debris to overflow from its trash containers. If Tenant is responsible for trash overflowing on the grounds or parking lot, Tenant shall pay the entire cost to clean
up areas affected by Tenant’s trash as additional rent upon demand by Landlord. 

  

 -26- 

 EXHIBIT “D” 
 SIGN SPECIFICATIONS 
  

	1.	Non-illuminated signage shall be centered above the front entrance to the Premises, on the facia panel of the building. 

  

	2.	A scaled drawing of the proposed tenant signage must be presented to Landlord for approval prior to the manufacture and installation of the sign. Tenant shall be solely responsible
for the cost of sign design, manufacture, and installation. 

  

 -27- 

 EXHIBIT “E” 
 SPECIAL STIPULATIONS TO LEASE AGREEMENT 
 TO BWAY CORPORATION AS TENANT 
  

	1.	Notwithstanding the provisions of Section 3 of this Lease, if at any time Landlord believes that any activities of Tenant in the Premises will cause a material adverse effect
on Landlord’s insurance on the Premises, Landlord shall provide Tenant with thirty (30) day’s prior notice of such belief and Tenant’s specific activity involved, and Tenant shall not be deemed in default under this Lease as long
as Tenant diligently undertakes to cure or cease any such activity within such period. 

  

	2.	No Operating Costs payable to Tenant shall include any executive salaries, interest, payments due under note, mortgage or other security instrument or encumbrance secured by the
Building or under any underlying superior lease or any expenses of a capital nature. Tenant shall have the right to examine and audit Landlord’s books and records with regard to all Operating Costs at Tenant’s request. Landlord shall
promptly reimburse Tenant in cash for any overcharge and overpayment revealed by such audit and, if such overcharge exceeds three percent (3%) of the actual amount of the Operating Costs which should have been charged to Tenant, Landlord shall
also promptly reimburse Tenant for the reasonable costs of Tenant’s audit. 

  

	3.	Notwithstanding the provisions of Section 9 of this Lease, Landlord shall not be entitled to enter the Premises for inspection or any other purpose without at lease one
(1) days prior written notice to Tenant, except in the event of legitimate emergency. Landlord shall not allow any such inspection or entry to disrupt or disturb Tenant’s normal conduct of its business within the Premises.

  

	4.	Notwithstanding the provisions of Section 11 of this Lease, Tenant shall have the right to assign its right, title and interest under this Lease or to enter into a sublease of
all or a portion of the premises, without the prior consent of the Landlord, if such assignment or sublease is made to a corporation, partnership or limited liability company under common control with Tenant or to a subsidiary or successor to Tenant
by corporate merger or by change of corporate name, whether by transfer of a majority interest of stock, merger, dissolution, or is made in connection with an asset purchase to which Tenant is a party. In the event of any such assignment or
subleasing the original Tenant under this Lease shall remain liable to Landlord under the terms of this Lease unless released in writing by Landlord. Any such assignee shall be required to agree to assume this Lease prior to any such assignment.

  

	5.	 Notwithstanding any provisions of Section 14 of this Lease, in the event the Premises are taken or damaged by condemnation to the extent that the Premises are
reduced in size by twenty-five percent (25%) or more, Tenant shall have the right to terminate this Lease by written notice to Landlord. If Tenant elects not to so terminate this Lease or if less than 

  

 -28- 

	 	 
twenty-five percent (25%) of the Premises are damaged, Landlord shall promptly repair and restore the Premises at Landlord’s expense to at least as
good a condition as existed prior to such damage, and all rental under this Lease shall be equitably reduced based on both the square footage and the degree of use lost to Tenant by such reduction in size of the Premises.

  

	6.	No default will be deemed to have occurred pursuant to subsections (b), (c) and (d) of Section 17 of this Lease if Tenant in good faith commences to cure any default
referred to in such subsections within thirty (30) business days after Tenant’s receipt of written notice from Landlord. Notwithstanding the provisions of subsections (e) of said Section 17 of this Lease, Tenant shall not be
deemed to have deserted or vacated the Premises unless Tenant is otherwise in default under this Lease and permanently vacates the Premises. 

  

	7.	Notwithstanding the provisions of Section 18 of this Lease, Tenant shall be entitled to two (2) late payments of rental in each lease year during the term of this Lease
before being required to pay any late charge, penalty or interest thereon; provided that the foregoing exception shall not apply to any payment made more than seven (7) days after the due date thereof. 

  

	8.	The Landlord acknowledges that at the same time of execution of this Lease, there is no mortgage on the building. 

  

	9.	Landlord hereby agrees with Tenant that, at any time that Landlord is required to or has the right to give consent or approval or that Landlord has the right to make any judgment
affecting the rights of Tenant under this Lease or under the Rules and Regulations attached to this Lease or as hereafter promulgated, no such approval or consent shall be unreasonably withheld or delayed, and all such judgments required of Landlord
or its agents shall be made both reasonably and with reasonable promptness. Where any provisions contained in the Rules and Regulations set forth on Exhibit “C” of this Lease are in conflict with any provisions of this Lease, the
provisions of this Lease shall be controlling. Where Landlord is entitled under any provisions of this Lease to make any payment on behalf of or reimbursable by Tenant, including without limitation the payment of expenses, costs or fees whatsoever,
all such payments, expenses, costs and fees shall be reasonable in amount and shall be contracted for and paid by Landlord in a commercially reasonable manner. 

  

	10.	 If Landlord shall fail to keep or perform any of its obligations under this Lease in respect to the making of any payment to Tenant or the performance by Landlord
of any other obligation on its part to be performed under this Lease, then (i) either in the event of an emergency or (ii) if Landlord does not begin the performance of such obligation within five (5) days after receipt by Landlord of
a written notice from Tenant specifying such failure and thereafter diligently pursue such performance to completion, Tenant shall have the right to (but shall not be obligated to do so) perform such obligation, and all reasonable and actual costs
of such performance so paid by Tenant, including all reasonable and actual necessary and incidental costs and reasonable and actual attorneys’ fees, together with interest thereon 

  

 -29- 

	 	 
at the then-current prime rate per annum from the date such cost is incurred, shall be paid by Landlord to Tenant within thirty (30) days after demand,
and if not so paid by Landlord, Tenant shall have the right and option to offset the cost of such cure against the next-arising installment(s) of monthly rental and any other amounts due from Tenant under this Lease until all such costs are
reimbursed to Tenant. If Tenant offsets any monies and (i) Landlord contests Tenant’s right to do so under this Special Stipulation 11 and (ii) prevails on the merits in any such contest, Tenant shall pay in addition to all monies
improperly offset, interest on all monies improperly offset, from the date of offset, at the default rate provided for in this Lease. 

  

	11.	Landlord and Tenant hereby agree that, anything hereinabove provided under this Lease to the contrary notwithstanding: 

  

	 	(a)	Any utilities provided to the Premises by Landlord, if billable to the Premises under the terms of the Lease, shall be provided at the same rate at which Landlord purchased the same
from the utilities supplier 

  

	 	(b)	At Tenant’s expense Tenant shall have the right, but not the obligation, to make additional improvements to the Premises without Landlord’s consent so long as the cost of
such improvements does not exceed $50,000 and so long as such improvements do not reduce the value of the Premises and are in compliance with all applicable codes. 

  

 -30- 

 EXHIBIT “F” 
 LANDLORD-LENDER AGREEMENT 
 [ATTACHED] 
  

 -31- 

 Memphis, Tennessee 
 LANDLORD-LENDER AGREEMENT 
 This LANDLORD-LENDER AGREEMENT (this “Agreement”) is made and entered
into between DEUTSCHE BANK TRUST COMPANY AMERICAS, as Collateral Agent (“Lender”), and A. L. DOUGHERTY-TENNESSEE II, LLC, an Indiana limited liability company (“Landlord”). 
 Recitals 
 A. Landlord is the owner of certain real property located at 4651
Hickory Hill Road, Memphis, Tennessee 38141 and more particularly described in the Lease Agreement described below (the “Premises”). Landlord and BWAY Corporation (the “Tenant”) are the parties to that certain Lease Agreement
dated as of November 1, 2006, covering the Premises (the “Lease”). 
 B. Lender, certain other financial institutions, Tenant
and certain affiliates of Tenant have entered into, or intend to enter into, a Credit Agreement (as the same may be amended, modified, supplemented, extended, refinanced or replaced from time to time, the “Credit Agreement”) which
provides, or will provide for the making of certain loans and other extensions of credit by Lender and such other financial institutions to Tenant. 
 C. In accordance with the requirements of the Credit Agreement, and as security for the Obligations under, and as defined in, the Credit Agreement, Tenant will be granting to Lender a security interest in Tenant’s inventory, equipment
and other personal property now or any time hereafter located on the Premises (the “Personal Property”). 
 D. The Credit Agreement
requires that this Agreement be duly executed and delivered by Landlord to Lender. Landlord is willing to do so upon the terms and subject to the conditions set forth in this Agreement. 
 Agreement 
 NOW, THEREFORE, in consideration of the foregoing recitals and for
other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereto agree as follows: 
 1.
Landlord Lien. Landlord waives and relinquishes any landlord’s lien, all rights of levy or distraint, security interest or other interest that Landlord may now or hereafter have, whether by statute, contract (including the Lease) or by
common law, in any of the Personal Property whether for rent or otherwise. 
 2. Nature of Personal Property. The Personal Property
may be installed in or located on the Premises and is not and shall not be deemed to be a fixture or part of underlying real estate but shall at all times be considered personal property. 

 3. Ownership of Personal Property. Landlord disclaims any interest in the Personal Property and
agrees not to assert any claim to the Personal Property while Tenant is indebted under (or in respect of) the Credit Agreement. Landlord acknowledges that Lender shall have a first priority security interest in the Personal Property and Landlord
acknowledges that Lender shall have the right to file Uniform Commercial Code financing statements against the Personal Property. 
 4.
Lender Access. Landlord agrees that Lender or its representatives may enter upon the Premises at any time to inspect or remove the Personal Property. 
 5. Exercise of Remedies by Lender. Any provision in the Lease notwithstanding, Landlord agrees that Lender, at any time Lender believes necessary to protect its security interest, may enter the Premises for the
purpose of repossessing, removing, selling or otherwise dealing with the Personal Property. Lender shall, at its sole cost and expense, repair and damage to the Premises caused by its removal of the Personal Property. Lender shall not be liable for
any diminution in value of the Premises caused by the absence of the Personal Property actually removed or by the need to replace the Personal Property after such removal. Landlord acknowledges Lender shall have no obligation to remove the Personal
Property from the Premises. 
 6. Status of Lease. Landlord certifies that: (i) the Lease is in full force and effect,
(ii) no amendment has been made to the Lease, (iii) no default exists under the Lease, and (iv) rent and other charges have been paid to the extent payable and have not been prepaid more than one month in advance. Landlord further
certifies that no consent is required by any mortgagee of the Premises as a condition precedent to Landlord executing this Agreement. 
 7.
Notices under Lease. Landlord shall simultaneously deliver copies of any notices to Tenant with respect to an event of default or an election by Landlord to terminate the Lease to Lender at the same time and in the same manner as the notice
given by Landlord to Tenant, addressed to Lender at its address set forth hereinbelow or such other address that Lender may have subsequently furnished to Landlord. Any notice of default shall state the nature of the default and shall specify the
amounts of rent or other payments herein provided for that are claimed to be in default. Lender shall also be given notice of any arbitration or other proceeding or dispute between Landlord and Tenant. Further, Lender shall receive notice, and a
copy, of any award or decision made in such arbitration or other proceeding. Notices to Lender shall be sent to its address at Deutsche Bank Trust Company Americas, 90 Hudson Street, Sixth Floor, Jersey City, New York 07302, Attention: Shirley
Subianto. 
 8. Default and Cure Rights. In the event of a default by Tenant under the Lease, Landlord shall accept any curative acts
undertaken by or at the instigation of Lender in accordance with the terms of this Agreement as if they had been undertaken by Tenant. 
 9.
Lender’s Rights upon Lease Termination. If Landlord shall elect to terminate the Lease by reason of any default of Tenant, Lender shall have the following rights (exercisable in Lender’s sole discretion): 

 (a) to nullify any notice of termination by curing such default prior to the effective
date of termination; and 
 (b) to postpone and extend the specified date for such termination as fixed by Landlord in its
notice of termination, for a period of not more than sixty (60) days, provided that Lender shall agree with Landlord (by giving a notice to that effect to Landlord) before the effective date of termination, to accomplish the following within
the times hereinafter provided and shall, in fact, accomplish the following in a timely manner: 
 (i) cure or cause to be
cured within thirty (30) days of such notice any then-existing monetary defaults of which Lender has knowledge; 
 (ii)
pay or cause to be paid during such 60-day period any rent and other monetary obligations of Tenant under the Lease, as the same fall due; 
 (iii) promptly cure or cause to be cured any other defaults that Lender can cure and of which Lender has knowledge; 
 (iv) take steps to acquire or sell Tenant’s interest in the Lease provided that the time period for commencement of such steps shall be extended one day for each day that Lender is under any statutory or judicial
restraint precluding the taking of such steps; and 
 (v) prosecute to completion with reasonable diligence the steps
commenced pursuant to the preceding clause. 
 If, at the end of such 60-day period, as it may be extended as aforesaid, Lender shall be
actively engaged in steps to acquire or sell Tenant’s interest in the Lease and is in compliance with the other conditions set forth in clauses (i) through (iii) above, the time for completion of such steps shall be further extended
upon the same conditions for such period not to exceed thirty (30) days as shall be reasonably necessary to complete such steps with reasonable diligence. If Tenant’s interest is acquired or sold by foreclosure of the Mortgage or otherwise
during such 60-day period, as it may be extended as aforesaid, the intended termination of the Lease by Landlord under the aforesaid notice will be automatically nullified, and the Lease will continue as if said notice of termination had never been
given. 
 10. Assignment. Should Lender acquire Tenant’s interest in the Lease, whether by entering into a new lease pursuant to
Section 12 hereof, by reason of Lender’s exercise of its security interest in the stock of Tenant or Tenant’s parent or affiliated company, or otherwise, Landlord prospectively consents thereto. Lender, after acquiring Tenant’s
interest in the Lease, may not assign the Lease, except as otherwise provided in the Lease, without the prior written consent of Landlord which consent will not be unreasonably withheld, conditioned or delayed. If Landlord consents to the assignment
by Lender after review of the financial statements of a proposed assignee, then Lender shall thereupon be released from all liability as Tenant under the Lease from and after the date of such assignment. 

 11. Extension Options. If Tenant fails to exercise an option, if any, to extend the term of the
Lease within the time period set forth therein for such exercise, then such extension option shall not expire until: (a) Landlord has given Lender written notice of such failure to exercise; and (b) Lender has failed for a period of
fifteen (15) days following its receipt of such notice to exercise the extension option. Landlord agrees to accept the exercise of an extension option by Lender within such period. 
 12. New Lease. If the Lease, without the consent of Lender, is terminated for any reason before the end of its stated term, as such stated term
may be extended, then Landlord shall, upon written request from Lender made within forty five (45) days after such termination, enter into a new lease of the Premises with Lender. The new lease shall be on the same terms and conditions as the
Lease (including without limitation any rights or options to extend the terms of the lease or acquire the Premises) and shall have the same priority as the Lease. Landlord’s obligation to enter into such a new lease shall be conditioned upon
the following: (a) Lender shall have cured all monetary defaults and commenced, and diligently prosecuted, the cure for all reasonably curable non-monetary defaults; and (b) Lender shall reimburse Landlord for all reasonable costs and
expenses incurred in entering into such new lease. 
 13. Amendment. The cancellation, surrender or amendment of the Lease by Tenant
shall not be effective as against Lender without the written consent of Lender. 
 14. Estoppel Certificate. Within fifteen
(15) days after written request therefor from Lender, Landlord shall deliver to Lender (and any other party identified by Lender) an estoppel certificate signed by Landlord in form reasonably designated by Lender that certifies as to:
(a) the rent payable under the Lease; (b) the term of the Lease and the rights of Tenant, if any, to extend the term of the Lease; (c) the nature of any defaults by Tenant alleged by Landlord; and (d) any other matters reasonably
requested by Lender. 
 15. Amendments. This Agreement may not be changed or terminated orally and is binding upon, and inures to the
benefit of, the parties hereto and each of their respective successors and assigns. Landlord will disclose the terms and provisions of this Agreement to any purchaser or successor to Landlord’s interest in the Premises. 
 16. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of Tennessee. 
 17. Counterparts. This Agreement may be executed in counterparts. 
 18. Credit Agreement. Lender may, without in any way affecting or limiting this Agreement, and without notice to Landlord, modify, supplement, restate (in whole or in part) or refinance the Credit Agreement.

 19. Prior Agreements. All prior agreements given by Landlord to Lender with respect to the Lease are superceded and replaced in
their entirety by this Agreement. 

 IN WITNESS WHEREOF, the parties hereto have duly executed and delivered this Agreement as of the day and
year first above-written. 
  

			
	LANDLORD:
	
	 A. L. DOUGHERTY-TENNESSEE II, LLC,
 an
Indiana limited liability company

		
	By:	 	  

	Name:	 	Phyllis K. Dougherty
	Title:	 	President
	
	COLLATERAL AGENT:
	
	DEUTSCHE BANK TRUST COMPANY AMERICAS, as Collateral Agent
		
	By:	 	  

	Name:	 	  

	Title:Consent To Assignment

 Exhibit 10.4 
 CONSENT TO ASSIGNMENT 
 CONSENT TO ASSIGNMENT (this “Consent”) is made as of the 8th day of
November, 1998 by and among JULIUS REALTY CORPORATION (the “Landlord”), UNITED STATES CAN COMPANY (“Assignor”) and TRENTON METAL DECORATING, INC. (“Assignee”). 
 WITNESSETH: 
 WHEREAS, Landlord and Assignor (as successor in interest to
Leary/Carroll, Inc., a New Jersey corporation which was successor in interest to Metal Litho International, Inc., a New Jersey corporation) are parties to that certain Lease dated December 19, 1988, as amended by that certain First Amendment to
Lease dated January 19, 1995, letter agreement dated January 19, 1995 and First Amendment to Lease dated May, 1998 (collectively, the “Lease”), covering premises located at 6 Litho Road, Lawrence Township, New Jersey (the
“Leased Premises”); 
 WHEREAS, the Assignor desires to assign the Lease to Assignee, and Assignee desire to accept such assignment
and assume the obligations of Assignor thereunder; 
 WHEREAS, Article 6 of the Lease requires Landlord’s consent to any assignment of
the Lease; and 
 NOW, THEREFORE, in consideration of certain covenants and agreements and for certain other valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Landlord, Assignee and Assignor hereby agree as follows: 
 1. A true and correct
copy of the Lease is attached hereto as Exhibit A and made a part hereof, and there are no other agreements, written or oral, between Landlord and Assignor with respect to the lease of the Leased Premises. 
 2. To the best of Landlord’s knowledge, Assignor has not assigned or sublet all or any portion of the Leased Premises, or permitted any person or
entity other than Assignor to use or occupy the Leased Premises, or any part thereof. 
 3. All rent and payments due and owing by the
Assignor to Landlord under the Lease have been paid in full as of the date hereof. No rent or any other payments have been paid by 

 
Assignor to Landlord in advance (except for the current month). Assignor has not deposited any security with Landlord, except such amount as set forth in the
Lease (if any), and Landlord (including any predecessor to Landlord) has not applied any portion of such security deposit (if any) to the payment of rent or any other amounts due and owing by Assignor to Landlord under the Lease. 
 4. Landlord hereby consents to the assignment of the Lease from Assignor to Assignee effective as of November 2, 1998 (the Transfer Date”).

 5. Neither the Assignment nor this consent thereto shall release or discharge Assignor from any liability under the Lease which may accrue
through and including the scheduled expiration date of the Lease on December 19, 2008, and Assignor shall remain liable and responsible for the full performance and observance of all of the provisions, covenants and conditions set forth in the
Lease on the part of Assignor to be performed and observed, including, without limitation, all amounts which may be due Landlord as permitted by and provided in the Lease. Any breach or violation of any provision of the Lease by Assignee shall be
deemed to be and shall constitute a default by Assignor in fulfilling such provision. In the event of a default under any of the terms of the Lease, Landlord shall have the right to proceed directly and immediately against Assignor without any
requirement that any action be brought against Assignee, and such proceeding is not to be deemed an irrevocable election of remedies. Assignor’s liability under the Lease shall in no way be affected by (a) the release or discharge of
Assignee in any creditors’, receivership, bankruptcy or other proceedings, (b) the impairment, limitation or modification of the liability of the Assignee or the estate of the Assignee in bankruptcy, or of any remedy for the enforcement of
the Assignee’s said liability under the Lease, resulting from the operation of any present or future provision of the Bankruptcy Code or other statute or from the decision in any court; (c) the rejection or disaffirmance of the Lease in
any such proceedings; (d) the assignment or transfer of the Lease by Assignee; (e) any disability or other defense of the Assignee, or (f) the cessation from any cause whatsoever of the liability of the Assignee. No delay on the part
of the Landlord in exercising any rights under the Lease against Assignee or failure to exercise the same shall operate as a waiver of such rights; no notice to or demand on the Assignor shall be deemed to be a waiver of the obligation of the
Assignor or of the right of the Landlord to take further action without notice or demand as provided under the Lease; nor in any event shall any modification or waiver of the provisions of the Lease be effective unless in writing signed by the party
against whom enforcement is sought nor shall any such waiver be applicable except in the specific instance for which given. 
 6. Assignor
and Assignee hereby agree that (i) Assignee shall assume absolutely and irrevocably all duties and obligations of Assignor as tenant under the Lease arising or accruing under the Lease from and after the Transfer Date, and (ii) Assignor
shall remain solely liable for all obligations arising or accruing under the Lease up to the Transfer Date. 
  

 -2- 

 7. Except as expressly provided herein, nothing contained in this Consent shall: 
 (a) be construed to modify, waive or affect (i) any of the provisions, covenants or conditions in the Lease, (ii) any of
tenant’s obligations under the Lease, or (iii) any rights or remedies of Landlord under the Lease or otherwise or to enlarge or increase Landlord’s obligations or tenant’s rights or obligations under the Lease or otherwise, or

 (b) be construed to waive any present or future breach or default on the part of Assignor under the Lease. In case of any
conflict between the provisions of this Consent and the provisions of the Assignment, the provisions of this Consent shall prevail unaffected by the Assignment. 
 8. This consent by Landlord shall not be construed as a consent by Landlord to any further assignment by Assignor or Assignee. 
 9. The liability of Assignor under the Lease shall not be released, discharged or in any way impaired by any amendment, modification, or extension of the Lease, nor shall Landlord have any obligations to provide
Assignor with notice of any such amendment, modification or extension; provided, however notwithstanding anything to the contrary contained herein, Assignor’s liability under the Lease shall not extend to any additional obligations of the
tenant under any extension, modification or amendment of the Lease (including any increases in the existing rent obligations or term extensions), it being the express understanding of Landlord and Assignor that the obligations of Assignor shall be
limited to the existing Lease obligations of the tenant under the Lease through the presently scheduled expiration date of the Lease on December 19, 2008. 
 10. Landlord and Assignor each certifies that, to the best of its knowledge, as of the effective date of this Consent neither Assignor nor Landlord is in default of the Lease, and no event or condition exists that
after the giving of notice or lapse of time or both, would constitute an event of default under the Lease. The Lease is in full force and effect and is enforceable in accordance with its terms. Assignor further certifies that to the best of
Assignor’s knowledge, Assignor has no claim, action or right of setoff against Landlord arising out of the Lease or the Assignor’s occupancy of the Leased Premises. 
  

 -3- 

 11. In accordance with Article 13 of the Lease, as amended by the First Amendment to Lease dated May,
1998, Assignor shall provide Landlord with a Letter of Non- Applicability or a letter from the New Jersey Department of Environmental Protection (“NJDEP”) indicating NJDEP’s approval of Assignor’s Remediation in Progress Waiver
Application under ISRA made in connection with Assignor’s transfer of the assets and the business operated at the Leased Premises or other evidence satisfactory to Landlord that Assignor has complied with all the requirements of ISRA in
connection with Assignor’s cessation of operations at the Leased Premises prior to the Transfer Date. 
 12. This Consent shall be
construed in accordance with the laws of the State of New Jersey, contains the entire agreement of the parties hereto with respect to the subject matter hereof and may not be changed or terminated orally or by course of conduct. 
 13. This Consent may be executed in one or more counterparts, each of which shall be deemed original, and all of which together shall constitute one and
the same instrument. 
 IN WITNESS WHEREOF, the Landlord, Assignor and Assignee have executed this Consent as of the as of the day and year
first above written. 
  

									
	ATTEST:	 		 	UNITED STATES CAN COMPANY	 	
					
	 /s/ (Illegible)
	 		 	By:	 	 /s/ (Illegible)
	 	
		 		 	Name:	 		 	
		 		 	Title:	 		 	
				
	ATTEST:	 		 	TRENTON METAL DECORATING, INC.	 	
					
	 /s/ (Illegible)
	 		 	By:	 	 /s/ (Illegible)
	 	
		 		 	Name:	 		 	
		 		 	Title:	 		 	
				
	ATTEST:	 		 	JULIUS REALTY CORPORATION	 	
					
	 /s/ (Illegible)
	 		 	By:	 	 /s/ James L. Flynn
	 	
		 		 	Name:	 	JAMES L. FLYNN	 	
		 		 	Title:	 	PRESIDENT	 	

  

 -4- 

 FIRST AMENDMENT TO LEASE 
 This First Amendment to Lease (this “Amendment”) dated as of May     , 1998, by and between JULIUS REALTY
CORPORATION, a New Jersey corporation, having an address at 582 Progress Street, Elizabeth, New Jersey 07201 (“Landlord”) and UNITED STATES CAN COMPANY, a
                     corporation, having an address at
                     (Tenant”). 
 WITNESSETH: 
 WHEREAS, Landlord and Leary/Carrol, Inc. entered into a Lease dated
December 19, 1988 (the “Original Lease”) covering premises located at 6 Litho Road, Lawrence Township, New Jersey, which premises are more fully described therein; and 
 WHEREAS, Leary/Carroll, Inc. assigned its interest in the Lease to Tenant on January 20, 1995; and 
 WHEREAS, Landlord and Tenant desire to, inter alia, extend the term of the Lease and amend the purchase option provided in the
Lease. 
 NOW, THEREFORE, in consideration of the sum of Ten and 00/100 Dollars ($10.00) and other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 
 1. All defined terms shall have the same meaning
in this Amendment as in the Lease unless otherwise defined. 
 2. All references to the “Lease” in the Original Lease and this
Amendment shall mean the as modified by this Amendment. 
 3. Section 1.02 of the Lease is hereby modified to provide that the term of
the Lease shall be extended for an additional ten (10) years and shall end, unless sooner terminated on December 19, 2008 (“Expiration Date”). 
 4. The first paragraph of Section 1.03 of the Lease is hereby deleted and replaced with the following: 
 Commencing on December 19, 1988 and continuing through and including December 31, 1998 Tenant shall pay Landlord annual fixed rent (“Fixed Rent”) in the amount of Four Hundred Fifty Thousands and 00/100 Dollars
($450,000.00) which Fixed Rent shall be absolutely net to Landlord and shall be payable in advance (without notice, deduction or setoff) in monthly installments of Thirty-Seven Thousand Five Hundred and 00/100 Dollars ($37,500.00) on the first day
of each month during the term. 

 Commencing with the January 1, 1999 payment of Fixed Rent, and in every year thereafter, on the
anniversary date of the Commencement Date of this Lease, and on each anniversary date of the Commencement Date thereafter (each, a “Rental Adjustment Date”), the Fixed Rent shall be increased in accordance with the increase in the United
State Department of Labor, Bureau of Labor Statistics, Consumer Price Index for All Urban Consumers (all items for the Philadelphia, Wilmington, Trenton area on the basis of 1982-1984 =100) (the “Index”) as follows: 
  

	 	(i)	The Fixed Rent (the “Comparison Fixed Rent”) in effect immediately before each Rental Adjustment Date shall be increased by the percentage that the Index has increased
from the date (the “Comparison Date”) on which payment of the Comparison Fixed Rent began through the date two (2) months prior to the month in which the applicable Rental Adjustment Date occurs. The Fixed Rent shall not be reduced by
reason of such computation. Landlord shall notify Tenant of each increase by a written statement which shall include the Index for the applicable Comparison Date, the Index for the date two (2) months prior to the applicable Rental Adjustment
Date, the percentage increase between those two Indices, and the new Base Rent. 

  

	 	(ii)	Tenant shall pay the new Base Rent from the applicable Rental Adjustment Date until the next Rental Adjustment Date. Landlord’s notice may be given after the applicable Rental
Adjustment Date of the increase, and Tenant shall pay Landlord the accrued rental adjustment of the months elapsed between the effective date of the increase and Landlord’s notice of such increase within ten (10) days after Landlord’s
notice. If the format or components of the Index are materially changed after the Commencement Date, Landlord shall substitute an index which is published by the Bureau of Labor Statistics or similar agency and which is most nearly equivalent to the
Index in effect on the Commencement Date. 

 Tenant shall pay and save Landlord harmless from and against all fees, costs,
taxes and assessments and payments in lieu thereof, utility charges, insurance premiums and expenses and obligations of every kind and nature whatsoever relating to the Demised Premises (except for those expenses which have been incurred as a result
of the direct actions of the Landlord unless the same have been incurred by Landlord due to Tenant’s breach or to the requirements of a governmental entity or third person or entity not a party to this Lease) which may become due during the
term of this Lease, and in the event of any nonpayment of any of the foregoing. Landlord shall have, in addition to all other rights and remedies, all, of the rights and remedies provided herein or by law in the case of nonpayment of Fixed Rent. All
Fixed Rent shall be paid, in lawful money of the United States of America, to Landlord at its office, or at such other place as Landlord may designate by notice to Tenant. 
 5. The following provision shall be added to the Lease as Section 6.08: 
 A sale, transfer, pledge, or hypothecation by Tenant of all or substantially all of its assets or all or substantially all of its stock, or if Tenant is a
publicly traded corporation, a merger of 

  

 -2- 

 
Tenant with another corporation or a sale of ten percent (10%) more of its stock or a sale of substantially all its assets, or the sale, transfer,
pledge, or hypothecation of fifty percent (50%) or more of the stock of Tenant if Tenant’s stock is not publicly traded; or the sale, transfer, pledge, or hypothecation of fifty percent (50%) or more of the beneficial ownership
interest in Tenant if Tenant is a partnership, without the prior written consent of Landlord, shall, in any of the foregoing cases and whether or not accomplished by one or more related or unrelated transactions, constitute a prohibited assignment
of this Lease. 
 6. Article 13 of the Lease is hereby modified to change all references to the “Environmental Cleanup Responsibility
Act” to the “Industrial Site Recovery Act” and all references to “ECRA” to “ISRA.” 
 7. Article 13 of the
Lease is further modified to include the following provisions: 
 If an event or circumstance resulting from or caused by Tenant’s
actions or Tenant’s use or occupancy of the Demised Premises (specifically including Tenant’s acquisition of the Demised Premises, the termination of the Lease, Tenant’s cessation of operations at the Demised Premises or a change in
the ownership or control of Tenant) which may result in the application of ISRA to the Demised Premises occurs after the Commencement Date, Tenant shall apply for and obtain from the NJDEP a Letter of Non-Applicability (“LNA”) stating that
the Demised Premises is not an “industrial establishment” as such term is defined under ISRA. In the event Tenant does not obtain a LNA from the NJDEP, Tenant shall take all steps necessary to achieve compliance with ISRA with respect to
such event, circumstance or transaction. Tenant shall pay all costs and expenses associated with achieving compliance with ISRA. 
 Within
ten (10) days after written request by the Landlord or any mortgagee of Landlord, and, in any event, on each anniversary of the Commencement Date of the Term of this Lease, Tenant shall deliver to Landlord or Landlord’s mortgagee, as the
case may be, a duly executed and acknowledged affidavit of Tenant or Tenant’s chief executive officer, certifying: 
 (a)
The proper four digit Standard Industrial Classification number relating to Tenant’s then current use of the Demised Premises; and 
 (b) (i) that Tenant’s use of the Demised Premises does not involve and has not involved the generation, manufacture, refining, transportation, treatment, storage, handling, or disposal of petroleum products or
hazardous substances or wastes (as hazardous substances and hazardous wastes are defined in any Environmental Laws), all of the foregoing being hereinafter collectively referred to as the “Presence of Hazardous Substances,” or 

(ii) that Tenant’s use does involve or has involved the presence of Hazardous Substances, in which event, such affidavit shall
describe in detail that portion of Tenant’s operations which involves or has involved the Presence of Hazardous Substances. Said description shall identify each hazardous substance and describe the manner in which it is or 
  

 -3- 

 was generated, handled, manufactured, refined, transported, treated, stored, and or disposed of. Tenant
shall supply Landlord or Landlord’s mortgagee with such additional information relating to said Presence of Hazardous Substances as Landlord or Landlord’s mortgagee may request. 
 8. Section 27.01 of the Lease is hereby deleted and replaced with the following: 
 27.01 Provided that this Lease shall be in full force and effect and the Tenant shall have fully performed all of the terms and conditions hereof and
shall not be in default under the terms of this Lease, and no event shall have occurred which with the passage of time or the giving of notice or both would constitute a default, the Tenant shall have the option (the “Option”) at any time
during the term of this lease to purchase the Demised Premises on the terms and conditions contained herein. 
 The purchase price for the
Demised Premises shall be the greater of Four Million Five Hundred Thousand Dollars ($4,500,000.00) or the fair market value of the Demised Premises at the time Tenant exercises the Option as mutually determined by the parties using their best good
faith efforts at the time of the exercise of the Option hereunder. If the parties are unable to agree upon the fair market value of the Demised Premises within fifteen (15) days after the exercise of the Option, said fair market value shall be
determined by arbitration in the following manner. 
 (a) Landlord and Tenant shall each appoint one arbitrator who shall, by
profession, be an M.A. I. real estate appraiser, who shall have been active over the five (5) year period ending on the date of Tenant’s exercise of said option in the appraisal of commercial and industrial properties in the area of
Demised Premises. Each such arbitrator shall be appointed within twenty (20) days after the exercise of the option. 
 (b) The two arbitrators so appointed shall each, within fifteen (15) days of their respective date of the appointment, determine the fair market value of the Demised Premises and notify Landlord and Tenant thereof. If the appraisals
differ by five percent (5%) or less, the fair market value of the Demised Premises shall be determined by averaging the appraisals. 
 (c) If the appraisals differ by more than five percent (5%), the two arbitrators shall, within five (5) days of the date of the latest appraisal, agree upon and appoint a third arbitrator who shall be qualified
based upon the same criteria set forth hereinabove. 
 (d) The third arbitrator shall, within fifteen (15) days of the
appointment of the third arbitrator, reach a decision and notify Landlord and Tenant thereof. 
 (e) The fair market value of
the Demised Premises shall be determined by averaging the appraisals for the three arbitrators, ignoring for the purposes of such averaging any portion of the high and low appraisal which is more than ten (10%) percent in excess of or less than
the middle appraisal. 
  

 -8- 

 (f) If either Landlord or Tenant fails to appoint an arbitrator within the time period in
subparagraph (a) hereinabove, the arbitrator appointed by one of them shall reach a decision, notify Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord and Tenant. 
 (g) If the two arbitrators fail to agree upon and appoint a third arbitrator, such matter shall be forthwith submitted to arbitration
under the provisions of the American Arbitration Association. 
 (h) Each party shall pay for the cost of the its arbitrator
and the cost of the third arbitrator shall be paid by Landlord and Tenant equally. 
 9. Except as expressly provided herein, all other
terms, conditions, covenants, conditions and agreements as set forth in the Lease remain unchanged and in full force and effect. 
 10. This
Amendment may be executed in counterparts and once fully executed in counterparts, it shall be in full force and effect as if all parties hereto executed the same original. 
 11. This Agreement shall be governed by and construed in accordance with the laws of the State of New Jersey. 
 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed as of the day and year first above written. 
  

							
	ATTEST:	  	JULIUS REALTY CORPORATION
				
		 	 /s/ Scott K. Westphal
	  	By:	 	 /s/ James L. Flynn

	Name:	 	Scott K. Westphal	  	Name:	 	James L. Flynn
		 	Secty	  	Title:	 	President
		
	ATTEST/WITNESS:	  	UNITED STATES CAN COMPANY
				
		 	 /s/ Illegible
	  	By:	 	 /s/ Thomas J. Yurco

	Name:	 		  	Name:	 	Thomas J. Yurco
		 		  	Title:	 	Vice President Materials Management & Logistics

  

 -5- 

 JULIUS REALTY CORPORATION, a New Jersey corporation, 
 Landlord, 
 LEARY/CARROLL, INC., a New Jersey
corporation, 
 Tenant, 
 LEASE

 Dated: December 19, 1988 
 Premises: Lawrence Township 
 Mercer County, New Jersey 

 INDEX 
  

					
	 ARTICLE
	  	 	  	PAGE
			
	1	  	Demise, Premises, Term, Rents	  	1
			
	2	  	Use	  	7
			
	3	  	Condition of Demised Premises	  	8
			
	4	  	Subordination, Notice to Mortgages	  	9
			
	5	  	Quiet Enjoyment	  	13
			
	6	  	Assignment and Subletting	  	13
			
	7	  	Compliance with Laws and Requirements of Governmental Authorities	  	18
			
	8	  	Insurance	  	19
			
	9	  	Tenant’s Alterations	  	26
			
	10	  	Personal Property	  	28
			
	11	  	Repairs and Maintenance	  	29
			
	12	  	Utilities	  	30
			
	13	  	ECRA and Other Environmental Compliance	  	31
			
	14	  	Access	  	34
			
	15	  	Notice of Accidents	  	37
			
	16	  	Tenant’s indemnification of Landlord	  	37
			
	17	  	Destruction or Damage	  	38
			
	18	  	Condemnation	  	42
			
	19	  	Mechanics’ Liens	  	44
			
	20	  	Surrender	  	44
			
	21	  	Landlord’s Remedies in Event of Tenant’s Default or Bankruptcy	  	46

 LEASE (“Lease”) dated December 19, 1988, by and between JULIUS REALTY CORPORATION,
a New Jersey corporation, having offices at 582 Progress Street, Elizabeth, New Jersey 07201 (“Landlord”) and LEARY/CARROLL, INC., a New Jersey corporation with offices c/o NewCan Investments, Six Landmark Square, Suite 400, Stamford,
Connecticut 06901, Attn: Daniel R. Gresham (an amendment to the Certificate of Incorporation of Leary/Carroll, Inc. is being submitted on this date to the Office of the Secretary of State of New Jersey to change the name of the corporation to Metal
Litho International, Inc.) (“Tenant”). 
 WITNESSETH: 
 ARTICLE 1 
 DEMISE, PREMISES, TERM, RENTS 
 1.01. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, upon the terms hereinafter set forth, the lot, piece or parcel of land,
together with the improvements thereon (the “Building”) located at 6 Litho Road in the Township of Lawrence, County of Mercer and State of New Jersey, more particularly described in Exhibit A attached hereto and made a part hereof. Said
premises, together with all fixtures and equipment now or hereafter attached thereto (except items constituting referred to as the “Demised Premises”. 

 1.02. The tern of the Lease (“Term”) shall be for a period of ten (10) years, commencing
on December 19, 1988 (“Commencement Date”) and shall end, unless sooner terminated pursuant hereto or by law on December 19, 1998 (“Expiration Date”). 
 1.03. Tenant shall pay Landlord during the Term annual fixed rent (“Fixed Rent”), in the amount of FOUR HUNDRED FIFTY THOUSAND DOLLARS
($450,000.00) which Fixed Rent shall be absolutely net to Landlord and shall be payable in advance (without notice, deduction or setoff) in monthly installments of THIRTY- SEVEN THOUSAND FIVE HUNDRED DOLLARS ($37,500.00) on the first day of each
month during the Term commencing on December 1, 1988. Rent for the month of December, 1988 shall be prorated. Tenant shall pay and save Landlord harmless from and against all fees, costs, taxes and assessments and payments in lieu thereof,
utility charges, insurance premiums and expenses and obligations of every kind and nature whatsoever relating to the Demised Premises (except for those expenses which have been incurred as a result of the direct actions of the Landlord unless same
have been incurred by Landlord due to Tenant’s breach or to the requirements of a governmental entity or third person or entity not a party to this Lease) which may become due during the term of this Lease, and in the event of any nonpayment of
any of the foregoing, Landlord shall have, in addition to all other rights and remedies, all of the rights and remedies provided for herein or by law in the case 

  

 -2- 

 
of nonpayment of the Fixed Rent. All Fixed Rent shall be paid, in lawful money of the United States of America, to Landlord at its office, or at such other
place as Landlord may designate by notice to Tenant. 
 In addition to the Fixed Rent, Tenant shall pay as additional rent (“Additional
Rent”) all fees, costs or other sums of every kind and nature whatsoever relating to the Demised Premises (except for those fees which have been incurred as a result of the direct actions of the Landlord, unless the same have been incurred due
to Tenant’s breach or to the requirements of a governmental entity or third person or entity not a party to this Lease) which may arise or become due during the term of this Lease, including but not limited to, all Taxes (as hereafter defined)
and payments in lieu thereof, utility and other charges as described in Article 12 hereof. Operating Expenses (as hereafter defined), insurance premiums and expenses. In the event of nonpayment of any of the foregoing Landlord shall have, in
addition to all other rights and remedies, the same rights and remedies as for a default in the payment of Fixed Rent. 
 “Taxes”
shall mean all real estate taxes, assessments, sewer rents, water and other governmental impositions, other than federal income taxes payable by Landlord, which may be levied or imposed upon the Building and the land upon which it is situated
(“Land”), or which Landlord becomes obligated to pay under Section 

  

 -3- 

 
4.2 of the Installment Sale Agreement (as hereafter defined in Article 4) (except for expenses and fees, payable by Landlord under Section 10 of the
Bond Purchase Agreement (as defined in Article 4) which expenses Tenant will not be obligated to pay) or under any other Superior Mortgage (as defined in Article 4) or by reason of or in connection with the ownership, leasing, management, control or
operation of the Land or Building or of the fixtures, equipment or personal property located in or used in connection therewith (including any rental and mortgage taxes) and any governmental charges, however denominated, levied in lieu of any of the
foregoing. (Notwithstanding the above, any assessments shall be prorated over the life of the improvements for which the assessment was levied. Such useful life shall be determined by the authority installing the improvement. Tenant shall pay only
that portion falling due within the term of this Lease.) No provision, hereof shall be deemed to require. Tenant to pay municipal, state or federal income, capital levy, estate, succession, inheritance or corporate franchise taxes imposed upon
Landlord unless such taxes are reasonably deemed imposed in substitution for Taxes, and then only as if the Land and Building were the only property of Landlord and the income derived therefrom were Landlord’s sole income. 
 “Operating Expenses” shall mean all expenses incurred in connection with the operation, management, maintenance and repair of the Demised
Premises. 
  

 -4- 

 Tenant shall pay and discharge, as and when due and payable, and shall save Landlord harmless from and
against, all fees, costs or other sums constituting Additional Rent directly to the taxing authority, utility, supplier or other person or entity imposing the fee, cost or other sum. Tenant shall upon request of Landlord or any Superior Mortgagee
(as defined in Article 4) furnish to Landlord or to the Superior Mortgagee, prior to the date on which any such amount would become delinquent, official receipt of the appropriate taxing authority, utility, supplier or other person or entity
imposing the fee, cost or other sum, or other evidence satisfactory to Landlord or the Superior Mortgagee evidencing payment thereof. 
 1.04. On the execution of this Lease, Tenant shall deposit with the Landlord the sum of SEVENTY FIVE THOUSAND DOLLARS ($75,000.00), by regular check as security for the faithful performance by Tenant of the terms, provisions and conditions
of this Lease. It is agreed that in the event Tenant defaults in respect of any of the terns, provisions and conditions of this Lease, including but not limited to the payment of Fixed and Additional Rent as herein provided, Landlord may use, apply
or retain the whole or any part of the security so deposited to the extent required for the payment of any Fixed Rent, Additional Rent, assessments and levies or any other sum as to which Tenant 

  

 -5- 

 
is in default, or for any sum which Landlord may expand or may be required to expend by reason of Tenant’s default in respect of any the terms,
covenants and conditions of this Lease, including but not limited to, any damages or deficiency in the reletting of the Premises, whether such damages or deficiency accrued before or after summary proceedings or other re-entry by Landlord. In the
event of a sale of the Premises, Landlord shall have the right to transfer the security to the new owner or Landlord, and Landlord shall thereupon be released by Tenant from all liability for the return of such security and Tenant agrees to look to
the new Landlord solely for the return of said security provided the new owner or Landlord attorns to the Lease; and it is agreed that the provisions hereof shall apply to every transfer or assignment made of the security to a new Landlord. Tenant
further covenants that it will not assign or encumber or attempt to assign or encumber the monies deposited herein as security and that neither Landlord nor its successors nor assigns shall be bound by such assignment, encumbrance, attempted
assignment or attempted encumbrance. Tenant agrees that Landlord shall hold the security in its regular accounts and shall not be obligated to segregate such security nor shall such security be held in an interest bearing account. 
  

 -6- 

 ARTICLE 2 
 USE 
 2.01. Tenant may use and occupy the Demised Premises for manufacturing and general office
purposes. It shall not use or allow the Demised Premises or any part thereof to be used or occupied for any unlawful purpose or in violation of any Certificate of Occupancy or certificate of compliance covering or affecting the use of the Demised
Premises or any part thereof, or so long as the Installment Sale Agreement remains in effect, so as to violate Section 7.10 thereof which Section requires that the Landlord comply with the New Jersey Economic Development Authority Act (the
“Act”) and that the Building be operated and maintained so as to foster and promote opportunities for gainful employment of the inhabitants of the State of New Jersey and that the Improvement will be operated as an Authorized Project (as
defined in the Act). Landlord and Tenant have submitted this Lease to the New Jersey Economic Development Authority and to the Trustee as required by Section 8.1(b) of the Installment Sale Agreement. To the best of Landlord’s knowledge,
this Lease does not violate the terms of the Installment Sale Agreement. Tenant expressly agrees that it shall maintain and operate the Demised Premises so as to foster and promote opportunities for gainful employment of the inhabitants of the State
of New Jersey and shall operate the 
  

 -7- 

 
Demised Premises as an Authorized Project. Tenant shall not suffer any act to be done or any condition to exist on the Demised Premises or any part thereof
which may, in law, constitute a nuisance, public or private, or which may make void or voidable any insurance with respect thereto, and Tenant shall not suffer any article to be brought thereon which nay be dangerous unless safeguarded as required
by law. Tenant shall not do or suffer any waste or damage, disfigurement or injury to the Demised Premises. 
 ARTICLE 3 
 CONDITION OF DEMISED PREMISES 
 3.01. The
Demised Premises are leased to Tenant “as is” on the date hereof, subject to reasonable wear and tear, without representation or warranty, express or implied in fact or by law, by Landlord, and without recourse to Landlord as to the title
thereto, the nature, condition or usability thereof, or the use or uses to which the Demised Premises or any part thereof may be put. Landlord represents, however, that it is the beneficial owner of the Demised Premises and has the authority to
enter into this Lease. Except as expressly provided to the contrary in this Lease, the taking of possession by Tenant of the Demised Premises shall be conclusive evidence as against Tenant that the Demised Premises were in good and satisfactory
condition at the time such possession was taken. 
  

 -8- 

 3.02. Tenant covenants and agrees that it will, at its entire cost and expense, perform such work, make
such alterations and furnish and install such equipment as may be necessary to fit the Demised Premises for the use and occupancy thereof provided and permitted under Article 2 of this Lease (all of the aforedescribed work, alterations,
installations, etc., to be performed by Tenant herein referred to as “Tenant’s Work”), in order to obtain the appropriate building permits and Certificate of Occupancy, subject, however, to the provisions of Article 9. 
 ARTICLE 4 
 SUBORDINATION, NOTICE TO
MORTGAGEES 
 4.01. In addition to other terms defined herein, the following terms shall have the meanings set forth in this Article 4 unless
the context otherwise requires: 
 (a) “Authority” shall mean the New Jersey Economic Development Authority, a public body
corporate and politic constituting an instrumentality of the State of New Jersey exercising public and essential governmental functions and any body, board, authority, agency or other political subdivision or instrumentality of New Jersey which
shall hereafter succeed to the powers, duties and functions thereof. 
 (b) “Bond Purchase Agreement” shall mean the bond purchase
agreement entered into among the Authority, Landlord and Heritage Bank, N.A., as Purchaser. 
  

 -9- 

 (c) “Bonds” shall mean any of the bonds of the Authority authenticated and delivered under and
pursuant to the Indenture including the Bonds described in Section 202 of the Indenture, and any bonds issued in lieu of or substitution therefor. 
 (d) “Heritage Mortgage” shall mean a mortgage on Landlord’s interest in the Demised Premises made by Landlord to Heritage Bank, N.A. to secure a loan from Heritage Bank, N.A. to Landlord in the original
principal amount of $385,000. 
 (e) “Indenture” shall mean the Indenture of Mortgage and Trust, entered into between the
Authority and Heritage Bank, N.A., as Trustee, as the same may from time to time be amended, modified or supplemented by supplemental indentures in accordance with the terms of Article VIII and IX thereof. 
 (f) “Installment Sale Agreement” shall mean the installment sale agreement entered into between the Authority and Landlord. 
 4.02. The Lease shall be subject and subordinate to all mortgages and ground leases, including the Installment Sale Agreement and the Heritage Mortgage,
and any modifications, consolidations or extensions thereof, now or hereafter affecting the Land and/or the Building (all of such mortgages and leases 

  

 -10- 

 
being hereinafter collectively referred to as “Superior Mortgages”). Any future Superior Mortgages shall provide (or the holders of which or
landlords under which shall agree in writing) that so long as Tenant is not in default under the Lease, the holder of any such mortgage or the landlord under any such lease shall not terminate the Lease, disturb Tenant’s possession of the
Demised Premises, or join Tenant as a party to any foreclosure action or summary proceeding, and shall further provide that the Landlord, mortgagee or ground lessor, as the case may be, shall deliver to Tenant, at or prior to the time this Lease
becomes so subordinate, a written statement to the effect hereinbefore stated, in form reasonably satisfactory to Tenant. This Section shall be self-operative and no further instrument of subordination shall be required, but Tenant shall execute and
deliver any instrument in accordance with the foregoing confirming such subordination which Landlord or the holders of any Superior Mortgages (“Superior Mortgagees”) reasonably request. 
 4.03. In the event of any act or omission of Landlord by reason of which Tenant claims the right to terminate the Lease or the existence of a partial or
total eviction, Tenant shall not attempt to exercise any claimed right of termination until 
 (a) it has given notice of such act or
omission to all Superior Mortgagees whose names and addresses have been furnished to Tenant; and 
  

 -11- 

 (b) it has permitted such Superior Mortgagees a reasonable period, but in no event less than thirty
(30) days, within which to remedy such act or omission, and they have not done so. 
 4.04. If any Superior Mortgagee succeeds to
Landlord’s interest in the Lease, Tenant shall attorn to such Superior Mortgagee, if requested by the latter, and shall promptly execute and deliver any reasonably requested instrument confirming such attornment, again assuming that such
Superior Mortgagee will provide at or prior to such attainment a written non-disturbance agreement. 
 4.05. If a Superior Mortgagee or a
prospective mortgagee of the Land and/or the Building should require minor modifications in the Lease as a condition precedent to granting a mortgage or an extension of a Superior Mortgage, Tenant shall, if requested by Landlord, agree to such
modifications, provided they neither materially impair Tenant’s rights nor materially expand Tenant’s obligations hereunder. Any dispute as to such a request for modification shall be determined by arbitration as hereinafter provided.

 4.06. During the term hereof and so long as any Bonds remain Outstanding (as defined in the Indenture), Tenant shall duly and punctually
perform, observe and comply with, or cause to be performed, observed and complied with, each and every 

  

 -12- 

 
obligation of Landlord under any Superior Mortgage placed on the Demised Premises, and under all chattel mortgages, assignments of leases and other security
instruments delivered pursuant to any Superior Mortgage, to the end that no default, and no event which with the giving of notice by the Superior Mortgagee, or lapse of time, or both, would constitute a default shall occur under any Superior
Mortgage; provided, however, that nothing herein contained shall obligate Tenant to pay any installment of interest, principal or premium or any other sum or charge due under any Superior Mortgage. Landlord shall make all payments of principal,
interest or premium or any other sum or charge due under any Superior Mortgage in accordance with the terms and conditions set forth therein. 
 ARTICLE 5 
 QUIET ENJOYMENT 
 5.01. So long as Tenant performs its obligations under the Lease, it shall, subject to the provisions of the Lease, quietly have and enjoy the Demised Premises during the Term. 
 ARTICLE 6 
 ASSIGNMENT AND SUBLETTING 
 6.01. Tenant shall neither assign the Lease nor sublet all or any portion of the Demised Premises without Landlord’s prior consent, which Landlord
agrees shall not be unreasonably withheld or delayed. Landlord may withhold such consent if, in the reasonable exercise of its judgment, it determines that; 
  

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 (a) Landlord desires to recapture the Premises in which event Landlord shall notify Tenant of its
intention to terminate this Lease on a date (the “Termination Date”) which shall not be earlier than one (1) day before the effective date of the proposed assignment or subletting nor later than sixty (60) days after such
effective date. Tenant shall then vacate and surrender the Demised Premises on or before the Termination Date and the tern of this Lease shall end on the Termination Date as if it were the Expiration Date. It is expressly understood that in the
event Landlord recaptures the Premises in accordance with this paragraph, such action shall not terminate Tenant’s option to purchase the Premises pursuant to Article 27 hereunder. 
 (b) the proposed assignee or subtenant is not appropriate for the Building or in keeping with the character of its existing tenancies; 
 (c) the proposed assignee’s or subtenant’s occupancy will cause a density of traffic or make demands on Building services, maintenance or
facilities unreasonably in excess of those related to Tenant’s occupancy; 
 (d) the proposed assignee or subtenant is a tenant of and
is vacating premises in the Building or any other building owned by or through the persons constituting Landlord hereunder, or, if Landlord is a corporation, any affiliates, subsidiaries or the parent thereof; 
  

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 (e) the rental obligations of such assignee or subtenant would be less than Tenant’s rental
obligations hereunder; 
 (f) proposed subleasing is of less than fifty (50%) percent of the rentable area of the Demised Premises; or

 (g) Landlord has negotiated with the proposed assignee or subtenant within the period of six months preceding Tenant’s request for
consent. 
 6.02. Any request by Tenant for Landlord’s consent to an assignment of the Lease shall state the proposed assignee’s
business address and be accompanied by a copy of the proposed instrument of assignment (wherein the assignee assumes, jointly and severally with Tenant, the performance of Tenant’s obligations hereunder). Any proposed assignee of the Demised
Premises must agree to operate the Demised Premises in compliance with Section 7.10 of the Installment Sale Agreement (so long as Landlord remains obligated thereunder). 
 6.03. Any request by Tenant for Landlord’s consent to a sublease shall state the proposed subtenant’s business address and be accompanied by a
copy of the proposed instrument of sublease (wherein Tenant and the proposed subtenant agree that such sublease is subject to the Lease and such subtenant agrees that, if the Lease is terminated because of Tenant’s default, such 
  

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subtenant shall, at Landlord’s option, attorn to Landlord), together with a verified statement of all consideration, in any form, received or to be
received by Tenant for such sublease. Any proposed subtenant of the Demised Premises must agree to operate the Demised Premises in compliance with Section 7.10 of the Installment Sale Agreement (so long as Landlord remains obligated
thereunder). 
 6.04. Landlord’s consent to any assignment or sublease hereunder shall not be deemed a consent to any further proposed
assignment or sublease, which shall be governed by this Article. 
 6.05. If required by law, Tenant, at its expense, shall notify the
appropriate governmental authorities of any proposed assignment or sublease and obtain all necessary approvals as well as a new certificate of occupancy, if required. 
 6.06. Tenant shall reimburse Landlord for its reasonable expenses; including, without limitation, reasonable legal expenses and reasonable brokerage fees, if any, in connection with any proposed assignment or
sublease. 
 6.07. Landlord hereby consents to the pledge of Tenant’s leasehold interest in the Demised Premises to Brown Brothers
Harriman & Co., or any wholly-owned subsidiary thereof and to any other financial institutions to which Tenant may direct as security for financing to be obtained by Tenant. In the event Tenant shall default in any of the terms and
conditions of this 

  

 -16- 

 
Lease, Landlord shall give written notice thereof to Brown Brothers Harriman & Co., or any wholly-owned subsidiary thereof (“Tenant’s
Mortgagee”) and Tenant’s Mortgagee shall have the right (but not the obligation) to cure such default. Landlord shall not take any action with respect to such default under the Lease, including, without limitation, any action in order to
terminate, rescind or avoid the Lease for a period of ten (10) days after receipt of such written notice thereof by Tenant’s Mortgagee with respect to any such default capable of being cured by the payment of money and for a period of
thirty (30) days after receipt of such written notice thereof by Tenant’s Mortgagee with respect to any other such default. Landlord further agrees that in the event Tenant’s Mortgagee forecloses on its mortgage with Tenant or in the
event Tenant’s Mortgagee comes into possession or acquires Tenant’s leasehold interest in the Demised Premises as a result of the enforcement of foreclosure of its mortgage or note, or as a result of any other means, Landlord shall not
unreasonably withhold its consent to an assignment or sublease of the Demised Premises by Tenant’s Mortgagee provided Tenant’s Mortgagee otherwise complies with all terms and conditions of this Article 6, it being understood that under
such circumstances the term “Tenant” as used herein shall refer to Tenant’s Mortgagee. 
  

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 ARTICLE 7 
 COMPLIANCE WITH LAWS AND REQUIREMENTS 
 OF GOVERNMENTAL AUTHORITIES 
 7.01. Tenant shall give prompt notice to Landlord of any notice it receives of the violation of any law or ordinance or any requirement of a governmental
or quasi-governmental authority, including the New Jersey Fire Insurance Rating Organization or any similar body, and shall, at its expense, comply with all laws and requirements which impose any obligations on Landlord or Tenant 
 arising from or relating to (i) the manner in which Tenant conducts its business or uses its property therein, or (ii) the breach of any of Tenant’s
obligations hereunder. Landlord shall, at its expense, comply with all such laws and requirements which otherwise impose an obligation upon Landlord or Tenant with respect to the Building or the Demised Premises. 
 7.02. Tenant may, at its expense (and, if necessary, in the name of, but without expense to, Landlord), contest, by appropriate proceedings prosecuted
diligently and in good faith, the validity or applicability of any such law or requirement, including any real estate taxes or charges in lieu of taxes imposed by any governmental or taxing authority, with which Tenant is required to comply and may
defer compliance therewith pending the determination of such contest, provided that: 
 (a) Landlord shall not thereby be subjected to
criminal penalty or prosecution; 
  

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 (b) the Demised Premises, Land and/or Building shall not thereby subjected to forfeiture; 
 (c) Tenant obtains the written consent of the holders of Superior Mortgages; 
 (d) Tenant keeps Landlord advised of the status of such proceedings; and 
 (e) Tenant posts a bond for the payment thereof in such amount as Landlord may reasonably require. 
 Landlord shall, at Tenant’s request and expense, cooperate with Tenant in any such proceeding. 
 ARTICLE 8 
 INSURANCE 
 8.01. Tenant shall not violate,
or permit the violation of, any provision of any insurance policy covering the Building and shall not take or permit any action which would increase any insurance rate applicable to the Building or which would result in the refusal of insurance
carriers to insure the Building in amounts reasonably satisfactory to Landlord. 
 8.02. Tenant, at its sole cost and expense, shall,
throughout the entire term of this lease, keep the Building insured against loss or damage by fire and against loss or damage 

  

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things, coverage against so-called “occurrences”, such insurance to afford immediate protection at the date of commencement of the term hereof to
the limit of not less than $1,000,000 in respect of bodily injury or death to any one person, and to the limit of not less than $3,000,000 in respect of any one accident, and to the limit of not less than $1,000,000 for property damage, with not
more than $1,000 deductible, and such protection may continue at not less than the said limits until required to be changed by Landlord in writing by reason of changed economic conditions making such protection inadequate; 
 (b) Rental value insurance in an amount equal to one hundred percent (100%) of the total annual amount of rent and other charges payable hereunder;
and 
 (c) Such other insurance and in such amounts as may from time to time be required by Landlord or the Authority pursuant to
Section 5.10 of the Installment Sale Agreement against other insurable hazards 

  

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business in the State of New Jersey, which have been approved by Landlord, which approval shall not be unreasonably withheld. On or before the date of
commencement of the term of this lease, and thereafter not less than 15 days prior to the expiration dates of the expiring policies theretofore furnished pursuant to this Article, originals of the policies (or, in the case of liability insurance,
certificates of the insurers in from reasonably satisfactory to Landlord), accompanied by evidence satisfactory to Landlord of payment of the first installment of the premiums, shall be delivered by Tenant to Landlord; provided, however, that if the
originals of any such policies are required under the terms of any Superior Mortgage to be delivered to any Superior Mortgagee, Tenant shall cause the same to be done and shall in such case deliver to Landlord a copy of each policy so delivered,
together with an insurance company certificate or memorandum of such policy, in form reasonably satisfactory to Landlord. 
 8.05. Tenant
shall not take out separate insurance concurrent in form or contributing in the event of loss with that required in this Article to be furnished by, or which may be reasonably required to be furnished by, Tenant, unless Landlord and all Superior
Mortgagees are included therein as insureds, with loss payable as in this lease provided. Tenant shall immediately notify Landlord of the taking out of any such separate insurance and shall cause the policies therefor to be delivered as required in
Section 8.04 hereof. 
  

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 8.6. All policies of insurance provided for or contemplated by this Article shall name Landlord and
Tenant as the insureds or additional insureds, as their respective interests may appear. To the extent required by any Superior Mortgage, such policies shall also provide that losses thereunder shall be payable to said Superior Mortgagee.

 8.07. All policies of insurance provided for in this Article shall, to the extent obtainable, contain clauses or endorsements to the
effect: 
 (a) That no act or negligence of Tenant, or anyone acting for Tenant, or of any subtenant or occupant of the
Demised Premises, which might otherwise result in a forfeiture of such insurance or any part thereof shall in any way affect the validity or enforceability of such insurance insofar as Landlord, and, if any Superior Mortgage has been placed on the
Demised Premises, any Superior Mortgagee is concerned; and 
 (b) That such policies shall not be changed or cancelled without
at least 10 days prior written notice to Landlord and, if required under any Superior Mortgage, to any Superior Mortgagee; and 
  

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 (c) That neither Landlord nor, if any Superior Mortgage has been placed on the Demised
Premises, any Superior Mortgagee shall be liable for any premiums thereon or subject to any assessments thereunder. 
 8.08. Losses under
each policy of insurance provided for or contemplated by this Article shall be adjusted with the insurers and/or underwriters by Landlord, Tenant and, if required by any Superior Mortgages, any Superior Mortgagee. All costs and expenses of
collecting or recovering any insurance proceeds under such policies, including, but not limited to, any and all fees of attorneys, appraisers and adjusters, shall be paid by Tenant. 
 8.09. Notwithstanding anything contained in Section 8.01 through 8.08 above, so long as Landlord remains obligated under the Installment Sale
Agreement, Tenant shall be required to carry insurance with respect to the Demised Premises only in such amounts, insuring against such risks, with such companies, naming such additional insureds, and containing such other terms and conditions as
required of Landlord by Section 5.10 and 5.11 of the Installment Sale Agreement. 
  

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 ARTICLE 9 
 TENANT’S ALTERATIONS 
 9.01. Tenant may, with Landlord’s prior consent, which shall not be
unreasonably withheld or delayed, make non-structural interior alterations, additions, installations, substitutions, improvements and decorations (collectively, “Alterations”) in and to the Demised Premises, subject to the following
conditions: 
 (a) the Alterations shall be made, at Tenant’s expense, by contractors approved by Landlord (which approval shall not be
unreasonably withheld or delayed); 
 (b) no Alterations (regardless of the estimated cost thereof) shall be made in violation of the
provisions of the Installment Sale Agreement (so long as such Agreement remains in effect) or any other Superior Mortgage; 
 (c) the
Building’s appearance, value and structural strength shall not be affected; 
 (d) any Alterations which is reasonably estimated to
cost more than $5,000.00 shall be made in accordance with plans and specifications prepared by Tenant at its expense and approved by Landlord (which approval shall not be unreasonably withheld or delayed); 
 (e) Tenant, at its expense, shall first obtain all necessary governmental permits and authorizations and upon completion of the Alterations shall
procure a certificate of occupancy, if required; 
  

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 (f) Alterations shall be performed in compliance with all applicable laws, requirements of governmental
authorities having jurisdiction, and insurance requirements and in a workmanlike manner, using new materials and equipment at least equal in quality to the original Building installations; 
 (g) no Alteration shall unreasonably interfere with the construction, maintenance or operation of the Building (or interfere with the business
operations of any other tenant of the Building, if applicable) or cause any labor discord in the Building; 
 (h) the cost of Alterations
shall be so paid that the Land and Building remain free of liens. If any Alterations will, as reasonably estimated, entail a cost in excess of $5,000.00, Tenant shall post a surety company performance bond guaranteeing Landlord completion of the
Alterations free of liens; 
 (i) Tenant, at its expense, shall cause its contractors to maintain builder’s risk insurance and such
other insurance as is then customarily maintained for such work, of such types and in such limits as Landlord reasonably requires, as well as workmen’s compensation insurance, in statutory limits, all with insurers licensed by the State of New
Jersey; 
 (j) Tenant shall, promptly upon demand, furnish Landlord with such proof of compliance with this Article 10 as Landlord
reasonably requests; 
  

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 (k) upon completion of the Alteration, Tenant shall furnish Landlord with complete as-built sepia
drawings thereof; and 
 (l) upon termination of this Lease, at Landlord’s option, Tenant shall restore the Demised Premises to the
condition prior to installation of the Alteration. 
 ARTICLE 10 
 PERSONAL PROPERTY 
 10.01. All fixtures, equipment, improvements and appurtenances attached to or built into
the Demised Premises at the commencement of or during the Term, whether at Landlord’s or at Tenant’s expense, shall be deemed Landlord’s property and shall not be removed by Tenant, except as otherwise hereinafter provided.

 10.02. All movable paneling, partitions, lighting fixtures, special cabinet work and business and trade fixtures and office equipment
which are installed in the Demised Premises by Tenant without contribution by Landlord, and all furniture, furnishings and other articles of movable personal property owned by Tenant and located in the Demised Premises, (all of which are herein
referred to as “Tenant’s Property”) shall belong to Tenant, may be removed by Tenant at any time during the Term, and shall be 

  

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removed by Tenant at the end of the Term, except for Tenant’s initial installations. Tenant shall repair any damage resulting from such removal.

 10.03. Any item of Tenant’s Property not so removed may, at Landlord’s option, be deemed abandoned and either retained by
Landlord as its property, or disposed of, without accountability, in such manner as Landlord determines. 
 ARTICLE 11 
 REPAIRS AND MAINTENANCE 
 11.01. During the
term of this lease Tenant agrees that it will keep the Demised Premises in good and safe operating order and condition, ordinary wear and tear excepted. Tenant shall be solely responsible for making all replacements and repairs to the Demised
Premises, whether ordinary, extraordinary, structural or nonstructural (including but not limited to the roof and other structural repairs), foreseen or unforeseen which are necessary or required to maintain the Demised Premises and insure that the
security for the Bonds shall not be adversely affected. Tenant shall, at its own sole cost and expense, keep the sidewalks, curbs, entrances, passageways, parking spaces and areas adjoining or appurtenant to the Demised Premises in a clean and
orderly condition, free of snow, ice, rubbish and obstructions. 
 11.02. Landlord shall not be liable to Tenant nor shall 

  

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the Fixed Rent or Additional Rent be diminished or abated because of any inconvenience, annoyance, interruption or injury to business arising from the making
of the repairs, storing material or performing any work in the Demised Premises or Building and the same shall not constitute an eviction. 
 ARTICLE 12 
 UTILITIES 
 12.01. Tenant shall make application for and arrange for and pay or cause to be paid all charges for gas, water, electricity, light, heat, power, telephone, sewer and other utility services used, rendered or supplied upon or in connection
with the Demised Premises. Tenant shall indemnify and save Landlord harmless from and against any liability or charges on account thereof. 
 12.02. Tenant may utilize the then existing building system utility facilities, feeders, risers and wiring. All meters and additional panel boards, feeders, risers, wiring and other conductors and equipment which may be required to obtain
electrical energy and other utilities directly from the public utility shall be installed by Tenant at its own expense. If Tenant desires to install any equipment which shall exceed the capacity of any utility facilities or which shall require
additional utility facilities, Tenant must obtain the prior 

  

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written approval of Landlord of Tenant’s plans and specifications therefor. If such installation is approved by Landlord, Tenant shall pay the cost of
providing such additional utility facilities or utility facilities of greater capacity. Tenant shall in no event use any of the utility facilities in any way which shall overload or overburden the utility systems. 
 12.03. In case any utility charges are not paid by Tenant when due, Landlord may pay the utility charges which could become a lien on the property to the
utility company or department furnishing the utility service, and any amounts so paid by Landlord shall be paid by Tenant to Landlord immediately upon demand by Landlord. 
 12.04. Tenant hereby releases Landlord from any liability for any loss or damage sustained by Tenant should the furnishing of any utility or any other services to the Demised Premises (whether or not furnished by
Landlord) be interrupted, reduced or altered by the making of repairs or improvements, the nonpayment of the charges for such services or any other cause which would constitute an Unavoidable Delay as defined in Article 29. 
 ARTICLE 13 
 ECRA AND OTHER ENVIRONMENTAL
COMPLIANCE 
 13.01. In addition to Tenant’s obligations pursuant to 

  

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Article 7, Tenant shall, at Tenant’s own expense, comply with any and all legislation, rules and regulations in effect as of the date hereof and
subsequent thereto relating to the environment, including but not limited to, the Environmental Cleanup Responsibility Act, N.J.S.A. 13:lK-6 et seq. (“ECRA”), the Comprehensive Environmental Response, Compensation &
Liability Act, 42 U.S.C. §9601 et seq. (“CERCLA”), the Spill Compensation and Control Act, N.J.S.A. 58:10-23.11 et seq. (“Spill Act”) and the Air Pollution Control Act (1954), N.J.S.A. 26:2C-1 et seq.
(“Pollution Act”) and any and all amendments thereto and the regulations and orders promulgated thereunder. Landlord and Tenant acknowledge that Landlord has filed a General Information Submission (“GIS”) and a Site Evaluation
Submission (“SES”) for the property pursuant to ECRA. Landlord has also applied for and has received and entered into an Administrative Consent Order dated November 21, 1988 (“ACO”) with the New Jersey Department of
Environmental Protection (“NJDEP”) pursuant to which the cleanup of the site will occur and has posted the requisite financial assurance with NJDEP guaranteeing the cleanup of the site. Landlord assumes full responsibility for compliance
with its obligations under the ACO. From and after the date hereof, Tenant shall, at Tenant’s own expense, make all submissions to, provide all information to, and comply with all requirements of, the Industrial Site Evaluation Element
(“the ISEE”) of NJDEP or any other governmental entity. 
  

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 Once Landlord has fulfilled its obligations pursuant to the ACO and has cleaned up the property to the satisfaction of
NJDEP, should the ISEE or any other division of NJDEP or any other governmental entity determine that a cleanup plan be prepared or that any other action be taken and that a cleanup of the Demised Premises or other action be undertaken, then Tenant
shall, at Tenant’s own expense, prepare and submit the required plans and financial assurances, carry out the approved plans or required actions and obtain all requisite approvals or consents of applicable governmental entities (unless it can
be demonstrated that the cause of the cleanup occurred prior to the initiation of the Term of the Lease). Tenant’s obligations under this Article shall arise if there is a “closing, terminating or transferring” of operations (as such
ten is defined in ECRA) or if any other triggering event or activity occurs which falls under the purview of the statutes hereinbefore referred, including but not limited a transfer of ownership resulting from Tenant’s exercise of its option to
purchase the Demised Premises as set forth in Article 27 hereof. 
 13.02. At no expense to Landlord, Tenant shall, in addition to the
foregoing, promptly provide all information requested by Landlord for preparation of non-applicability affidavits or otherwise related to Tenant’s obligations hereunder. Tenant shall promptly sign such affidavits when requested by 

  

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Landlord. Tenant shall indemnify, defend and save harmless Landlord from and against all fines, suits, procedures, claims and actions of any kind arising out
of or in any way connected with any spills or discharges of hazardous substances or wastes in or about the Demised Premises which occur during the term of this Lease; and from all fines, suits, procedures, claims and actions of any kind or nature
arising out of Tenant’s failure to provide all information, make all submissions and take all actions required by the ISEE or any other division of NJDEP or any other governmental entity. Tenant’s obligations and liabilities under this
Article shall survive the expiration of the lease term and shall continue so long as Landlord remains responsible for the cleanup of any spills or discharges of hazardous substances or wastes in or about the Demised Premises which occur during the
term of this Lease or for any other fines, suits, proceedings claims or actions of any kind or nature whatsoever arising out of Tenant’s failure to provide all information, make all submissions or take all actions required by the ISEE, any
other division of NJDEP or any other governmental entity. Tenant’s failure to abide by the terms of this Article shall be restrainable by injunction. 
 ARTICLE 14 
 ACCESS 
 14.01. Landlord and its authorized representatives may 

  

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enter the Demised Premises between 8:00 a.m. and 6:00 p.m., prevailing time on business days from Monday through Friday (“Business Hours”) for
inspection or exhibiting to Superior Mortgages or to prospective purchasers or mortgages of the Building and, during the last twelve months of the Term, to prospective tenants of the Demised Premises, provided that Landlord does not interfere with
the normal operations of Tenant’s business. Landlord shall give Tenant reasonable advance notice of any such entry. 
 14.02. Landlord
and its authorized representatives may enter the Demised Premises at any time to inspect, make repairs to or installations in the Demised Premises or any Building system or facility and to perform any work therein that may be necessary in case of
emergency or by reason of Tenant’s failure to make such repairs or perform any such work or to commence the same for thirty (30) days after notice from Landlord or to cure any event of Default (as hereinafter defined) and may, in such
event, store within the Demised Premises any necessary equipment and materials. 
 In the event Landlord so enters the Demised Premises, it
shall, 
 (a) except in the case of emergency, give Tenant reasonable advance notice of such entry; 
 (b) so effect such repairs (except emergency repairs) and installations and store such equipment and materials 

  

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as to minimize, so far as practicable, interference with Tenant’s normal business operations (but Landlord shall not be obligated to effect such repairs
or installations before or after Business Hours); and 
 (c) with reasonable promptness, restore the portion of the Demised Premises
adversely affected by such repairs or installations. 
 14.03. Tenant shall permit the Authority, the Heritage Bank as Trustee and their duly
authorized agents at all reasonable times to enter upon and to examine and inspect the Demised Premises. Tenant further agrees that the Authority, the Trustee and their duly authorized agents shall have such rights of access to the Demised Premises
as may be reasonably necessary to cause to be completed the construction and installation provided for in Article IV of the Installment Sale Agreement, and thereafter for the proper maintenance of the Building in the event of failure by Tenant to
perform its obligations under this lease or the Landlord to perform its obligations under the Installment Sale Agreement. The Authority and the Trustee shall also be permitted, at all reasonable times, to inspect, examine and make copies of the
books and records, any and all accounts, data, and any and all documents of Tenant with respect to the Demised Premises reasonably deemed necessary to effectuate the purposes of the New Jersey Economic Development Authority Act. 
  

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 ARTICLE 15 
 NOTICE OF ACCIDENTS 
 15.01. Tenant shall promptly notify Landlord of 
 (a) any accident in or about the Demised Premises; 
 (b) any fire or other casualty (“Casualty”) occurring in or about the Demised Premises; 
 (c) all damage to or defects
in the Demised Premises for the repair of which Landlord is responsible; and 
 (d) all damage to or defects in any Building system or
facility in or about the Demised Premises. 
 ARTICLE 16 
 TENANT’S INDEMNIFICATION OF LANDLORD 
 16.01. Tenant shall indemnify and save Landlord harmless from
and against and shall reimburse Landlord for, all liabilities, obligations, damages, fines, penalties, claims, demands, costs, charges, judgments and expenses (including reasonable architects’ and attorneys’ fees) incurred by Landlord by
reason of 
 (a) any act undertaken by Tenant (or by Landlord to cure an Event of Default of Tenant); 
 (b) any negligence or tortious act on the part of Tenant, its agents, contractors, employees, licensees or invitees; 
  

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 (c) any injury or damage to any person or property occurring in or about the Demised Premises or any
part thereof, or any street, alley, sidewalk, curb, vault, passageway or space adjacent thereto which is not due to the fault of Landlord, its agents or contractors; 
 (d) any failure by Tenant to perform its obligations under the Lease; and 
 (e) any use, non-use,
possession, occupation, condition, operation, maintenance or management of the Demised Premises or any part thereof, or any street, alley, sidewalk, curb, vault, passageway or space adjacent thereto. 
 Nothing herein contained shall be deemed to require Tenant to indemnify Landlord with respect to any tortious act committed by Landlord, or with respect
to expenses incurred by Landlord which Tenant is not obligated’under the provisions of this Lease to pay or reimburse Landlord for or with respect to any duty of Landlord hereunder. 
 ARTICLE 17 
 DESTRUCTION OR DAMAGE 
 17.01. If the Demised Premises are damaged by fire or other casualty (“Casualty”), Tenant shall give immediate notice thereof to Landlord and
the Lease shall continue in full force, 

  

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sixty (60) days after the Casualty, specifying a date for the expiration of the Lease, which data shall not be more than thirty (30) days after the
giving of such notice and, upon the specified date, the Term shall expire and Tenant shall vacate the Demised Premises, without prejudice, however, to Landlord’s rights against Tenant accruing prior to termination, and any Fixed Rent or
Additional Rent shall be paid up to the date of the Casualty or, if the Demised Premises have not been damaged or have been only partially damaged, then to the data of termination of the Lease, the Fixed Rent in such event to be paid in full or as
reduced, as the case may be. If Landlord does not serve a termination notice, and if the Demised Premises have been damaged, Landlord shall, with reasonable promptness, inform Tenant whether the necessary repairs to the Demised Premises can
reasonably be made within seven (7) months following the Casualty. If they cannot be so made, Tenant may elect to terminate the Lease by notice given within ten (10) business days after being informed by Landlord. If they can be so made or
if Tenant does not so elect, the Lease shall continue and Tenant shall demolish and remove the ruins and complete construction of a replacement building on the Demised Premises, at Tenant’s sole cost and expense (whether or not any insurance
proceeds are available or adequate for such purpose) within seven (7) months following the Casualty, subject to Unavoidable Delays and delays due to adjustment of insurance 
  

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claims. Such demolition, removal and construction shall be without cost, charge or expanse of any kind to the Landlord. The replacement building to be
constructed shall be as nearly as possible of a size, type and character equal to the Building so damaged or destroyed, and shall be of a cost not substantially less than the replacement value of the Building, as the same existed immediately prior
to such damage or destruction. Before commencing the construction of any replacement building, Tenant shall submit copies of the plans and specifications therefor to Landlord for Landlord’s approval, which Landlord agrees not to unreasonably
withhold or delay, and shall, if required under any Superior Mortgages, obtain the approval of such plans and specifications of the Superior Mortgagees. If by reason of any damage or destruction any sums are paid under any insurance policy, then
subject to the terms and provisions of any Superior Mortgages (including Section 6.3 of the Installment Sale Agreement and the Heritage Mortgage) such sums shall be disbursed upon satisfaction of such conditions as Landlord may impose in its
sole discretion. In any event, if Tenant is not restored to occupancy so that it may conduct the normal operations of its business in the Demised Premises within such seven (7)-month period, Tenant shall have the right to cancel this Lease by giving
Landlord notice (not later than thirty (30) days following such seven (7) - month period) of its intention to do so. If a Casualty results 

  

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from the fault of Tenant, its agents, contractors, employees or invitees, Tenant shall not be entitled to any abatement or reduction of rent, except to the
extent that Landlord receives the proceeds of rent interruption insurance in lieu of such rent. 
 ARTICLE 18 
 CONDEMNATION 
 18.01. If the Building or any
part thereof is condemned or conveyed to a condemning authority (“Condemnor”) under threat of condemnation (collectively, “Condemnation”), Landlord shall promptly notify Tenant thereof. If the Condemnation involves: 

(a) the entire Demised Premises, the Lease shall terminate on the date title vests in the Condemnor; or 
 (b) such portion of the Building and/or Land as, in Landlord’s reasonable judgment, renders uneconomic the utilization of the balance of the
Building and Land, Landlord may terminate the Lease by notice to Tenant within thirty (30) days after the date title vests in the Condemnor. 
 18.02. If a portion of the Demised Premises is condemned, as the result of which the balance of the Demised Premises cannot be reconstituted to enable Tenant to conduct its business substantially as theretofore (any dispute as to which
shall be determined by arbitration, as hereinafter provided), Tenant may terminate the Lease, by notice to Landlord within thirty (30) days 
  

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after the date title vests in the Condemnor. If Tenant does not so terminate the Lease, or if the partial taking does not prevent Tenant from conducting its
business substantially as theretofore, Tenant shall diligently proceed to perform such work as may be required to restore the balance of the Demised Premises to as near its former condition as practicable and, from the date title vests in the
Condemnor, the Fixed Rent, Additional Rent, Tenant’s Proportionate Share and Tenant’s Proportionate Share of Increase shall be proportionately reduced. 
 18.03. In the event of termination of the Lease under this Article, the Fixed Rent and Additional Rent shall be apportioned as of the effective date of termination and the parties shall have no liability for
subsequently accruing obligations. 
 18.04. Tenant hereby waives all rights to any award in Condemnation, including, without limitation,
rights arising from termination of all or any part of Tenant’s leasehold interest. Tenant may, however, file a separate claim for its fixtures (covered by Section 10.02) and relocation expenses and (provided Landlord is not prejudiced
thereby) for any resulting loss of business, but not for the value of the unexpired balance of the Term or leasehold interest. 
  

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 ARTICLE 19 
 MECHANICS’ LIENS 
 19.01. If any mechanic’s or other lien or order for the payment of money shall
be filed against the Demised Premises or the Building, or against Landlord as a result of actions of the Tenant or of third parties occurring during the term of this Lease (whether or not such lien or order is valid or enforceable), Tenant shall, at
its expense, cause the same to be canceled and discharged of record, by bonding or otherwise, within thirty (30) days after the date of filing thereof, and shall also indemnify and hold harmless Landlord from and against any and all costs,
expenses, claims, losses or damages, including reasonable attorneys’ fees, in connection therewith. 
 ARTICLE 20 
 SURRENDER 
 20.01. Upon the expiration of the
Term or any earlier termination of the Lease, Tenant shall remove Tenant’s Property and surrender the Demised Premises to Landlord free and clear of all liens and encumbrances, lettings and occupancies, in good condition, ordinary wear and tear
and damage from the elements or other casualty or from causes beyond Tenant’s reasonable control excepted. Notwithstanding the foregoing, Tenant shall not be required to deliver up the Demised Premises free of the following liens, encumbrances,
lettings and occupancies: 
 (a) Superior Mortgages, if any; 
  

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 (b) Any liens or encumbrances permitted by this Lease or consented to by Landlord,
including, but not limited to, Permitted Encumbrances (as defined in the Installment Sale Agreement); 
 (c) Any sublease or
other occupancy agreement, the continuation of which beyond the expiration or sooner termination of this Lease has been consented to in writing by Landlord; 
 If Tenant retains possession of the Demised Premises or any part thereof after the expiration of the Term without Landlord’s prior consent, Tenant (without prejudice to any of Landlord’s other rights and
remedies) shall pay Landlord an amount equal to double the immediately preceding Fixed Rent for the time Tenant thus remains in possession, and Tenant shall pay Landlord all Additional Rent for such period and damages, consequential and direct,
sustained by reason of Tenant’s retention of possession. If Tenant holds over due to the exercise of its option to purchase the Demised Premises as set forth in Article 27, the Fixed Rent shall not be doubled and Tenant shall not be liable for
damages as long as a settlement date acceptable to Landlord has been 
  

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scheduled, but rather Tenant shall pay to Landlord rent at the sane monthly rental in effect during the last month of the lease tern up to and including the
settlement date. 
 ARTICLE 21 
 LANDLORD’S REMEDIES IN EVENT OF 
 TENANT’S DEFAULT OR BANKRUPTCY 
 21.01. If any one or Bore of the following events (herein sometimes called “Events of Default”) occurs: 
 (a) If Tenant defaults in the payment of Fixed Rent or Additional Rent, when due. 
 (b) If Tenant defaults in the performance of any other obligation hereunder and such default continues for ten (10) days (or
appropriate shorter period in the event of an emergency) after receipt of written notice from Landlord to Tenant (except for a default, not involving, an emergency, which cannot diligently be cured within such ten (10)-day period and which is
diligently cured by Tenant within a suitable longer period); or 
 (c) If a petition in bankruptcy, insolvency, for a
reorganization or for the appointment of a receiver for all or any portion of Tenant’s property is filed against Tenant and is not discharged within sixty (60) days thereafter; or 

  

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 (d) If Tenant acquiesces in the appointment of such a receiver, files any such petition or makes an
assignment for the benefit of its creditors; Landlord, notwithstanding any other right or remedy it may have under the Lease, at law or in equity, may terminate the Lease, by notice to Tenant setting forth the basis therefor and effective not less
than five (5) days thereafter, whereupon the Lease shall terminate upon such effective date (with the same effect as if such date were the date fixed herein for the natural expiration of the Term), Tenant shall surrender the Demised Premises to
Landlord as herein provided, and Tenant shall have no further rights hereunder but shall remain liable as hereinafter provided. In such event, Landlord may, without further notice, enter the Demised Premises, repossess the same and dispossess Tenant
and all other persons and property therefrom. 
 2l.02. If Landlord so terminates the Lease, Tenant shall pay to Landlord, as damages sums
equal to the Fixed Rent and Additional Rent, at such times as they would have been payable if not for such termination of the Lease, less the net rents received by Landlord from any reletting, after deducting from the receipts therefrom all costs
incurred in connection with such termination and reletting (but Tenant shall not be entitled to receive any excess of such net rents over such sums). Nothing herein shall be construed as requiring or otherwise imposing an obligation upon Landlord to
relet the Demised Premises. 
  

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 Landlord may commence actions or proceedings from time to time to recover such damages or installments
thereof. No provision hereof shall be construed to preclude Landlord’s recovery from Tenant of any other damages to which Landlord nay be entitled under applicable law. 
 21.03. Tenant, on behalf of itself and all persons claiming through Tenant, including creditors, waives all rights, under present or future laws, to
repossess the Demised Premises. 
 21.04. Neither Landlord’s nor Tenant’s failure to insist upon the strict performance of the
other’s obligations hereunder or to exercise any remedy consequent upon a default, nor Landlord’s acceptance of any Fixed Rent or Additional Rent during the continuance of any default of Tenant (with or without knowledge thereof) shall
constitute a waiver of any such obligations or default. 
 21.05. Landlord’s remedies hereunder shall be cumulative and concurrent.

 21.06. Rent paid after the due date shall bear interest at twelve percent (12%) per annum (or at the then maximum lawful rate of
interest if less than twelve percent (12%) per annum), from the date due until the date paid. 
  

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 ARTICLE 22 
 LANDLORD’S AND TENANT’S RIGHT TO PERFORM 
 THE OTHER’S OBLIGATIONS 
 22.01. If Landlord or Tenant fails to perform any of its respective obligations hereunder (“Defaulting Party”) and such failure continues for
ten (10) days (or an appropriate shorter period in the event of an emergency) after notice thereof by the other party (“Performing Party”), the Performing Party may (but shall not be obligated to) perform such obligation, in which
event the cost of such performance, together with interest thereon at the maximum legal rate from the date of payment shall be reimbursed by the Defaulting Party to the Performing Party upon demand. The performance of such obligation shall not
constitute a waiver of any right or remedy of the Performing Party arising from such failure of the Defaulting Party. 
 ARTICLE 23

 NO BROKER 
 23.01. Landlord
and Tenant warrant and represent that they have not dealt with any broker, firm or salesperson, in connection with the Lease. 
 Should any
claim be made against Landlord by any broker, firm or salesperson for commissions in connection with the Lease, based on any acts of Tenant or its representatives, Tenant shall indemnify Landlord against all liability and expense (including 

  

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reasonable attorneys’ fees) incurred in connection therewith. Should any such claim be made against Tenant on account of any acts of Landlord or its
representatives, Landlord shall indemnify Tenant against all such liability and expense. 
 ARTICLE 24 
 ARBITRATION 
 24.01. Any dispute which the
Lease provides is to be determined by arbitration shall be determined by binding arbitration in the office of the American Arbitration Association closest in proximity to the Demised Premises, before three (3) arbitrators of the American
Arbitration Association, in accordance with its Rules then obtaining and judgment may be entered on the award of the arbitrator(s) in any court of competent jurisdiction. 
 24.02. The arbitrator(s) may only interpret and apply the terms of the Lease and may neither change such terms nor deprive either party to the Lease of any rights hereunder. 
 24.03. The expenses of arbitration shall be borne equally by Landlord and Tenant, except that each party shall pay its own counsel fees. 
 24.04. The existence of any dispute or the submission thereof to arbitration shall not affect or delay the performance by Tenant of its obligations under
the Lease. Tenant shall continue to pay all Fixed Rent and Additional Rent and shall make 

  

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any required deposits (as reasonably determined by Landlord, if necessary) without prejudice to Tenant’s rights; and, if required by reason of the
determination of the arbitrator(s), Landlord shall make any appropriate refund to Tenant. 
 ARTICLE 25 
 NOTICES 
 25.01. All notices, demands,
requests, approvals and consents hereunder (collectively, “Notices”) shall be in writing and shall be deemed to have been properly made or given if sent by registered or certified mail, return receipt requested, at the addresses set forth
above with copies to: 
 McCarter & English 
 Four Gateway Center 
 100 Mulberry Street 
 Newark, New Jersey 07102 
 Attention: John B.
Brescher, Jr., Esq. 
 and 
 Wills & O’Neill 
 10 Nassau Street 
 Princeton, New Jersey 08542 
 Attn: Peter M. O’Neill, Esq. 
 Either party may, by notice given pursuant to this Section, specify a different address. Notices shall be deemed to have been given as of the date on which they are
posted. Notices may be given by an attorney-at-law or other authorized agent on behalf of Landlord or Tenant with the same effect as if given by the party itself. 
  

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 of FOUR MILLION FIVE HUNDRED THOUSAND DOLLARS ($4,500,000.00). The purchase price to be paid to Landlord shall be a net
amount and shall not be reduced by any rents previously paid by Tenant to Landlord and each party shall pay its own respective expenses in connection with the transfer of title. The purchase price shall be paid by wire transfer, bank cashier’s
or certified check. 
 27.02. The Option shall be exercised if at all by written notice (“Option Notice”) addressed to Landlord
sent by registered or certified mail. Failure of Tenant to exercise the Option in the manner set forth above by the Expiration Date shall be deemed a waiver of Tenant’s rights to purchase the Demised Premises and as a decision by Tenant not to
exercise the Option herein granted. It is further agreed that in such event the Option shall not act as a cloud on title to the detriment of Landlord. 
 If Tenant exercises the Option in the manner set forth above, then settlement shall be made ninety (90) days from the date of receipt of the Option Notice by Landlord (or such later period as may be necessary to
receive all governmental or other approvals required for the conveyance of the Demised Premises) or such other date as Landlord and Tenant may agree. In the event settlement does not occur on or by the Expiration Date of this Lease, Tenant shall pay
to Landlord rent for said hold over period as set forth in Article 20 hereof. 
  

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 27.03. At settlement, the Demised Premises shall be conveyed to Tenant by Bargain and Sale with Covenant
as to Grantor’s Act Deed, free and clear of all liens and encumbrances, including without limitation, all liens or security Interests securing same, except as may be assumed by Tenant. In the event there is any mortgage on the Demised Premises
that can be assumed by Tenant, Tenant shall have the option to assume said mortgage and the purchase price shall be reduced by the amount of any such mortgage due and owing as of the date of conveyance. In addition, the Demised Premises must be
insurable at regular rates by any title insurance company authorized to do business in New Jersey. This Lease shall terminate as of the date of transfer of title from Landlord to Tenant. 
 27.04. Landlord and Tenant represent that no brokerage commission or fee shall be due upon the exercise of the Option. Should any claim be made against
Landlord by any broker firm or salesperson for any brokerage fees, charges or commissions incurred in connection with the exercise of the Option based on any acts of Tenant or its representatives, Tenant shall indemnify Landlord against all
liability and expense (including reasonable attorneys’ fees) incurred in connection therewith. Should any such claim be made against Tenant on account of any acts of Landlord or its representatives, Landlord shall indemnify Tenant against all
such liability and expense. 
  

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 ARTICLE 28 
 MISCELLANEOUS 
 28.01. Landlord shall not permit the existence of indebtedness in excess of $4,000,000.00 in
which the Demised Premises is used as collateral. 
 28.02. From time to time, Landlord, within twenty (20) days after a request from
Tenant, and Tenant, within twenty (20) days after a request from Landlord, shall execute and deliver to the requesting party a statement certifying (insofar as applicable) that (a) the Lease has not been modified and is in full force (or,
if there have been modifications, that the Lease is in full force as modified, and stating the modifications), (b) the date to which the Fixed Rent has been paid, (c) whether Tenant has exercised its option to purchase, (d) whether or
not, to the best of the knowledge of the party executing such statement, the requesting party is then in default in the performance of any of its obligations under the Lease and, if so, specifying each such default, and (e) whether any security
has been deposited by Tenant with Landlord, and, if so, the amount thereof. 
 28.03. The term “Landlord,” as used herein, shall
mean the Landlord named herein and any successor to its interest in the Building and/or Land. If Landlord assigns such interest and the 

  

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assignee assumes Landlord’s obligations hereunder, Landlord shall thereupon cease to be liable for any subsequently accruing obligations under the
Lease, which shall be the sole liability of the assignee of such interest. 
 28.04. Without limiting Article 6 hereof, the tern
“Tenant,” as used herein, shall mean the named Tenant hereunder and any permitted assignee of the Lease and/or permitted subtenant of all or any portion of the Demised Premises (but nothing herein provided shall be construed as creating
any relationship or privity between Landlord and any such subtenant). 
 28.05. The ten “Unavoidable Delays,” as used herein, shall
mean delays due to strikes, lock-outs, acts of God, shortages of labor or materials, governmental restrictions, enemy action, war, civil commotion, fire, unavoidable casualty, holding over by any existing tenant of the Demised Premises or similar
causes beyond the reasonable control of Landlord or Tenant, as the case may be. In the event of a holdover by an existing tenant, which prevents occupancy by Tenant under the Lease, Landlord shall use reasonable efforts to terminate such holdover.

 28.06. Landlord and Tenant hereby waive trial by jury in any action or proceeding or with respect to any counterclaim arising under or in
connection with the Lease. 
 28.07. The Lease shall be governed by the Laws of the State of New Jersey. 
  

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 28.08. The invalidity or unenforceability of any provision of the Lease in any instance shall have no
effect upon the validity or enforceability of the remainder of the Lease or the validity or enforceability of such provision in any other instance. 
 28.09. The Lease contains the entire agreement between the parties concerning the Demised Premises, and the parties ac knowledge that its execution has not been induced by any representation or warranty by Landlord or Tenant (or any
representative or broker) not set forth herein. 
 28.10. The Lease Bay be modified and the provisions hereof may be waived only by the
signed written agreement of the parties. 
 28.11. The Lease shall be binding upon and inure to the benefit of the parties and their
respective heirs, administrators, successor, executors and permitted assigns and shall be deemed to run with the Land. 
 28.12. The captions
herein are for convenience of reference only and shall not be deemed to define, limit or describe the scope or intendment of any provision of the Lease. 
 28.13. Tenant shall look solely to Landlord’s estate and property in the Land and Building (as the same may be subject to any ground leases or mortgages) for the enforcement of any judgment or decree requiring
the payment of money to Tenant by 

  

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reason of any default or breach by Landlord under the Lease. In no event shall there be any personal liability on the part of Landlord (or of any entities
comprising Landlord) beyond such estate and property and no other assets of Landlord (or of any constituent entity thereof) shall be subject to levy, execution, attachment or any other legal process. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed the Lease the date first above written. 
  

									
	ATTEST:	 		 	JULIUS REALTY CORPORATION	 	
					
	 /s/ (Illegible)
	 		 	By:	 	 /s/ James J. Westphal [L.S.]
	 	
		 		 	Name:	 	James J. Westphal	 	
	[SEAL]	 		 	Its:	 	President	 	
				
	ATTEST:	 		 	LEARY/CARROLL, INC.	 	
					
	 /s/ (Illegible)
	 		 	By:	 	 /s/ Daniel R. Gresham [L.S.]
	 	
		 		 	Name:	 	Daniel R. Gresham	 	
	[SEAL]	 		 	Its:	 	President	 	

  

 -58-

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